DOC. NO. BE 110146-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. BE 110146-RO
                       SHARON TOWERS,               DISTRICT RENT ORDER
                                   PETITIONER  :   DOCKET NO. 042517
           ------------------------------------X

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

           On May 19, 1987 the above-named petitioner-owner filed a Petition for 
           Administrative Review against an order issued on April 29, 1987 by the 
           Rent Administrator, 92-31 Union Hall Street, Jamaica, New York 
           concerning housing accommodations known as 108-49 63rd Avenue, Forest 
           Hills, New York, Apartment 1-R.

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

           This proceeding was commenced on September 5, 1984 by the tenant 
           filing a objection to the apartment registration alleging that the 
           subject apartment consists of four (4) rooms, not five (5) rooms as 
           indicated in the registration statement.

           In answer to the objection, the owner indicated the dimensions of the 
           subject apartment as follows:

           1.Living room12'0" x 20'8"

           2.Kitchen with window  8'6" x 13'5"
              
           3.Bedroom        12'4" x 16'0"
            
           4.Den10'0" x 12'0"

           5.Foyer 7'7" x 12'0"

           The owner submitted a copy of a floor plan.

           In the herein appealed order the Rent Administrator determined that 
           the subject apartment contains four (4) rooms based on the evidence 
           submitted by the owner and pursuant to the definition of a room as 
           promulgated by the Division.  The Administrator amended the 
           registration to reflect this fact.


           In its petition, the owner contends that the subject apartment 








          DOC. NO. BE 110146-RO
           contains five (5) rooms.

           The Commissioner is of the opinion that the owner's petition should 
           be denied.

           The Commissioner notes that the Division's definition of a room is as 
           follows:

           1)A windowless kitchen containing at lease 59 square 
           feet.  

           2)An enclosed area with window containing at least 60 
           square feet.

           3)An enclosed area without window containing at least 80 
           square feet.

           4)Do not include bathroom, walk-in closet, etc.

           The Commissioner finds, based on the owner's description of the 
           subject apartment as supplemented by the floor plan, that the Rent 
           Administrator properly amended the registration statement to reflect 
           that the subject apartment consists of four (4) rooms.

           The Commissioner notes that the foyer is not considered a room 
           pursuant to the definition promulgated by the Division because it is 
           not an enclosed area since it leads into the living room and other 
           areas of the subject apartment without any structural obstruction.

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

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

           ISSUED:

                                        
           ELLIOT SANDER
           Deputy Commissioner
          DOC. NO. BE 110146-RO
             






    

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