BI 110133-RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEALS OF                              DOCKET NO.:   
                                                  BI 110133-RT                
                     SARAH GUARINO,          
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      49255      


          On September   , 1987, the above-named petitioner-tenant filed an 
          Administrative Appeal against an order issued on August 24, 1987, 
          by the District Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          263-11, 74th Avenue, Apartment 1, Glen Oaks, New York.

          The issue herein is whether the District Rent Administrator  pro-
          perly determined the services the owner is obligated  to  provide
          to the tenant in the subject building and whether  the  registra-
          tion statement was properly amended to reflect these services.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion relevant to the  issues
          raised by the administrative appeal.

          On October 10, 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.

          In answer to the tenant's objections, the owner asserted  that  a
          stove and refrigerator are provided  with  the  apartment,  elec-
          tricity  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, 

          BI 110133-RT
          landscaping, outside water spigots, and clotheslines are provided 
          by the co-op corporation for the common areas  and  are  not  re-
          quired to be listed on the apartment registration.

          On August 24, 1987, the District  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 established 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

          Applying these principles to the instant proceedi g  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 a front desk  do  not  have  to  be  listed  on  the
          registration since they are apartment  and  building  maintenance

          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   to   assure    their    continued    availability.
          Accordingly the registration should be amended to  reflect  these

          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  state-
          ments.  They are required services, though, and  any  attempt  to
          eliminate these items will be justification  for  a  rent  reduc-
          tion application.  Any prior order  issued  by  the  Commissioner

          BI 110133-RT
          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/residence crew are required services 
          and whether these services are being provided by  the  owner  are
          the subjects of other proceedings filed with this agency and  the
          parties are advised to refer to the determinations made or to  be
          made in those  proceedings  (Docket  Nos.  FH  130079-RT  and  FH
          130037-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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