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                                  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



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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  BE 410021-RT                
                    JOHN FISHER,                  
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      025420       
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   
                                          

          On May 8, 1987, the above-named petitioner-tenant filed an Admin 
          istrative Appeal against an order issued on July 21, 1986, by the 
          District Rent Administrator, 92-31 Union Hall Street, Jamaica,
          New York, concerning the housing accommodations known as 305 West 
          45th Street, Apartment. 6-K, New York, New York.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly terminated the tenant's objection to registration.

          The District Rent Administrator's order, appealed herei ,  deter-
          mined, inter alia, that the tenant's overcharge  claim  would  be
          transferred for separate processing under Docket No. L  311231-RT
          and that the owner does not  provide  a  stove  for  the  subject
          apartment.

          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.

          On appeal, the petitioner-tenant  contends,  in  substance,  that
          his rent includes a stove which the owner has failed to provide.

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


          The proceeding at the District Rent Office was initiated  by  the
          tenant on August 20, 1984, by the filing of an objection  to  the
          registration statement, in which he alleged that a stove  is  not
          provided by the owner but  it  was  listed  on  the  registration
          statement.

          On April 10, 1986, the owner filed  an  answer  to  the  tenant's
          objection, alleging in pertinent part, that it did not provide  a
          stove to the subject apartment because  there  was  no  gas  line







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          running through the  tenant's  line  of  apartments.   The  owner
          stated that a stove was listed in error as equipment provided  to
          the subject apartment.

          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.

          Applying  these  principles  to  the  instant   proceeding,   the
          Commissioner finds that the owner has no  obligation  to  provide
          stove service to the tenant if it was not provided  on  the  base
          date or thereafter and the tenant concedes  herein  that  he  has
          never had a stove provided to him by the owner.

          It is also clear that the tenant has failed to  present  credible
          evidence on appeal which would disturb or overturn  the  District
          Rent Administrator's findings  below.   The  existence  of  steam
          radiators in his apartment or of stoves in  other  apartments  is
          not relevant to the owner's obligation to provide a stove to  the
          complaining tenant.

          Accordingly, the owner was under no obligation to  include  stove
          service for the  subject  apartment  and  the  owner's  error  in
          listing this item on the registration  statement  does  not  mean
          that it is included in the rent charged for this apartment.







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

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


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner









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