BF 110438-RO
                                    STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BF 110438-RO
                 KRAUS MANAGEMENT CO.
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:               
                                   PETITIONER     035515                 


           On June 22, 1987, the above-named petitioner-owner filed an 
           Administrative Appeal against an order issued on June 9, 1987, by 
           the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York, 
           concerning the housing accommodations known as 68-42 136th Street, 
           Kew Garden Hills, New York, Apartment B.

           The issue herein is whether the District Rent Administrator 
           properly determined the tenant's objection to the 1984 apartment- 
           rent/services registration.

           On September 14, 1984, the tenant commenced the original proceeding 
           by filing with the Division a tenant's objection form to the 
           services registration statement filed by the owner.  The tenant 
           alleged, inter alia, that the owner did not include therein a 
           number of apartment and building services.

           The Rent Administrator's order, appealed herein, determined inter 
           alia, that the registration statement was to be amended to include 
           all services cited by the tenant in her objection to the 
           registration on the ground that all of these services are provided 
           by the owner.  The order further stated that those service items 
           which are normal maintenance and repair are an integral part of the 
           structure, or required by law, and need not be registered.  The 
           deter-mination also excluded screen doors and storm windows from 
           the registration because these services were not base date 
           services.  Community room service was specifically noted as a 
           service provided by the owner.

           On appeal, the petitioner-owner asserted that community room 
           service is not a base date or required service and that permission 
           to use a community room was granted to the tenants on a temporary 
           basis.  Additionally, the owner requested that a hearing be held by 
           the Division to decide this issue on appeal.   

          BF 110438-RO

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

           The Commissioner notes that the sole issue raised by the petitioner 
           on appeal concerns the propriety of amending the registration 
           statement to include a community room.

           The owner admits that there is a room on the property presently 
           used as a community room, but claims that permission to use same 
           was granted on a temporary basis.

           The record, however, belies this claim.  Attached to the owner's 
           petition is an answer, previously submitted by the owner, which 
           clearly demonstrates that community room privileges were granted by 
           a prior owner to the tenants in May of 1979.

           Although reference is made by the owner to a holdover proceeding 
           commenced against the occupants of the community room in 1983, the 
           file is devoid of a court order awarding possession to the owner.

           Accordingly, the Commissioner finds that the tenants' occupancy of 
           the community room, since 1979, constitutes a waiver by the owner 
           and that community room service is a required service.

           As to the owner's request that a hearing be held, the Commissioner 
           finds that this is a matter for the sole discretion of the 
           Commissioner and that a hearing is not necessary for a determina- 
           tion of the issue.

           The Commissioner further finds, therefore, that the District Rent 
           Administrator properly determined the tenant's objection to the 
           1984 apartment rent/services registration.

           THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
           tion 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, affirmed.


                                                 JOSEPH A. D'AGOSTA
                                                 Acting Deputy Commissioner

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