BG 410419 RO

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

      APPEAL OF                              DOCKET NO. BG 410419 RO

                                          :  DISTRICT RENT OFFICE
                                             DOCKET NO. 42370
           81-30 East End Avenue Co.,       
                                             TENANT: Robert Schrade           
                            PETITIONER    : 


      On May 4, 1987, the above-named owner filed a Petition for 
      Administrative Review of an order issued on March 31, 1987, by the 
      District Rent Administrator concerning the housing accommodations known 
      as 30 East End Avenue, New York, New York, Apartment No. 3A, wherein the 
      District Rent Administrator determined that, among other things, the 
      subject apartment contains four rooms.

      The issue in this appeal is whether the Administrator correctly 
      determined the number of rooms in the subject apartment.

      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 appeal.  

      This proceeding was originally commenced in August 23, 1984 by the 
      filing of a Tenant's Objection to Rent Services Registration wherein the 
      tenant indicated that, among other things, apartment 3A actually 
      consists of four rooms rather than five rooms as stated on the owner's 
      Apartment Registration form.

      In answer to the tenant's challenge of the total room count, the owner 
      sated, in essence, that the subject apartment contained five rooms.  The 
      owner submitted a floor plan of the apartment.

      In Order Number 42370, the District Rent Administrator determined that 
      the subject apartment consists of four rooms.

          BG 410419 RO

      In this petition, the owner requests that the Rent Administrator's Order 
      be modified to the extent that it be established with the Division that 
      apartment 3A consists of five rooms, i.e. a living room, two bedrooms, 
      a dining alcove, and a foyer.  The owner submitted a floor plan with the 

      The Commissioner is of the opinion that this petition should be denied.

      The definition of a room for rent stabilized apartments is as follows:

           1)   A windowless kitchen containing at lease 59 square feet;

           2)   An enclosed area with window containing at lease 60 
           square feet;

           3)   An enclosed area without window containing at least 80 
           square feet;

           4)   Do not include bathroom, walk-in closet, etc.

      In the instant case, an examination of the floor plan for the subject 
      premises discloses that the subject apartment consists of the following: 
      a kitchen of 59.2 square feet without a window; a living room of 278.2 
      square feet with two windows; a bedroom of 174.64 square feet with two 
      windows; a second bedroom of 208 square feet with four windows; a dining 
      alcove of 101.4 square feet without a window; and a foyer of 122.72 
      square feet without a window.  The kitchen, living room, and two 
      bedrooms are enclosed and each meets the definition of a room.  However 
      the dining alcove and foyer are not enclosed and, therefore, pursuant to 
      the definition of a room as promulgated by the Division, neither 
      qualifies as a room.  Accordingly, the subject apartment contains four 

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

      ORDERED, that this petition be, and the same hereby is, denied, and that 
      the order of the District Rent Administrator's order be, and the same 
      hereby is, affirmed.


                                      JOSEPH A. D'AGOSTA
                                      Acting Deputy Commissioner


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