Docket Number: BJ-110216-RT
                                 STATE OF NEW YORK
                     DIVISION OF HOUSING AND COMMUNITY RENEWAL
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        ------------------------------------X 
        IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
        APPEAL OF                              DOCKET NO.: BJ 110216-RT
                                            :  
             BALBINA DENNEHY,                  DRO DOCKET NO.: 049421     

                              PETITIONER    : 
        ------------------------------------X                           
          
              ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE 
                                  REVIEW, IN PART

        On September 25, 1987, the  above-named  petitioner-tenant  filed  a
        Petition for Administrative Review against an order issued on August 
        31, 1987, by the District Rent Administrator, concerning the housing 
        accommodations known as 255-63 75th Avenue,  Glen  Oaks,  New  York,
        Apartment B-51.  

        The appealed order of the District  Rent  Administrator  determined,
        inter alia, that the owner does provide and must maintain  a  stove,
        refrigerator, window shades, luggage room and  screens  and  ordered
        that the registration be amended to  include  these  services.   The
        order also noted that the owner was responsible for the  maintenance
        of window shades and garage spaces by virtue of earlier orders 
        (Docket Nos. 57577-B, 58299-B and 62622-B) dated July 8, 1985.

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

        On October 2, 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 
        services.  Specifically, the tenant stated that the owner omitted  a
        stove, refrigerator, shades, garage, linoleum,  toilet  seat,  light
        fixtures, screens, extermination  services,  and  a  master  antenna
        outlet as apartment services and electricity, storage  space,  front
        desk, exterior door locks, benches, exterior lighting, snow  removal
        and salting, security, landscaping, parking space ,  outside  water-
        spigots,  clotheslines,  and  community   rooms   as   building-wide
        services.   

        In answer to the tenant's objections, the owner furnished a copy  of
        the 1984  apartment  registration  for  the  subject  apartment  and
        asserted that  a  stove  and  refrigerator  are  provided  with  the
        apartment; electricity is not required  to  be  registered;  storage
        space outside  the  apartment  is  not  provided;  garages  are  the
        property of the co-op corporation; there is no front  desk  in  each
        building - but there is a centrally located management office in one 
        location; linoleum, toilet seat, fixtures, screens and  exterminator
        are provided with the apartment; and exterior door locks, benches, 
        parking,  community  rooms,  snow  removal,  security,  landscaping,






          Docket Number: BJ-110216-RT
        outside water spigots and clotheslines are provided by the co-op
        corporation for the common areas and are not required to  be  listed
        on the apartment registration.

        In the petition for administrative review, the tenant urges that the 
        Administrator's order should be amended to  include  all  the  items
        contained in the original objection form or  specify  which  do  not
        need to be listed because they are either required by  law  or  fall
        within the definition of normal maintenance.

        In answer to the  petition,  the  owner  contends  that  the  tenant
        receives all services required under the lease as well as those that 
        are mandated by the New York City Administrative Code and  the  Rent
        Stabilization Law and Code.   The  owner  adds  that  the  Apartment
        Registration Form was properly completed and the  tenant's  petition
        should be denied.

        The Commissioner is of the opinion that the tenant's petition should 
        be granted in part.

        According to Section 2528.1 of the Rent Stabilization Code, an owner 
        was required to register all housing accommodations subject  to  the
        Rent Stabilization Law on April 1,  1984  and  to  include  in  that
        registration all services provided for in the last lease or provided 
        or  required  to  be  provided  on  the  applicable  base  date   or
        thereafter.   No  service  may  be  discontinued  except  by  mutual
        agreement between the owner and the tenant and the approval  of  the
        Division with an appropriate adjustment in the rent.

        Required services are defined by Section 2520.6(r) of the  Code  and
        include ancillary services for which there is a separate charge.

        Applying these principles to the instant proceeding the Commissioner 
        finds  that  electricity  for  common   and   exterior   areas   and
        exterminator services are  required by law and did not  have  to  be
        listed on the registration.   Snow  removal,  salting,  landscaping,
        security and  a  front  desk  do  not  have  to  be  listed  on  the
        registration since  they  are  apartment  and  building  maintenance
        requirements.

        As for toilet seat, parking spaces, and community meeting rooms, the 
        owner has not  denied  that  there  are  services  provided  to  the
        apartment or building on the applicable base date.   The  fact  that
        some of them may be provided  by  the  co-op  corporation  does  not
        relieve the owner of the obligation to include these  items  on  the
        registration   and   to   assure   their   continued   availability.
        Accordingly, the registration should be  amended  to  reflect  these
        facts. 

        The owner has also not denied that  benches,  exterior  door  locks,
        linoleum, light fixtures in public areas, outside water spigots, and 
        clotheslines are provided.  However, because of the minor nature  of
        these items, the Commissioner finds that they  do  not  have  to  be
        specifically  listed  on  the  registration  statements.   They  are
        required services, though, and any attempt to eliminate these  items
        will be justification for a rent reduction application.   Any  prior
        orders issued by the Commissioner finding that these services had to 
        be registered were the result of the  owner's  attempt  to  disclaim
        liability for these items.  In order  to  be  consistent  with  this






          Docket Number: BJ-110216-RT
        order, the prior orders should be construed as  finding  that  these
        minor  services  are  required  to  be  provided  but  need  not  be
        registered.

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

        ORDERED, that this petition be and the same  hereby  is  granted  in
        part and the  Administrator's  order  be  and  the  same  hereby  is
        modified as provided hereinabove.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner




                                                   
    

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