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

          APPEAL OF                              DOCKET NO.:              
                                                 RENT ADMINISTRATOR'S 
                                                 ORDER NO.:                  
                RANDALL RENSCH                   044408  

                              PETITIONER      : 


               On July 30, 1987, the above-named petitioner-tenant filed an 
          Administrative Appeal against an order issued on June 25, 1987, by 
          the District Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodation known as 440 East 
          62nd Street, Apartment 11-A, New York, NY.

               The issue herein is whether the District Rent Administrator 
          properly determined the tenant's objection to the 1984 apartment 
          rent/services registration.

               The Rent Administrator's order, appealed herein, amended the 
          registration to include venetian blinds, central air-conditioning, 
          master television antenna and automatic elevator.  As to 
          recreational facilities, it was determined that roof access is not 
          a service required to be listed on the registration.  The District 
          Rent Administrator's determination to add the above-noted services 
          to the registration was based, inter alia, on the owner's answer 
          stating that all services listed on the tenant's objection are 
          already being provided except recreational roof access, which was 
          discontinued at the behest of the building's co-op board (not the 
          apartment owner) due to the fact that it was unsafe and hazardous. 

          ADM. REVIEW DOCKET NO.: BH-410024-RT

               On appeal, the petitioner-tenant alleged that although roof 
          access may not be a service required to be added to the 
          registration, it is a service that was provided by the management 
          for many years and which should be continued. 

               After a careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeal 
          should be granted.

               On September 25, 1984, the tenant initiated 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.

               In an answer filed by the agent for the owner of the shares 
          for the subject apartment, it is alleged, in substance, that all 
          complained-of services were actually being provided; save for 
          recreational roof-access service and that as to the latter service, 
          it was the policy of the co-op board to discontinue the service.  
          The owner further alleged that the service may have to be 
          permanently discontinued but that this would be decided only after 
          discussion with the co-op board.

               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 not contained within the individual 
          housing accommodation.

               Inasmuch as the District Rent Administrator already determined 
          that the owner provides the services listed by the tenant 
          (excepting recreational roof-access) and that the registration will 
          be amended to reflect these facts, the sole issue to be determined 
          is whether recreational roof-access service must be listed by the 

               The tenant, on appeal, submitted photographs of the roof 
          showing chaise longues; other recreational furniture and potted 
          plants - thus evidencing a tenant roof presence.  

               Moreover, the owner's answer (filed April 30, 1987,) to the 
          tenant's objection to the services registration clearly 

          ADM. REVIEW DOCKET NO.: BH-410024-RT

          demonstrated that recreational roof access was a service provided 
          to the tenants of this building. 

               The owner's answer below to the effect that the building's 
          board preempted its responsibility to continue recreational roof 
          services is without merit.  This fact, in and of itself, does not 
          relieve the owner of the obligation to include this item on the 
          registration and to assure its continued availability.

               Accordingly, the registration statement should be amended to 
          reflect this fact.

               The tenant is advised to file a complaint of decreased 
          services if roof access has been discontinued.  The owner also may 
          file an application with the Division to modify or delete a 
          required service if circumstances require discontinuance of this 

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

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Administrator's order be, and the same hereby 
          is modified to include recreational roof access as a service 
          required to be registered.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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