STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO. BD 410502 RO  
                                              :   DRO  DOCKET   NO.   044139
              ROYAL COMPANY

                                 PETITIONER   :  


               On  April  30,  1987  the  above-named  petitioner  filed   a
          Petition for Administrative Review  against  an  order  issued  on
          April 13, 1987 by the District  Rent  Administrator,  10  Columbus
          Circle, New York, New York, concerning Apartment 2E  at  215  West
          10th Street, New York, New York, wherein the Administrator amended 
          the rent/services registration. 

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

               The proceeding was commenced by the filing by the  tenant  of
          an objection to the apartment's  1984  rent/services  registration
          in which the tenant  alleged  that  the  following  services  were
          omitted from the registration:  stove,  refrigerator,  dishwasher,
          two room air conditioners, and blinds. 

               In answer,  the  owner  stated  that  the  only  services  it
          provides are those included in the lease, and  that  all  services
          omitted  from  the  apartment's  registration  are  the   tenant's
          responsibility, as stated in the lease.

               In the order under appeal herein,  the  Administrator  deemed
          the tenant's allegations admitted based on the owner's failure  to
          submit an answer, determined that the owner provides  all  of  the
          services cited by the tenant,  and  amended  the  registration  to
          reflect these facts.  The Administrator noted that the  tenant  is
          responsible for maintenance of blinds, but the owner must  replace
          them if they become irreparable. 

               In this petition, the owner states  that  it  did  submit  an
          answer in the proceeding  before  the  Administrator.   The  owner

          ADM. REVIEW DOCKET NO. BD 410502 RO
          reiterates that the only services provided by the owner are  those
          included in the lease, and that all other services and maintenance 
          of appliances, air conditioners and blinds are the  responsibility
          of the tenant, as stated in the lease. 

               In answer, the tenant asserts that  the  owner  supplied  the
          services in question to  her  at  the  time  she  moved  into  the
          apartment; that the owner replaced the refrigerator once; that the 
          owner tried on several occasions to obtain the tenant's acceptance 
          of a waiver of responsibility for these items; that the appliances 
          belong to the owner; and that it is the owner's responsibility  to
          maintain and/or replace  these  items  when  defective  or  beyond

               By notice dated July 3, 1991,  the  owner  was  requested  to
          provide  copies  of  all  leases  with  this  tenant.   The  owner
          complied with this request.

               The Commissioner is of the opinion that this petition  should
          be denied.

               The record in this case indicates that the owner submitted an 
          answer during the proceeding before the  Administrator  which  was
          not considered by the Administrator.  Therefore this  answer  will
          be considered on appeal.   

               Section 2528.2 of the Rent Stabilization  Code  provides,  in
          pertinent part, that the initial registration  shall  include  all
          services provided for in  the  last  lease  or  rental  agreement,
          provided or required to be provided on the applicable  base  date,
          or thereafter.

               The Commissioner finds that the evidence of record  does  not
          warrant disturbing the Administrator's order.  All leases  between
          the parties are silent with regard to the  services  in  question.
          The owner does not dispute that the items in  question  belong  to
          the owner and are provided by the owner, but rather disputes  that
          it is responsible for maintenance of these items.  The  owner  may
          not  disclaim  responsibility  for  services  it  provides.    The
          Commissioner accordingly finds that  the  Administrator  correctly
          determined that the services in question are provided by the owner 
          and  properly  directed   that   the   registration   be   amended
          accordingly.    The   Commissioner   further   finds   that    the
          Administrator   correctly   determined,   in    accordance    with
          longstanding DHCR policy,  that  the  tenant  is  responsible  for
          maintenance of venetian blinds, but the owner must replace them if 
          they become irreparable.        

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

               ORDERED, that this  petition  be  and  the  same  hereby  is,
          denied, and the Administrator's order be and the  same  hereby  is


          ADM. REVIEW DOCKET NO. BD 410502 RO

                                          ELLIOT SANDER
                                          Deputy Commissioner



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