ADM. REVIEW DOCKET NO.: BF 410279-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

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: BF 410279-RO 
                                              :  DRO DOCKET NO.: 43888, 
                                                                 Examining
              STEM   REALTY    CORP.,                                   Unit
                     
                                PETITIONER    :  Tenant: Patrick Merla
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On June 15, 1987, the above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on  May
          28, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning housing accommodations known as Apartment No. 
          6C, 290 West 12th Street, New York, New  York,  wherein  the  Rent
          Administrator  determined  that  the  apartment  registration   of
          services should be amended to include one dishwasher and  two  air
          conditioners as provided services.  

               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.  

               The tenant commenced this proceeding on September 1, 1984  by
          filing an objection to the owner's registration of services  based
          on the omission therefrom of the above-stated items.

               In answer to the objection, the owner submitted  leases  from
          February 20, 1975 through June 30, 1989 for the subject apartment, 
          all containing a clause stating "It is understood and agreed  that
          the landlord will not render service to maintain air  conditioners
          or dishwashing machines, if in said apartment."   The  owner  also
          submitted three orders  issued  by  this  agency  regarding  other
          apartments in the same building, two  Administrator's  orders  and
          one Commissioner's order, finding that pursuant to  similar  lease
          clauses, the owner was not required to maintain the aforementioned 
          appliances.  

               The Commissioner's order determined that the  owner  provides
          one dishwasher and two air conditioner units.

               In  this  petition,  the  owner  contends   that   the   Rent
          Administrator's Order is ambiguous and should be modified  because
          it does not state explicitly that although the owner does  provide



          a dishwasher and two air conditioners, the owner is  not  required
          to maintain these appliances, based on lease clauses  which  place






          ADM. REVIEW DOCKET NO.: BF 410279-RO
          the burden of maintenance of these items on the tenant. 

               In answer to this petition,  the  tenant  contends  that  the
          order should  be  upheld  because  the  Rent  Stabilization  Rider
          attached to the tenant's  lease  states  that  "required  services
          ...may include... air conditioning and other amenities."

               The Commissioner is of the opinion that this petition  should
          be denied but the Administrator's order should be clarified.

               This proceeding concerns the services and equipment  required
          to be registered on the apartment registration statement  pursuant
          to  Section  2528.2  of  the   Rent   Stabilization   Code.    The
          Administrator correctly  determined  that  the  owner  provides  a
          dishwasher and two air conditioners to the subject  apartment  and
          the owner does not dispute this.   

               Although the responsibility for maintaining equipment is  not
          an item that is required to be registered, the Commissioner finds, 
          based on the preponderance of evidence in this case, including the 
          lease clause contained in the first and each renewal  lease,  that
          the obligation to maintain the appliances in the  event  servicing
          or repair is required belongs to the  tenant.   If,  however,  the
          equipment cannot be repaired and must be replaced,  the  owner  is
          required to provide functioning replacements. 

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

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

          ISSUED:


                 




                                                                 
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



                                          

















          ADM. REVIEW DOCKET NO.: BF 410279-RO



















    

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