BI 110081-RO
                                    STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BI 110081-RO             
                 MARSHALL SROGE-KRAUS             
                                                  DOCKET NO.:
                                   PETITIONER     048308            


          On September 21, 1987, the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on August 27, 1987, 
          by the Rent Administrator, 92-31 Union Hall Street, Jamaica, New 
          York, concerning the housing accommodation known as 68-62 136th 
          Street, Flushing, New York, Apartment A.

          The issue herein is whether the District Rent Administrator 
          properly determined the tenant's objection to the 1984 Apartment- 
          Rent/Services Registration.

          On October 17, 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, inter alia, that the owner did not include therein a 
          number of apartment and building services.  The Rent Administra- 
          tor's order of August 27, 1987, stated that the tenant filed his 
          objection to the registration on September 14, 1984, when in fact, 
          the objection was filed on October 17, 1984.

          The Rent Administrator's order, appealed herein, determined inter 
          alia, that the registration statement was to be amended to include 
          all services cited by the tenant in her objection to the registra- 
          tion on the ground that all of these services are provided by the 
          owner.  The order further stated that those service items which are 
          normal maintenance and repair, are an integral part of the 
          structure, or required by law, and need not be registered.  The 
          determination also excluded screen doors and storm windows from the 
          registration because these services were not base date services.  
          Community room service was specifically noted as a service provided 
          by the owner.

          BI 110081-RO

          On appeal, the petitioner-owner asserted that community room 
          service is not a base date or required service and that permission 
          to use a community room was granted to the tenants on a temporary 
          basis.  Additionally, the owner requested that a hearing be held by 
          the Division to decide this issue on appeal.

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

          The Commissioner notes that the sole issue raised by the petitioner 
          on appeal concerns the propriety of amending the registration 
          statement to include a community room.

          The owner admits that there is a room on the property presently 
          used as a community room, but claims that permission to use same 
          was granted on a temporary basis.

          The record, however, belies this claim.  Attached to the owner's 
          petition is an answer previously submitted by the owner, which 
          clearly demonstrates that community room privileges were granted by 
          a prior owner to the tenants in May of 1979.

          Although reference is made by the owner to a holdover proceeding 
          commenced against the occupants of the community room in 1983, the 
          file is devoid of a court order awarding possession to the owner.

          Accordingly, the Commissioner finds that the tenants' occupancy of 
          the community room, since 1979, constitutes a waiver by the owner 
          and that community room service is a required service.

          As to the owner's request that a hearing be held, the Commissioner 
          finds that this is a matter for the sole discretion of the Commis- 
          sioner and that a hearing is not necessary for a determination of 
          the issue.

          The Commissioner further finds, therefore, that the District Rent 
          Administrator properly determined the tenant's objection to the 
          1984 Apartment Rent/Services Registration.

          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is,

          BI 110081-RO

          ORDERED, that this petition be, and the same hereby is, denied, and 
          the Rent Administrator's order be, and the same hereby is, 


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner


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