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

          APPEAL OF                              DOCKET NO.:              
                                                 BG - 110251 - RO
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:             
             MARSHALL SROGE-KRAUS           
             REALTY MANAGEMENT, LTD.,        

                              PETITIONER      : 


               On July 24, 1987, the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on June 19, 1987, by 
          the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York, 
          concerning the housing accommodation known as 69-39-A Park Drive 
          East, Kew Gardens Hills, N. Y., Apartment A.

               The issue herein is whether the Rent Administrator properly 
          determined the tenants' objection to the 1984 apartment 
          rent/services registration.

               On September 17, 1984, the tenants commenced the original 
          proceeding by filing with the Division a tenant's objection form to 
          the services registration statement filed by the owner.  The 
          tenants alleged, inter alia, that the owner did not include therein 
          a number of apartment and building services.

               The Rent Administrator's order, appealed herein determined, 
          inter alia, that the registration statement was to be amended to 
          include all services cited by the tenants in their objection to the 
          registration on the ground that all of these services are provided 
          by the owner.  The order further stated that those service items 
          which are normal maintenance and repair are an integral part of the 
          structure, or required by law, and need not be registered.  The 
          determination also excluded screen doors and storm windows from  
          the registration because these services were not base date 
          services.  Community room service was specifically noted as a 
          service provided by the owner.

          ADM. APPEAL DOCKET NO.: BG - 110251 - RO

               On appeal, the petitioner-owner asserted that community room 
          service is not a base date or required service and that permission
          to use a community room was granted to the tenants on a temporary 
          basis.  Additionally, the owner requested that a hearing be held by 
          the Division to decide this issue on appeal.

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

               The Commissioner notes that the sole issue raised by the 
          petitioner on appeal concerns the propriety of amending the 
          registration statement to include a community room.

               The owner admits that there is a room on the property 
          presently used as a community room, but claims that permission to 
          use same was granted on a temporary basis.

               The record, however, belies this claim.  Attached to the 
          owner's petition is an answer previously submitted by the owner, 
          which clearly demonstrates that community room privileges were 
          granted by a prior owner to the tenants in May of 1979.

               Although reference is made by the owner to a holdover 
          proceeding commenced against the occupants of the community room in 
          1983, the file is devoid of a court order awarding possession to 
          the owner.

               Accordingly, the Commissioner finds that the tenants' 
          occupancy of the community room, since 1979, constitutes a waiver 
          by the owner and that community room service is a required service.

               As to the owner's request that a hearing be held, the 
          Commissioner finds that this is a matter for the sole discretion of 
          the Commissioner and that a hearing is not necessary for a 
          determination of the issue. 

               The Commissioner further finds, therefore, that the District 
          Rent Administrator properly determined the tenants' objection to 
          the 1984 apartment rent/services registration.

               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,

          ADM. APPEAL DOCKET NO.: BG - 110251 - RO



                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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