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

          APPEAL OF                              DOCKET NO.               
                                                 BI - 410279 - RO
                                                 RENT ADMINISTRATOR'S        
                                                 DOCKET NO.
            AMBASSADOR APARTMENTS EAST           46029                    

                              PETITIONER      : 


               On September 28, 1987, the above-named petitioner-owner filed 
          an Administrative Appeal against an order issued on August 19, 
          1987, by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations known as 147 East 
          82nd Street, New York, N.Y., Apt. 4-F.

               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 apartment and whether the registration 
          statement was properly amended to reflect those facts.

               On September 11, 1984, the tenant commenced the original 
          proceeding by filing with the Division a tenant's objection to the 
          services registration statement filed by the owner.  The tenant 
          alleged that the owner did not include venetian blinds and that the 
          building services registration was not posted. 

               The Rent Administrator's order determined, inter alia, that 
          venetian blinds are provided for in the tenant's lease, dated March 
          10, 1974, and that venetian blinds are, therefore, a provided 
          service, requiring amendment of the apartment services 

          ADM. APPEAL DOCKET NO. BI - 410279 - RO

               On appeal, the petitioner-owner asserts that venetian blinds 
          were never provided to this or any other tenant in the building; if 
          blinds were previously in the subject apartment it was because the 
          prior tenant had purchased same and left them on departing the 
          premises and that the building services registration is posted in 
          the building.

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

               A review of the record reveals that the owner filed an answer 
          to the tenant's objection, on July 21, 1987, essentially stating 
          that blinds had not been supplied to the tenants in this building 
          for the past twenty-five years, but that when tenants vacate they 
          usually leave their blinds for use by the next tenant.

               In response, the tenant claimed that before renting the 
          subject apartment, she had stipulated with the renting real-estate 
          broker that blinds or window shades were to be provided.  She 
          submitted a copy of an application for a lease, dated March 10, 
          1974, in which she listed "window shades and blinds clean" among 
          the category of "Repairs, and other memorandum." 

               Section 2528.2 of the Rent Stabilization code provides that 
          the initial registration statement required for each housing 
          accommodation must include, among other things, the number of rooms 
          in such housing accommodation and "all services provided for in the 
          last lease or rental agreement, provided or required to be provided 
          on the applicable base date or thereafter."

               The evidence of record adequately supports the Administrator's 
          determination that blinds are among the services provided to the 
          subject tenant and must be registered.  The owner's explanation 
          that the blinds were left by the prior tenant is consistent with 
          this finding.  Equipment abandoned by a vacating tenant becomes the 
          property of the owner and, if it is not removed from the apartment 
          before occupancy by the succeeding tenant, becomes an item provided 
          by the owner and included among the services for which the tenant 
          pays rent.  The fact that the tenant's initial lease does not 
          mention blinds is not dispositive since it is not unusual for such 
          items to be omitted from a standard lease form. 

               With regard to the tenant's contentions about the posting of 
          the building services registration, the Commissioner notes that 
          this is not a service that would be included in the registration 
          and is, therefore, not an appropriate matter for adjudication in an 

          objection to registration proceeding.  The owner, however, is 
          reminded that Section 2528.2 of the Code requires such posting, and 

          ADM. APPEAL DOCKET NO. BI - 410279 - RO

          the owner is cautioned to comply with this requirement, or risk 
          possible penalties.

               Accordingly, the Commissioner finds that the Rent 
          Administrator correctly determined that venetian blinds are a 
          required service.

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

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


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name