Docket Number:  BF 410416-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 410416-RO 
                                                  
                    PAUL SESSLER,                 RENT ADMINISTRATOR'S 
                                                  DOCKET NO.: LS 000523-S
                                  PETITIONER            
          -----------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

               On June 26, 1987, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on May 21, 
          1987, by the Rent Administrator, concerning the housing 
          accommodation known as 32 East 38th Street, New York, New York, 
          apartment #2, wherein the Administrator determined that pursuant to 
          an order of remand issued on December 23, 1986, (ARL 04642-L) and 
          after due reconsideration, the order heretofore entered on August 
          6, 1985, reducing the maximum rent of apartment #2 should be 
          revoked because the subject tenant did not request a rent 
          reduction.  The owner, however, was directed to restore storage 
          space in accordance with Section 2520.6(r)(3) of the Rent 
          Stabilization Code.

               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.

               The issue herein is whether the Rent Administrator properly 
          issued the order of May 21, 1987.

               On appeal, the petitioner-owner asserted that storage space 
          was not provided pursuant to a lease or rental agreement; that the 
          tenant may not have access to the basement as there is no space 
          available in the basement but that the tenant may use any available 
          storage space located in the laundry room.

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



                                          1












          Docket Number:  BF 410416-RO




               The record shows that the tenant's answer, dated November 9, 
          1987, contained an exhibit appended thereto, entitled "Landlord's 
          Application for Late Enrollment to Rent Stabilization Association."

               An analysis of this document reveals that it was prepared and 
          executed by a prior owner of the subject building and that the 
          building first because subject to the Rent Stabilization Law on or 
          after July 1, 1974 and that item 18 thereon indicates that "storage 
          facilities" was one of the services provided or required to be 
          provided on May 29, 1974.

               A Notice of Opportunity to Present Further Information and 
          Evidence was mailed to the owner with a copy of the tenant's 
          answer, on August 17, 1992, which invited the owner's comment to 
          the attached document.

               On September 2, 1992, the DHCR received a letter from the 
          present owner's attorney acknowledging receipt of the notice.  
          However, no answer to the notice was submitted.

               Accordingly, the Commissioner finds that storage space was 
          provided by the owner from the base date and is, therefore, a 
          service that the owner must continue to provide.

               The Commissioner notes that due to the tenant's failure to 
          request a rent reduction below, no reduction in rent is warranted.  
          Rather, the Rent Administrator's directive to restore the storage 
          service is affirmed.

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization 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.
           
          ISSUED:

                                                                             
                                                  JOSEPH A. D'AGOSTA  
                                                  Deputy Commissioner        
                 





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          Docket Number:  BF 410416-RO










    

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