BH 110066-RT
                                 STATE OF NEW YORK 
                           OFFICE OF RENT ADMINISTRATION 
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.:
                                                  BH 110066-RT
                   SOPHIE ZILINSKI,   
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     049207

                                       IN PART

          On August 11, 1987, the above-named petitioner-tenant filed an  
          Administrative Appeal against an order issued on July 24, 1987, by 
          the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York, 
          concerning the housing accommodations known as 263-25 73rd Avenue, 
          Glen Oaks, New York, Apartment A-31.

          The issue herein is whether the Rent Administrator properly 
          determined the services the owner is obligated to and does provide 
          to the tenant in the subject building and whether the registration 
          statement was properly amended to reflect those 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 administrative appeal.

          On October 2, 1984, the tenant commenced the original proceeding by 
          filing with the Division a tenant's objection form to the services 
          registration statement filed by the owner.  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.

          BH 110066-RT

          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 prop- 
          erty 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 

          On July 24, 1987, The Rent Administrator issued an order in which 
          it amended 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 estab- 
          lished in an earlier order (Docket Nos. 57577-B, 58299-B and 
          62622-B issued on July 8, 1985).

          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.

          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 for which there is a separate charge.

          Applying these principles to the instant proceeding the Commis- 
          sioner 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 front desk do not have to be listed on the regis-
          tration since they are apartment and building maintenance 

          BH 110066-RT

          As for benches, 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. Accord- 
          ingly, the registration should be amended to reflect these facts.

          The owner has also not denied that toilet seats, 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 applica- 
          tion.  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.

          The Commissioner notes that the issues of whether playgrounds, 
          storage space and front desk/maintenance crew are required services 
          and whether these services are being provided by the owner are the 
          subject of other proceedings filed with this agency and the parties 
          are advised to refer to the determinations made in those proceed- 
          ings (Docket Nos. FH 130079-RT and FH 130039-RO, e.g.). 

          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.


                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy commissioner 


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