BF 110218 RT; BF 110214 RT
                                                           STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEALS OF                              DOCKET NOS. BF 110218 RT
                                                              BF 110214 RT
                                                  DISTRICT RENT ADMINISTRATOR'S
                                                  DOCKET NOS. 035300 AND 035895

                                       IN PART

          On June 10, 1987, the above-named tenant, John McCarthy, filed  a
          petition for administrative review (BF 110218  RT)  of  an  order
          (Docket No. 035300) issued on May 26, 1987  by  a  District  Rent
          Administrator concerning housing accommodations  known  as  74-32
          260th Street, Apartment  2,  Glen  Oaks,  New  York  wherein  the
          Administrator ordered that the registration be amended to include 
          certain services.

          On June 10, 1987,  the  above-named  tenant,  Stanley  Krellberg,
          filed a petition for administrative review (BF 110214 RT)  of  an
          order (Docket No. 035895) issued on May 15, 1987  by  a  District
          Rent Administrator concerning  housing  accommodations  known  as
          260-70 73d Avenue, Apartment G-182, Glen Oaks, New  York  wherein
          the Administrator ordered that the  registration  be  amended  to
          include certain services as above.

          Because these petitions present common questions of law and  fact
          the Commissioner is consolidating these  petitions.   This  order
          and opinion is dispositive of both petitions.

          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 petitions for review.

          On August 8, 1984, the tenant  of  Apartment  2  at  74-32  260th
          Street commenced a proceeding (Docket No.  035300)  by  filing  a
          tenant's objection to the services registration  statement  filed
          by the owner.  The tenant alleged that the owner did not  include
          therein  a   number   of   apartment   and   building   services.
          Specifically the tenant stated that the owner  omitted  a  stove,
          refrigerator,  shades,  garage,  linoleum,  toilet  seat,   light
          fixtures, screens, extermination services, and a  master  antenna
          outlet as apartment  services  and  electricity,  storage  space,
          front desk, exterior door locks, benches, exterior lighting, snow 

          BF 110218 RT; BF 110214 RT
          removal  and  salting,  security,  landscaping,  parking  spaces,
          outside  water-spigots,  clotheslines,  and  community  rooms  as
          building-wide services.  The tenant also filed a fair market rent 

          On August 8, 1984, the tenants of Apartment G182 at  260-70  73rd
          Avenue commenced a proceeding (Docket No.  035895)  by  filing  a
          tenant's objection form to the  services  registration  statement
          filed by the owner.  The tenant's allegations were  identical  to
          the allegations enumerated above.

          In answer to the tenants' objections, the owner asserted  that  a
          stove  and  refrigerator  are  provided   with   the   apartment;
          electricity is not required to  be  registered;  shades  are  not
          provided; storage space outside the apartment  is  not  provided;
          garages are the property of the co-op corporation;  there  is  no
          front  desk;  linoleum,  toilet  seat,  fixtures,  screens,   and
          exterminator are provided with the apartment; and  exterior  door
          locks, benches, parking, community rooms, snow removal, security, 
          landscaping, outside water spigots, and clotheslines are provided 
          by the co-op  corporation  for  the  common  areas  and  are  not
          required to be listed on the apartment registration.

          On May 15, 1987, the Rent Administrator  issued  an  order  under
          Docket No. 035895 amending the registration to include  a  stove,
          refrigerator, window shades, luggage room and screens.   It  also
          noted that the right of rent stabilized tenants  to  rent  garage
          space was established in an earlier order  (Docket  Nos.  57577-B
          and 62622-B issued on July 8, 1985).  The  tenant's  fair  market
          rent appeal was dismissed based on a  finding  that  the  subject
          apartment has been continuously under the Rent Stabilization  Law
          since that law went into effect.

          On May 26, 1987, the Rent Administrator  issued  an  order  under
          Docket No. 035300  making  an  identical  finding  to  the  order

          In the petitions for administrative  review,  both  tenants  urge
          that the Administrator's orders should be amended to include  all
          the items contained in the original  objection  form  or  specify
          which did not need to be listed because they are either  required
          by law or fall within the definition of normal maintenance.

          After careful consideration, the Commissioner is of  the  opinion
          that the tenants' petitions should be granted in part.

          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

          BF 110218 RT; BF 110214 RT
          Applying  these  principles  to  the   instant   proceeding   the
          Commissioner finds that electricity for common and exterior areas 
          and exterminator services are required by law and did not have to 
          be  listed  on  the   registration.    Snow   removal,   salting,
          landscaping, security and a front desk do not have to  be  listed
          on  the  registration  since  they  are  apartment  and  building
          maintenance requirements.

          As for a toilet  seat,  parking  spaces,  and  community  meeting
          rooms, the owner has not denied that these are services  provided
          to the apartment or building on the applicable  base  date.   The
          fact that some of them may be provided by the  co-op  corporation
          does not relieve the owner of the  obligation  to  include  these
          items  on  the  registration  and  to  insure   their   continued
          availability.  Accordingly, the registration should be amended to 
          reflect these facts.

          The owner has also not denied that benches, exterior door  locks,
          linoleum, light fixtures in public areas, outside water  spigots,
          and clotheslines are provided.  However,  because  of  the  minor
          nature of these items, the Commissioner finds that  they  do  not
          have to be specifically listed on  the  registration  statements.
          They are required services, though, and any attempt to  eliminate
          these  items  will  be  justification  for   a   rent   reduction
          application.  Any prior orders issued by the Commissioner finding 
          that these services had to be registered were the result  of  the
          owner's attempt to disclaim liability for these items.  In  order
          to be consistent with this order,  the  prior  orders  should  be
          construed as finding that these minor services are required to be 
          provided but need not be registered.

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

          ORDERED, that these  petitions  be,  and  the  same  hereby  are,
          granted in part, and that the Administrator's orders be, and  the
          same hereby are, modified as provided hereinabove.

                                                  ELLIOT SANDER
                                                  Deputy Commissioner

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