ADM. APPEAL DOCKET NOS. BD 110578 RO & BD 110541 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 APPEAL
          APPEALS OF                             DOCKET NOS.              
                                                 BD 110578 RO
                                              :  BD 110541 RO
                                                 
                                                 D.R.O. DOCKET NOS.
                                                 044839                   
                                                 044738
                   NATHAN KATZ                    

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

          .ORDER AND OPINION GRANTING PETITIONS FOR ADMINISTRATIVE REVIEW,
                                       IN PART

               On April 7, 1987 and April 13, 1987, the above-named 
          petitioner-owner filed Administrative Appeals against orders issued 
          on March 3, 1987 and March 10, 1987 by the District Rent 
          Administrator, 92-31 Union Hall Street, Jamaica, New York, 
          concerning the housing accommodations known as 34-15 Parsons 
          Boulevard, Flushing, New York, apartments 7-S and 5-L.

               The Commissioner has consolidated these two petitions as they 
          involve common questions of law and fact.

               The issue herein is whether the District Rent Administrator 
          properly determined the services the owner is obligated to and does 
          provide to the tenants and whether the registration statement was 
          properly amended to reflect those services.

               The District Rent Administrator's orders, appealed herein, 
          determined that all services cited by the tenants are provided by 
          the owner and that window repairs, linoleum, gardening, 
          extermination, and maintenance are services that are normal 
          maintenance or required by law and should not be registered.  The 
          orders further provided that the registrations will be corrected to 
          include those services which must be listed and the tenants were 
          advised to file complaints with the New York State Division of 
          Housing if the owner failed to maintain services. 


















          ADM. APPEAL DOCKET NOS. BD 110578 RO & BD 110541 RO

               On appeal, the petitioner-owner asserted, inter alia, that the 
          District Rent Administrator misinterpreted some information 
          contained in his answer to the Tenants' Objections to the Rent/ 
          Service Registrations and that certain service items omitted from 
          the initial apartment registration forms were mere oversights and 
          that these oversights have since been corrected on the revised 
          apartment registration forms.  Additionally, the petitioner alleged 
          that screens and shades were never provided to the tenants and that 
          as to the master television antenna service, Home Box Office 
          provides the services to any subscribing tenant.  

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

               The proceedings before the District Rent Office were initiated 
          by the tenants on September 17, 1984, by the filing of objections 
          to the registration statements in which they listed numerous 
          services that the owner should be providing.

               The owner filed an answer to the tenants' objections stating, 
          inter alia, that stove, refrigerator, blinds, laundry room, trash 
          disposal/removal, maintenance service (3 full time employees, 1 
          part time employee), and recreational services are services 
          provided to the tenants.

               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.  However, a service continuously provided by an independent 
          contractor for which there is no common ownership between the 
          operator of such service and the owner is not subject to the 
          provisions of the Code.

               A review of the file reveals that the owner's answers filed 
          below conceded that he provided all those services claimed by the 
          tenants to be omitted from the registrations excepting screens, 
          shades, master television antenna, normal maintenance or those 
          services required by law. 



               Accordingly, the Commissioner finds that, in pertinent part, 
          the District Rent Administrator properly issued the orders below.






          ADM. APPEAL DOCKET NOS. BD 110578 RO & BD 110541 RO

               
               The owner is not required to delineate on the registration 
          statements those services categorized as normal maintenance; nor is 
          he required to specify those services required by law.  The owner 
          is required to include all those services provided for in the last 
          lease or provided or required to be provided on the applicable base 
          date or thereafter.

               The Commissioner further finds that the District Rent 
          Administrator properly decided all aspects of the tenants' 
          objections to the registrations, except with regard to the master 
          television antenna and the screens and shades.

               Regarding the master television antenna, the owner stated that 
          these services had always been supplied by an independent 
          contractor, and the tenants have not refuted such statement.  
          Accordingly, the Commissioner finds that since the base date or the 
          time the service was first provided, the master television antenna 
          has been provided by an independent contractor.  Therefore, this 
          service is not subject to the provisions of the Code and need not 
          be registered.   

               With respect to the owner's contention that screens and shades 
          were never provided to the tenants, the Commissioner further finds 
          that the District Rent Administrator erred by requiring this 
          service to be added to the registration statements.

               It is noted that the owner admitted below that he provides 
          blinds to the tenants.  On this basis, therefore, the Commissioner 
          finds that the registration statements must be amended to include 
          blind service to the tenants.

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














               ORDERED, that these petitions be, and the same hereby are, 
          granted in part and that the orders of the District Rent 
          Administrator be, and the same hereby are, modified, as provided 
          hereinabove.  The orders of the District Rent Administrator are 












          ADM. APPEAL DOCKET NOS. BD 110578 RO & BD 110541 RO

          hereby affirmed in all other respects. 
           
          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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