BI 410315-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 410315-RO; 
              RUDIN MANAGEMENT CO. INC.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     044156              


          On September 3, 1987, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on July 30, 
          1987, by the Rent Administrator, concerning the housing accommo- 
          dation known as 2 Fifth Avenue, New York, New York, Apartment 4-L,
          wherein the Administrator determined that the registration state- 
          ment is to be amended to include, inter alia, seven (7) porters and 
          eighteen (18) elevator service employees.  The Rent Administrator's 
          determination was based on the owner's answer, which the Rent 
          Administrator interpreted as stating that the above were provided 

          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.

          The issue herein is whether the Rent Administrator properly deter- 
          mined the services the owner is obligated to and does provide to 
          the tenant and whether the registration statement was properly 
          amended to reflect those facts.

          On appeal, the petitioner-owner asserted that its answer below did 
          not specify the number of porters or elevator service employees and 
          that the Rent Administrator erred by interpreting its answer below 
          as a full admission that it specifically provided seven (7) porters 
          and eighteen (18) elevator service employees.

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

          BI 410315-RO

               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 accommodations.

          A review of the record reveals that the owner's answer of July 15, 
          1987, made no mention whatsoever of the specific number of porters 
          or elevator service employees required in the subject premises, 
          although it is conceded that porters and elevator service employees 
          are a provided service.

          Moreover, the owner submitted a copy of the Building Services 
          Registration form which clearly showed that the gross number of 
          full and part-time maintenance employees are specified, but not the 
          specific numbers of employees assigned to each task.

          Accordingly, in the absence of any other compelling evidence, the 
          Commissioner finds that the Rent Administrator erred by requiring 
          the registration to reflect a numerical breakdown of the amount of 
          employees assigned to each task in the subject building.

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

          ORDERED, that this petition be, and the same hereby is, granted, 
          and that the Rent Administrator's order be, and the same hereby is, 
          modified to delete from the Building's Registration Statement all 
          numerical employee task specifications as provided herein.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


          BI 410315-RO


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