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

     APPEAL OF                              DOCKET NO.: BC 110384-RT
                                            DRO DOCKET NO.: 35336
                           PETITIONERS   : 


     On March 20, 1987 the above-named petitioner-tenants 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  254-26  74th  Avenue,  Glen
     Oaks, New York, Apartment G-12 wherein the  District  Rent  Administrator,
     among other things, determined  that  the  owner  does  provide  and  must
     maintain a stove, refrigerator, window shades, luggage room, and  screens,
     and ordered that the registration be amended to include these 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  tenants  commenced  the  original  proceeding  by
     filing with the Division a tenants' objection form  to  the  rent/services
     registration statement filed by the owner.   The  tenants  alleged,  among
     other things, that the owner did not include therein a number of apartment 
     and building services.  Specifically, the tenants 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 tenants' 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 110384-RT
     In the petition for Administrative  Review,  the  tenants  urge  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 tenants'  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  tenants  in  their

     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

     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


          DOCKET NUMBER: BC 110384-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 issued 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

     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.


                                            ELLIOT SANDER
                                         Deputy Commissioner


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