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 REVIEW
     APPEAL OF                              DOCKET NO. BC 110191-RT
                                         :  
                                            DRO DOCKET NO. 034270
       CLAUDE LAZARUS
                           PETITIONER    : 
     ------------------------------------X                             

       ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN PART

     On  March  11,  1987,  the  above-named  tenant  filed  a   petition   for
     administrative review of an order issued on February 5, 1987 by a District 
     Rent Administrator concerning housing accommodations known as 73-21  260th
     Street, Apartment 1,  Glen  Oaks,  New   York  wherein  the  Administrator
     ordered that the registration be amended to include certain 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 petition for review.

     On August 8, 1984, the  tenant  of  Apartment  1  at  73-21  260th  Street
     commenced this proceeding by filing a tenant's objection to  the  services
     registration statement.  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  a  stove,  refrigerator,  shades,
     garage, linoleum, toilet  seat,  light  fixtures,  screens,  extermination
     services,  and  a  master  antenna  outlet  as  apartment   services   and
     electricity, storage space, front  desk,  exterior  door  locks,  benches,
     exterior  lighting,  snow  removal  and  salting,  security,  landscaping,
     parking spaces, outside water-spigots,  clotheslines, and community  rooms
     as building-wide services.  The tenant  also  filed  a  fair  market  rent
     appeal.  The tenant also alleged that he had not been served a copy of the 
     registration statement.

     The owner initially served in this proceeding was Grenadier  Realty  Corp.
     who, in answer to the tenant's  objections,  asserted  that  a  stove  and
     refrigerator are provided with the apartment; electricity is not  required
     to be registered; shades are  not  provided;  storage  space  outside  the
     apartment  is  not  provided;  garages  are  the  property  of  the  co-op
     corporation; there is no front  desk;  linoleum,  toilet  seat,  fixtures,
     screens, and exterminator are provided with the  apartment;  and  exterior
     door locks, benches, parking, community  rooms,  snow  removal,  security,
     landscaping, outside water spigots, and clotheslines are provided  by  the
     co-op corporation for the common areas and are not required to  be  listed
     on the apartment registration.

     Subsequently, Grenadier Realty Corp. advised the Division of  Housing  and
     Community Renewal (DHCR)  that  it  was  not  the  owner  of  the  subject
     apartment from before April 1, 1984 and should not be involved in this 







          DOCKET NUMBER: BC 110191-RT
     proceeding.  The agency  was  advised  that  the  tenant  had  a  "private
     landlord," and this fact was acknowledged  by  the  tenant.   The  correct
     owner was notified of the proceeding and answered only  that  he  had  not
     known of the requirement of apartment registration and in August 1986  had
     served the tenant with apartment registrations for 1984, 1985 and 1986.

     On February 5, 1987, the Rent Administrator issued the  order  here  under
     review amending the registration to include a stove, refrigerator,  window
     shades, luggage room and screens.  It also noted that the  right  of  rent
     stabilized tenants to rent garage space  was  established  in  an  earlier
     order (Docket Nos. 57577-B and 62622-B  issued  on  July  8,  1985).   The
     tenant's fair market rent appeal was dismissed based on a finding that the 
     subject apartment has been continuously under the Rent  Stabilization  Law
     since that law went into effect.  The Administrator also ordered the owner 
     to refund guideline increases collected by the owner from  April  1,  1984
     to the date the tenant was served with the apartment registration.

     In the petition for administrative  review,  the  tenant  urges  that  the
     Administrator's  order  should  be  amended  to  include  all  the   items
     contained in the original objection form or specify which did not need  to
     be listed because they are either required  by  law  or  fall  within  the
     definition of normal maintenance.

     After careful consideration, the Commissioner is of the opinion  that  the
     tenant's petition should be granted in part.

     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 with 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 for which there is a separate charge.

     Applying these principles to  the  instant  proceeding,  the  Commissioner
     finds that electricity for common  and  exterior  areas  and  exterminator
     services are required by law  and  did  not  have  to  be  listed  on  the
     registration.  Snow removal, salting, landscaping, security  and  a  front
     desk do not have to be listed on the registration since they are apartment 
     and building maintenance requirements.

     As for a toilet seat, parking spaces, and  community  meeting  rooms,  the
     owner has not denied that these are services provided to the apartment  or
     building on the applicable base date.  The fact that some of them  may  be
     provided by the co-op corporation  does  not  relieve  the  owner  of  the
     obligation to include these items on the registration and to insure  their
     continued availability.  Accordingly, the registration should  be  amended
     to reflect these facts.

     The owner has also not denied that benches, exterior door locks, linoleum, 
     light fixtures in public areas, outside water spigots, and clotheslines 






          DOCKET NUMBER: BC 110191-RT
     are provided.  However, because of the minor nature of  these  items,  the
     Commissioner finds that they do not have to be specifically listed on  the
     registration statements.  They are  required  services,  though,  and  any
     attempt to  eliminate  these  items  will  be  justification  for  a  rent
     reduction application.   Any  prior  orders  issued  by  the  Commissioner
     finding that these services had to be registered were the  result  of  the
     owner's attempt to disclaim liability for these items.   In  order  to  be
     consistent with this order,  the  prior  orders  should  be  construed  as
     finding that these minor services are required to be provided but need not 
     be registered.

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

     ORDERED, that this petition be, and the same hereby is, granted  in  part,
     and that the Administrator's order be, and the same hereby is, modified as 
     provided hereinabove.

     ISSUED:














                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner




                                                   
    

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