ADM. REVIEW DOCKET NOS.: BG - 410124 - RO, BG - 410125 - RO, BG - 
          410126 - RO

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

          APPEALS OF                             DOCKET NOS.:              
                                                 BG - 410124 - RO            
                                                 BG - 410125 - RO
                                              :  BG - 410126 - RO
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NOS.:                
               WPG RESIDENTIAL INC.              044985               

                              PETITIONER      : 


               On July 24, 1987, July 27, 1987 and July 29, 1987, the above- 
          named petitioner-owner filed petitions for administrative review of 
          orders issued on June 18, 1987, and June 22, 1987, by the Rent 
          Administrator, concerning the housing accommodation known as 222 
          East 35th Street, New York, N. Y. Apartments 3J, 5H and 1 - D, 
          wherein the Administrator determined that the registration 
          statements were to be amended to include stove, refrigerator, 
          venetian blinds, coin-operated washers - dryers, partial use of 
          roof chairs and a furnished lobby.  The Rent Administrator's 
          determinations were based, inter alia, on the owner's answer, which 
          the Rent Administrator interpreted as a full admission by the owner 
          that all of the above services were provided services.  The Rent 
          Administrator further determined that posting of the registration 
          is mandatory in an area accessible to all building tenants.

               The Commissioner has consolidated these three petitions as 
          they involve common questions of law and fact.

               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 appeals.  

          ADM. REVIEW DOCKET NOS.: BG - 410124 - RO, BG - 410125 - RO, BG - 
          410126 - RO

               The issue herein is whether the Rent Administrator properly 
          determined the services the owner is obligated to and does provide 
          to the tenants and whether the registration statements were
          properly amended to reflect those facts.

               On appeal, the petitioner-owner stated that the Rent 
          Administrator erred by interpreting its answers below as full 
          admissions that all services noted in the tenants' objections to 
          the registrations were provided to the tenants.  Rather, the owner 
          admitted that all said services were provided except for 
          recreational facilities (roof) and lobby decoration. 

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

               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 not contained within the individual 
          housing accommodation.

               A review of the record reveals that the owner's answers of May 
          28, 1987, clearly acknowledged that all services noted in the 
          tenants' objections to the registrations were provided with the 
          exception of recreational facilities (roof) and lobby decoration.

               Moreover, the owner, on appeal, submitted copies of the 
          amended apartment registrations for the subject apartments, which 
          showed that recreational facilities and furniture services were not 
          provided services.

               In the absence of any other compelling evidence, the 
          Commissioner finds that recreational and lobby furniture services 
          are not provided services and that the Rent Administrator erred by 
          including them in the registration statement for the subject 

               The Commissioner notes that the issue about posting of the 
          registration statement was not raised in the owner's petitions.

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

          ADM. REVIEW DOCKET NOS.: BG - 410124 - RO, BG - 410125 - RO, BG - 
          410126 - RO

               ORDERED, that these petitions be, and the same hereby are, 
          granted, and that the Administrator's orders be, and the same 
          hereby are modified to delete recreational roof access and lobby 
          decoration as services required to be registered.  The registration 
          statements should be amended to reflect the deletion of 
          recreational roof access and lobby decoration services. 


                                          JOSEPH A. D'AGOSTA                 
                                          Acting Deputy Commissioner


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