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

          APPEAL OF                              DOCKET NO.:               
                                                 BG - 110200 - RO
                                                 ADMINISTRATOR'S DOCKET      
                                                 NO.: 041265           

                              PETITIONER      : 


               On July 10, 1987, the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on June 16, 1987, by 
          the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York, 
          concerning the housing accommodations known as 134-37 Maple Avenue, 
          Flushing, N. Y., Apartment 1-B.

               The issue herein is whether the Rent Administrator properly 
          determined 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 December 28, 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 such as the repair of and 
          replacement of stove, refrigerator, heating radiators, plumbing and 
          electrical installations.  In addition, the tenant alleged that she 
          never received a copy of the building services registration and 
          that the building services were not posted.  

          ADM. APPEAL DOCKET NO.: BG - 110200 - RO

               The Rent Administrator's order, appealed herein, determined 
          that the owner, in not filing an answer to the tenant's objection, 
          had defaulted and that as a result thereof the factual allegations 
          of the tenant's objection were deemed admitted.  

               On appeal, the petitioner-owner asserted that he submitted an 
          answer to the tenant's objection, on April 10, 1987, which was 
          mailed to the DHCR offices, but which was never considered by the 
          District Rent Administrator.  The owner attached a copy of his 
          answer to his petition for administrative review.  Additionally, 
          the owner stated that all repairs have been effected throughout the 

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

               The record demonstrates that a copy of the tenant's objection 
          to the services registration was sent to the owner on March 31, 
          1987, and that the owner filed an answer thereto, on April 10, 

               Additionally, the record reveals that the tenant did not raise 
          any valid objections to the registration statement.  Rather, what 
          is shown is an objection stating that the owner failed to register 
          the repair and replacement of various items. 

               The Commissioner finds that the repair and replacement 
          obligation is required by Section 2520.6(r) of the Code and, 
          therefore, need not be registered. 

               With regard to the tenant's contentions about the posting of 
          the building services registration, the Commissioner notes that 
          this is also not a service that would be included in the 
          registration and is, therefore, not an appropriate matter for 
          adjudication in an objection to registration proceeding.  The 
          owner, however, is reminded that Section 2528.2 of the Code 
          requires such posting, and the owner is cautioned to comply with 
          this requirement, or risk possible penalties. 

               Accordingly, the Commissioner further finds that the Rent 
          Administrator erred by determining that the factual allegations of 
          the tenant's objection were to be deemed admitted and that the 
          registration was to be amended.

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

               ORDERED, that this petition be, and the same hereby is, 
          granted and that the Rent Administrator's order be, and the same 

          ADM. APPEAL DOCKET NO.: BG - 110200 - RO

          hereby is, revoked.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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