Docket Number: BJ-130133-RO
                                 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 130133-RO
                                            :  
             QUALITY & RUSKIN ASSOCIATES,      DRO DOCKET NO.: 52513     

                              PETITIONER    : 
        ------------------------------------X                           
          
                 ORDER AND OPINION GRANTING ADMINISTRATIVE APPEAL

        On  October  13,  1987,  the   above-named   petitioner   filed   an
        Administrative Appeal against an order issued on September 23,  1987
        by the District Rent Administrator, 10 Columbus  Circle,  New  York,
        New York, concerning  the  housing  accommodations  known  as  66-33
        Yellowstone Blvd., Forest Hills, New York, Apartment 5-G.

        The Administrative  Appeal  is  being  determined  pursuant  to  the
        provisions of 9 NYCRR 2528.2.

        The issue herein is whether the District Rent Administrator properly 
        determined  the  tenants'  objection  to   the   initial   apartment
        registration.

        A review of the record indicates that on November 7, 1984 the tenant 
        timely  filed  an   objection   to   the   apartment   rent/services
        registration wherein he stated, in pertinent part,  that  the  owner
        omitted the services of window screens and venetian blinds from  the
        registration and was incorrect  in  including  cooking  fuel  as  an
        owner-provided service as "I pay my own."

        On August 13, 1987, the Division  mailed  a  copy  of  the  tenant's
        objection to  the  owner  who  responded  on  August  28,  1987,  in
        pertinent part, that it will continue to maintain blinds and screens 
        where they exist, but it does not provide new  ones;  and  that  the
        registration was incorrect as to cooking fuel which is actually paid 
        for by the tenant.

        On September 23, 1987, the District Rent  Administrator  issued  the
        order appealed herein.   The  District  Rent  Administrator's  order
        amended the registration to reflect that the owner  provides  window
        screens, venetian blinds, and cooking fuel.

        It was noted in the order that the owner had failed to reply to  the
        tenant's objection and that in view of  such  failure,  the  factual
        allegations of the tenant's objection were deemed admitted.







          Docket Number: BJ-130133-RO
        On appeal, the petitioner-owner  alleges,  in  substance,  that  the
        tenant's objection was answered by the owner in August, 1987 (a copy 
        of the owner's answer, date-stamped as having been received  by  the
        Division on August 28, 1987 was submitted with the appeal); that the 
        owner mistakenly listed cooking fuel as an included service  on  the
        original registration;  that  the  owner  subsequently  amended  the
        registration to omit cooking fuel as an included service;  that  the
        tenant stated that he pays for his own cooking fuel on the objection 
        form; and that a similar question involving the provision of cooking 
        fuel was adjudicated by an order  issued  under  Docket  No.  52633,
        issued on September 29, 1987, wherein it  was  determined  that  the
        owner does not provide cooking  fuel  (a  copy  of  said  order  and
        determination was also submitted).

        After a careful consideration of the entire evidence of  record  the
        Commissioner is of the opinion that the administrative appeal should 
        be granted.

        It is apparent that the owner's answer of August 28,  1987  was  not
        made part of the record prior to the issuance of the  District  Rent
        Administrator's order of September 23,  1987.   The  record  clearly
        shows that the owner did timely respond and  the  reference  in  the
        District Rent  Administrator's  order  to  the  owner's  failure  to
        respond should be deleted.

        Furthermore,  it   appears   that   the   tenant's   objection   was
        misinterpreted with regard to cooking  fuel.   The  tenant  objected
        that the owner included cooking fuel  as  a  building-wide  provided
        service, when the tenant, in fact, pays for his  own  cooking  fuel.
        The owner acknowledged its error  and  omitted  cooking  fuel  as  a
        provided service in  subsequent  registrations.   In  addition,  the
        District  Rent  Administrator  determined  in   another   proceeding
        involving the subject building  that  the  owner  does  not  provide
        cooking fuel as a  building-wide  service.   The  reference  in  the
        instant order to the effect that the  owner  provides  cooking  fuel
        should also be deleted.

        The District Rent Administrator's finding that venetian  blinds  and
        window  screens  are  owner-provided  services   which   should   be
        registered has not been appealed and is hereby affirmed.

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

        ORDERED, that this administrative appeal be, and the same hereby is, 
        granted and that the order of the District  Rent  Administrator  be,
        and the same hereby is,  modified,  as  provided  hereinabove.   The
        order of the District Rent Administrator is hereby affirmed  in  all
        other respects.

        ISSUED:


                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner
    

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