DOC. NO.: BF 410091-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


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          IN THE MATTER OF THE ADMINISTRATIVE :   ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: BF 410091-RO
               245 CENTRAL PARK ASSOCIATES,   :   D.R.O. DOCKET NO.:
                                  PETITIONER  :                 041357
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On June 11, 1987, the above named petitioner-owner filed a Petition 
          for Administrative Review against an order issued on May 19, 1987, 
          by the District Rent Administrator, concerning housing 
          accommodations known as 225 Central Park West, New York, N.Y., 
          apartment 1512.

          The appealed order of the District Rent Administrator determined 
          that a copy of the tenant's objection to the apartment 
          registration was mailed to the owner on February 5, 1987, but 
          that the owner failed to reply.  As a consequence thereof, the 
          factual allegations of the tenant's objection were deemed 
          admitted and it was further determined that the owner was 
          obligated to provide a refrigerator and furniture.  Concerning 
          the maintenance of services, the tenant was advised to file a 
          complaint with the District Rent Office based upon a diminution 
          of services.

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

          In this petition, the owner contends, in substance, that contrary 
          to what is stated in the District Rent Administrator's order, the 
          owner submitted an answer to the tenant's objection bearing a 
          date stamp receipt of April 2, 1987 and that it was, therefore, 
          improper for the District Rent Administrator to deem admitted the 
          allegations in the tenant's objections.










          DOC. NO.: BF 410091-RO





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          The Commissioner is of the opinion that this petition should be 










          DOC. NO.: BF 410091-RO
          denied.




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          DOC. NO.: BF 410091-RO
          A review of the file clearly shows that the owner submitted an 




          DOC. NO.: BF 410091-RO
          answer to the tenant's objection to the apartment registration, 










          DOC. NO.: BF 410091-RO
          which contained a date stamp receipt, dated April 2, 1987.




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          This confirms the owner's asseveration, on appeal, that it had 




          DOC. NO.: BF 410091-RO
          served an answer below and that the District Rent Administrator 










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          had erred in deeming admitted the tenant's factual allegations in 




          DOC. NO.: BF 410091-RO
          the objection to the apartment registration.










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          DOC. NO.: BF 410091-RO
          It is clear from a review of DHCR records that the subject 










          DOC. NO.: BF 410091-RO
          building was reclassified from hotel to residential status.




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          DOC. NO.: BF 410091-RO
          The file reveals that the tenant did not dispute that she 




          DOC. NO.: BF 410091-RO
          replaced the furniture and refrigerator at her request and 










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          expense.




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          However, the mere fact that a tenant replaces certain services 




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          with the owner's permission, does not relieve the owner of the 










          DOC. NO.: BF 410091-RO
          obligation to provide those services.




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          DOC. NO.: BF 410091-RO
          The obligation to provide these services can not be waived and 




          DOC. NO.: BF 410091-RO
          they must be listed on the registration statement.










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          DOC. NO.: BF 410091-RO
          In the event that the tenant disposes of her furniture and 










          DOC. NO.: BF 410091-RO
          refrigerator at her own expense, she would have the right to 




          DOC. NO.: BF 410091-RO
          demand that the owner replace them.










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          DOC. NO.: BF 410091-RO
          To the extent that the tenant retains furniture and a 










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          refrigerator of her choosing, the owner would not be responsible 




          DOC. NO.: BF 410091-RO
          for their repair or maintenance.










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          DOC. NO.: BF 410091-RO
          The Commissioner finds, therefore, that although the District 










          DOC. NO.: BF 410091-RO
          Rent Administrator erred in finding that the owner had failed to 




          DOC. NO.: BF 410091-RO
          answer below, he did not err in finding that the owner was 










          DOC. NO.: BF 410091-RO
          obligated to provide furniture and a refrigerator services.




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          THEREFORE, pursuant to the Rent Stabilization Law and Code, it is




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          ORDERED, that the owner's petition be, and the same hereby is, 




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          denied and, that the District Rent Administrator's order be, and 










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          the same hereby is, affirmed.




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          DOC. NO.: BF 410091-RO
          ISSUED:




          DOC. NO.: BF 410091-RO
                                       










          ELLIOT SANDER
    

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