ADM. REVIEW DOCKET NO.: BD-110434-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 NOS.:               
                                                 BD-110434-RT
                                                 BC-110212-RT
                                              :
                                                 DRO ORDER NO.:           
                                                 35292                      
             MITCHELL GOLDSTEIN
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                IN PART AND REMANDING PROCEEDING TO THE ADMINISTRATOR
                              FOR FURTHER CONSIDERATION

               The  above-named   petitioner   tenant   filed   duplicative
          Petitions for Administrative Review (PAR) inadvertently  assigned
          separate docket numbers, appealing an order issued  on  March  2,
          1987 by the  then  Rent  Administrator  located  at  10  Columbus
          Circle, New York  City,  concerning  the  housing  accommodations
          known as 271 Grand Central Parkway, Apt.  17,  Floral  Park,  New
          York, wherein the Administrator determined the tenant's objection 
          to the owner's rent and services registration.

               On appeal, the tenant questions the Administrator's findings 
          concerning the recreational facilities, heating  and  ventilation
          services, and the tenant's legal regulated rent.  The tenant also 
          asserts that the owner failed to register the  apartment's  alarm
          system, which the tenant claims was installed by the owner.  

               After careful consideration,  the  Commissioner  is  of  the
          opinion that the tenant's PAR should be granted in part  as  more
          fully set forth below.

               A search  of  Division  records  reveals  an  order  by  the
          Commissioner, under Docket NO. BD-110083-RO,  concerning  several
          housing accommodations in the complex,  remanding  the  issue  of
          recreational facilities to the Administrator to render a  uniform


          determination.  The proceedings established on remand under 
          Docket No. EA-110062 RP, remain open and pending.  
          Accordingly, the Commissioner deems it appropriate to  refer  the
          issue of recreational  facilities  for  consolidation  therewith.
           
               On remand, the Administrator shall also determine whether an 
          alarm system in the tenant's apartment was a service required  to
          be provided by the owner, as claimed by the tenant.   The  record






          ADM. REVIEW DOCKET NO.: BD-110434-RT
          presented was insufficient to resolve the issue.   

               Concerning  the  tenant's  allegation  of  lack   of   heat,
          ventilation and air conditioning,  the  Commissioner  notes  that
          Section 2520.6(r) of the  Rent  Stabilization  Code  requires  an
          owner to provide those services furnished, provided  or  required
          to be provided by law on the applicable base date or  thereafter.
          The tenant's claim that he incurs the cost  for  electricity  for
          operating  the  apartment's  equipment  does  not,   in   itself,
          constitute a lack of  service  or  a  reduction  from  base  date
          services.  Also, a tenant's objection is not the  proper  vehicle
          to allege a reduction of services.  This order is issued  without
          prejudice to the tenant's right to file a  complaint  alleging  a
          reduction of service or violation of  applicable  ordinances,  as
          the facts may warrant.      

               Concerning the tenant's claim  of  a  rent  overcharge,  the
          Commissioner notes that the Administrator's order set  forth  the
          applicable provisions of the Rent Stabilization Law and the  421A
          program but failed to resolve the tenant's charge that  the  rent
          the owner charged and  collected  exceeded  the  legal  regulated
          rent.  The tenant asserts at PAR that the owner had included  the
          annual 2.2% increases in the base rent both prior and  subsequent
          to 1982, and subjected these figures to guidelines increases,  in
          violation  of  applicable  regulations.   The   proceedings   are
          therefore remanded to  the  Administrator  also  to  process  the
          tenant's claim of a rent overcharge.   

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












               ORDERED, that the tenant's petition be granted to the effect 
          of remanding the proceedings for  further  consideration  of  the
          questions pertaining to recreational facilities, to  consider  if
          the apartment alarm system is a required service, and to consider 
          the tenant's claim of a rent overcharge, as provided above.

          ISSUED:







                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner






          ADM. REVIEW DOCKET NO.: BD-110434-RT




                                                    

    

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