Docket Number: BC 110383.RT
                                 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 110383 RT
                                            :  
             MARTIN KACZERSKI,                 DRO DOCKET NO.: 36430

                              PETITIONER    : 
        ------------------------------------X                             
                                         
           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                      IN PART   

        On  March  20,  1987,  the  above-named  petitioner-tenant  filed  a
        Petition for Administrative Review against an order issued on  March
        2, 1987 by the District Rent Administrator, 10 Columbus Circle,  New
        York, New York concerning housing accommodations  located  at  71-50
        260th Street, Glen  Oaks,  New  York,  Apartment  A132  wherein  the
        District Rent Administrator, among other things,  ordered  that  the
        registration be amended to include certain services.

        The issue in this appeal is whether this order is correct.

        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 October 2, 1984, the tenant commenced the original proceeding  by
        filing  with  the  Division  a  tenant's  objection  form   to   the
        rent/services registration statement filed by the owner.  The tenant 
        alleged, among other things, 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,
        and garage as apartment services and electricity, storage space, and 
        front desk, as building-wide services.   

        In answer to the tenant's objections,  the  owner  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.

        On March 2, 1987, the District Rent Administrator issued an order in 

        which, among other things the Administrator amended the registration 
        to include a stove, refrigerator, window shades,  luggage  room  and
        screens.  








        Docket Number: BC 110383.RT
        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  do  not
        need to be listed because they are either required by  law  or  fall
        within the definition of normal maintenance.

        The Commissioner is of the opinion that the tenant's petition should 
        be granted in part.

        A  review  of  the  record  indicates   that   the   District   Rent
        Administrator's record contained only a partial objection, lacking a 
        reverse side which contained the additional  services  mentioned  by
        the tenant in his appeal.

        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 garbage removal,  electricity  for  common  and  exterior
        areas and exterminator services are required by law and did not have 
        to be listed on the  registration.   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 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   assure   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 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 


        order 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.








        Docket Number: BC 110383.RT
        Section 2529.6 of the Rent Stabilization Code states,  in  pertinent
        part.  "Review pursuant to this Part shall be limited  to  facts  or
        evidence before a Rent Administrator as  raised  in  the  petition."
        The record is unclear as to whether the issue  of  playground  areas
        was raised in the proceeding below.  Accordingly, that issue may not 
        be raised for the first time on appeal.

        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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