ADM. APPEAL DOCKET NO. BG - 210293 - 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 APPEAL
          APPEAL OF                              DOCKET NO.:               
                                                 BG - 210293 - RO            
              
                                              :
                                                 RENT ADMINISTRATOR'S        
                                                 DOCKET NO.: 
                                                 028259                      
             BEE GEE EXCELSIOR MANAGEMENT CO.
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

           ORDER AND OPINION REMANDING PETITION FOR ADMINISTRATIVE REVIEW


               On July 1, 1987, the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on June 4, 1987, by 
          the District Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations known as 777 East 
          31st Street, Brooklyn, New York, Apartment 6-F.

               The issue herein is whether the District 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 August 27, 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 the following:


















          ADM. APPEAL DOCKET NO. BG - 210293 - RO

          1. Air conditioners                         (9) Laundry room
          2. Stove                                   (10) Screens
          3. Refrigerator                            (11) Doorman
          4. Storage space                           (12) Superintendent     
          5. Lobby furniture                         (13) Porter
          6. Dishwasher                              (14) Exterminator
          7. Venetian blinds                         (15) Painting
          (8) Master TV antenna

               The District Rent Administrator's order, appealed herein,  
          amended the registration to include all services cited by the 
          tenant based upon information in the records and due to the owner's 
          failure to refute the tenant's allegations.  The tenant was also 
          advised that painting and extermination services are required by 
          law and do not have to be registered.

               On appeal, the petitioner-owner asserted that it does not 
          provide air-conditioners, storage space, lobby furniture, 
          dishwasher, venetian blinds, and screens and that consequently, 
          these services are not to be included on the registration.  The 
          owner further stated that an answer was submitted to the District 
          Rent Administrator.   

               After a careful consideration of the entire evidence of 
          record, the Commissioner is of the opinion that the administrative 
          appeal should be remanded to the Rent Administrator for further 
          processing.  

               The Administrator's order was based on the owner's default but 
          the record demonstrates that a copy of the tenant's objection to 
          the services registration was sent to the owner on April 22, 1987, 
          and that the owner filed an answer thereto, on May 11, 1987. 

               Accordingly, the Commissioner finds that due process requires 
          that this proceeding be remanded to the Rent Administrator for the 
          purpose of affording the Rent Administrator an opportunity to 
          consider the owner's answer to the tenant's objection.  The 
          Administrator should also consider the owner's allegations in its 
          petition for administrative review, and determine, after affording 
          the current tenant notice of the proceeding and an opportunity to 
          be heard, which services are required to be registered pursuant to 
          Section 2528.2 of the Rent Stabilization Code which provides that 
          the initial registration must include "all services provided for in 
          the last lease or rental agreement, provided or required to be 
          provided on the applicable base date, or thereafter."  




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







          ADM. APPEAL DOCKET NO. BG - 210293 - RO

               ORDERED, that this petition be, and the same hereby is, 
          granted to the extent of remanding this proceeding to the Rent 
          Administrator for further processing in accordance with this order 
          and opinion.

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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