Docket Number: BE-210168-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL  OF                               DOCKET  NO.:  BE  210168-RO
           BEE GEE EXCELSIOR  MGMT.,  INC.     :   DRO  DOCKET  NO.:  031713
                              PETITIONER    :  Other Party:
        ------------------------------------X   Eurline   Mitchell,   Tenant

        On May 7, 1987, the above-named petitioner-owner  filed  a  Petition
        for Administrative Review against an order issued on April 22, 1987, 
        by the Rent Administrator at 10 Columbus Circle, New York, New York, 
        concerning the housing accommodations known as apartment  number  2L
        at 1829 Caton Avenue, Brooklyn, New York, wherein the  Administrator
        determined that the owner does provide and must maintain a room  air
        conditioner,  venetian  blinds,  window   screens,   laundry   room,
        incinerator, master TV antenna,  storage  room,  maintenance  and  a
        lobby attendant from 3 p.m. to 11 p.m.  

        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.

        On September 13, 1984, the tenant commenced the original  proceeding
        by filing with the Division a tenant's  objection  to  the  services
        registration statement filed by the owner.  The tenant alleged  that
        the owner  did  not  include  therein  a  number  of  apartment  and
        building-wide services.  Specifically the  tenant  stated  that  the
        owner had omitted a room air conditioner, window  screens,  venetian
        blinds, a laundry room,  incinerator,  master  TV  antenna,  storage
        room, building maintenance and a lobby attendant from 3 p.m.  to  11

        The owner failed to file an answer to the tenant's objection.

        On April 22, 1987 the District Rent Administrator issued an order in 
        which it amended the  registration  to  include  all  of  the  above
        services except for maintenance, which, the Administrator noted, the 
        owner was required to provide but which need not be registered.

        In the petition for Administrative Review, the owner states that  it
        does not provide an air conditioner, venetian blinds, window screens 
        or a storage room, and  the  lobby  attendant  is  from  4  p.m.  to

        The Commissioner is of the  opinion  that  the  Petition  should  be
        denied but that the Administrator's order should be modified.

        The owner's Petition contains no  explanation,  let  alone  a  valid
        excuse, for the owner's failure  to  answer  below.   Moreover,  the

          Docket Number: BE-210168-RO
        owner submits no evidence with its Petition.  The Petition rests  on
        bare allegations.  Therefore, the Commissioner finds that the  order
        below should be affirmed except in so far as  it  directs  that  the
        registration statement be amended to  include  a  statement  of  the
        specific hours during which the lobby attendant is on duty.   It  is
        inappropriate to establish the hours  for  the  lobby  attendant  in
        connection with an objection filed by one tenant,  especially  where
        the alleged discrepancy is one hour.  Tenants who are not parties to 
        this proceeding may want flexibility in the hours.  Indeed,  in  the
        future as conditions in and about the building may change, it may be 
        in the best interests of the tenants if the attendant is on duty  at
        hours other than 3 P.M. to 11 P.M.  Whether a change  in  the  hours
        occurred and whether it represents a decrease in services should  be
        addressed in a separate proceeding where all  the  issues  could  be
        addressed and parties represented.  Therefore,  the  specific  hours
        during which the service is provided need not be set  forth  in  the
        registration statement.

        The owner is reminded of its obligation  to  maintain  all  required
        services.  The tenant is reminded of her right to file  a  complaint
        and apply for  a  rent  reduction  based  on  a  decrease  in  those

        THEREFORE, pursuant to the Rent Stabilization Law and Code, it is

        ORDERED, that this Petition be, and the same hereby is,  denied  and
        that the Administrator's order be, and the same hereby is amended in 
        accordance with this order and opinion.


                                        ELLIOT SANDER
                                        Deputy Commissioner


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