BA 110432-RO

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: BA 110432-RO

                                                 DISTRICT RENT OFFICE
               103-25 68th Avenue,               DOCKET NO.: ZAA-100347-R
               Owner's Corp.,
                                                 TENANT:  Kurt   &   Frances
                                    PETITIONER               Rubel


          On January 7,  1987  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December 12, 1986 by the Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York concerning the  housing  accommodations
          known as 103-25 68th Avenue, Forest Hills,  New  York,  Apartment
          No. 7S, wherein the Rent Administrator determined that the  owner
          had overcharged the tenants.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions  of  Section  2520.6(r)  and  2526.1   of   the   Rent
          Stabilization Code.

          The issue herein is whether the Rent  Administrator's  order  was

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issue raised by the administrative appeal.  

          This proceeding was originally commenced in January, 1986 by  the
          filing of a rent overcharge complaint by the  tenants,  in  which
          they stated that they had their own dishwasher in their apartment 
          for seven years, and that the owner had begun  charging  a  $6.00
          per month increase for the dishwasher  in  the  middle  of  their
          previous lease.  The tenants enclosed  a  lease  rider  to  their
          October 1, 1983 to September 30, 1985 lease, signed  by  them  on
          April 24, 1985, which charged $6.00 for  permission  to  maintain
          and operate a dishwasher.  In answer to the complaint, the  owner
          stated that it had no knowledge of the  dishwasher  installation,
          in  violation  of  the  lease,  until  it  performed  a  physical
          inspection in April, 1985.
          In Order Number ZAA-100347-R the  Rent  Administrator  determined
          that, because the use of the dishwasher for seven years prior  to
          the owner's request for an additional  increase  had  made  it  a
          service deemed to be included in the rent and because  the  owner

          BA 110432-RO
          had waived its right to an increase for  granting  permission  to
          use it, the  tenants  had  been  overcharged  in  the  amount  of

          In this petition, the owner contends in substance that  there  is
          no rent overcharge in that it billed the tenants pursuant to  the
          lease rider.

          The Commissioner is of the opinion that this petition  should  be

          Section 2520.6(r) of the Rent Stabilization Code requires, in the 
          case where an apartment has  been  continuously  subject  to  the
          Rent Stabilization Law since at lease  June  30,  1971,  that  an
          owner continue to provide the services  in  effect  on   May  31,
          1968.  The tenants' lease in effect on this  services  base  date
          prohibited the installation of a  dishwasher.   This  prohibition
          was continued in later leases, so permission to use a  dishwasher
          was not a base date service.  The tenants did  not  contend  that
          the owner had knowledge of the existence of the dishwasher  prior
          to April, 1985, and the owner denied having any  such  knowledge,
          so it cannot be said that there was a waiver of the  prohibition.
          The owner's granting of  permission  in  1985  was  therefore  an
          increase in services, for which it was entitled  to  extra  rent.
          The Commissioner does not find a charge of $6.00 per month to  be
          excessive.  Accordingly, there was no overcharge.

          If the owner has already complied with the  Rent  Administrator's
          order and there are arrears due to the owner as a result  of  the
          instant determination, the tenants are permitted to pay  off  the
          arrears in six equal monthly installments.   Should  the  tenants
          vacate after the issuance of this order or have already  vacated,
          said arrears shall be payable immediately.

          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this petition for  administrative  review  be,  and
          the  same  hereby  is,  granted,  that  the  order  of  the  Rent
          Administrator be, and the same hereby  is,  revoked,  and  it  is
          found that no rent overcharge occurred.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


          BA 110432-RO


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