BG 110060-RT
                                  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.:   
                                                  BG 110060-RT               
                    JAMES MC CABE,                
                                                  RENT ADMINISTRATOR'S      
                                                  DOCKET NO.: 
                                  PETITIONER      035303     
          ----------------------------------x



                ORDER AND OPINION GRANTING ADMINISTRATIVE APPEAL IN PART
                                            

            On July 7, 1987, the above-named petitioner-tenant filed an 
            Administrative Appeal against an order issued on May 29, 1987, by 
            the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York, 
            concerning the housing accommodations known as 260-58 75th Avenue, 
            Glen Oaks, New York, Apartment No. H4-2.

            The issue herein is whether the Rent Administrator properly deter- 
            mined the services the owner is obligated to and does provide to 
            the tenant in the subject building and whether the registration 
            statement was properly amended to reflect those 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.

            On October 2, 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 that 
            the owner did not include therein a number of apartment and 
            building services.  Specifically, the tenant stated that the owner 
            omitted a stove, refrigerator, shades, garage, linoleum, toilet 
            seat, light fixtures, screens, extermination services, and a master 
            antenna outlet as apartment services and electricity, storage 
            space, front desk, exterior door locks, benches, exterior lighting, 
            snow removal and salting, security, landscaping, parking spaces, 
            outside water-spigots, clotheslines, and community rooms as 
            building-wide services.  The tenant also filed a fair market rent 
            appeal.















          BG 110060-RT


            In answer to the tenant's objections, the owner asserted that a 
            stove and refrigerator are provided with the apartment; elec- 
            tricity is not required to be registered; shades are not provided; 
            storage space outside the apartment is not provided; garages are 
            the property of the co-op corporation; there is no front desk; 
            linoleum, toilet seat, fixtures, screens, and exterminator are 
            provided with the apartment; and exterior door locks, benches, 
            parking, community rooms, snow removal, security, landscaping, 
            outside water spigots, and clothesline are provided by the co-op 
            corporation for the common areas and are not required to be listed 
            on the apartment registration.

            On May 29, 1987, the Rent Administrator issued an order in which it 
            amended the registration to include a stove, refrigerator, window 
            shades, luggage room and screens.  It also noted that the right of 
            rent stabilized tenants to rent garage space was established in an 
            earlier order (Docket Nos. 57577-B, 58299-B and 62622-B issued on 
            July 8, 1985).  The tenant's fair market rent appeal was determined 
            to be a duplication of an application filed prior to April 1, 1984 
            and this part of the tenant's objection was assigned Docket No. Q 
            3120929-R.  An order on this issue will be under the latter docket 
            number.

            In the Petition for Administrative Review, the tenant urges that 
            the Administrator's order should be amended to include all the 
            items contained in the original objection form or specify which do 
            not need to be listed because they are either required by law or 
            fall within the definition of normal maintenance.

            The Commissioner is of the opinion that the tenant's petition 
            should be granted in part.

            According to Section 2528.1 of the Rent Stabilization Code, an 
            owner was required to register all housing accommodations subject 
            to the Rent Stabilization Law on April 1, 1984 and to include in 
            that registration all services provided for in the last lease or 
            provided or required to be provided on the applicable base date or 
            thereafter.  No service may be discontinued except by mutual 
            agreement between the owner and the tenant and the approval of the 
            Division with an appropriate adjustment in the rent.

            Required services are defined by Section 2520.6(r) of the Code and 
            include ancillary services for which there is a separate charge.

            Applying these principles to the instant proceeding the Commis- 
            sioner finds that electricity for common and exterior areas and 
            exterminator services are required by law and did not have to be 
            listed on the registration.  Snow removal, salting, landscaping, 

            security and a front desk do not have to be listed on the regis- 







          BG 110060-RT

            tration since they are apartment and building maintenance 
            requirements.

            As for benches, parking spaces, and community meeting rooms, the 
            owner has not denied that these are services provided to the 
            apartment or building on the applicable base date.  The fact that 
            some of them may be provided by the co-op corporation does not 
            relieve the owner of the obligation to include these items on the 
            registration and to assure their continued availability.  Accord- 
            ingly the registration should be amended to reflect these facts.

            The owner has also not denied that toilet seats, exterior door 
            locks, linoleum, light fixtures in public areas, outside water 
            spigots, and clotheslines are provided.  However, because of the 
            minor nature of these items, the Commissioner finds that they do 
            not have to be specifically listed on the registration statements.  
            They are required services, though, and any attempt to eliminate 
            these items will be justification for a rent reduction application.  
            Any prior order issued by the Commissioner finding that these ser- 
            vices had to be registered were the result of the owner's attempt 
            to disclaim liability for these items.  In order to be consistent 
            with this order, the prior orders should be construed as finding 
            that these minor services are required to be provided but need not 
            be registered.

            The Commissioner notes that the issues of whether playgrounds, 
            storage space and front desk/maintenance crew are required services 
            and whether these services are being provided by the owner are the 
            subject of other proceedings filed with this agency and the parties 
            are advised to refer to the determinations made in those proceed- 
            ings (Docket Nos. FH 130079-RT and FH 130039-RO, e.g.).


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

            ORDERED, that this petition be, and the same hereby is, granted in 
            part and that the Administrator's order be, and the same hereby is, 
            modified as provided hereinabove.


            ISSUED:


                                                                         
                                               JOSEPH A. D'AGOSTA
                                               Acting Deputy Commissioner

















          BG 110060-RT


    

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