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. BF 110225 RO
                                              :  DRO DOCKET NO. 43421
               BELGRAVIA PROPERTIES CO.                     

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On June 3, 1987, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on  May
          8, 1987, by the Rent Administrator, 10 Columbus Circle, New  York,
          New York, concerning the housing accommodations known as 61-88 Dry 
          Harbor Road, Queens, New York, Apartment No. 5G wherein  the  Rent
          Administrator determined that, among  other  things,  the  subject
          apartment contains four rooms. 

               The issue herein is whether the  Rent  Administrator's  order
          was warranted.

               The Commissioner has reviewed all  of  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 originally commenced by the filing  of  a
          Tenant's  Objection  Form  challenging   the   owner's   apartment
          registration statement.  The tenant alleged inter  alia  that  the
          subject apartment consists of four rooms rather than five rooms as 
          listed by the owner in its registration statement.

               In answer to the tenant's  objection,  the  owner  stated  in
          substance that the subject apartment consists of five  rooms.   In
          support of its contention the owner submitted a floor plan of  the
          subject apartment.

               In Order Number  43421,  the  Rent  Administrator  determined
          inter alia that the subject apartment consists of four rooms.

               In this petition, the owner contends in  substance  that  the
          Administrator's Order is incorrect and should be modified  because
          the subject apartment consists of five rooms as shown by the floor 
          plan and based on the Real Estate Board of New  York's  method  of
          determining the room count.

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

          BF 110225 RO









               The definition of a room for rent stabilized apartments is as 
          follows:
               1) A windowless kitchen containing at least 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.

               In the instant case, an examination of the floor plan for the 
          subject premises indicates that the subject apartment consists  of
          the following: a kitchen of over 59 square feet; two bedrooms  and
          a living room area containing a dining foyer and a dining area not 
          separated from the living room  area.   Accordingly,  the  subject
          apartment contains four rooms pursuant to the above definition  of
          a room.  It is noted that the DHCR is not bound by, and  does  not
          utilize, the residential room count recommended by the Real Estate 
          Board of New York as cited by the owner in its petition.

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

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, affirmed. 

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
          ```````````````
















                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BF 110225 RO

          DRO Docket No/Order No.: 43421

          Tenant(s): Claire Strongson

          Owner: Belgravia Gardens Co.

          Code Section:

          Premises: 61-88 Dry Harbor Road, Queens, New York, Apt. 5G

          Order        and         Opinion          Denying         Petition
                           
               Petition denied on basis number of rooms in subject apartment 
          was correctly determined.









          APPROVED:



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                           Tenant(s)                 
                           Owner                     
                           Tenant's Atty             
                           Owner's Atty              


                           Date:              :  by               
                                                    signature
                    


                                      



















    

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