ADM. REVIEW DOCKET NO.: BJ - 110231 RT

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.:               
                                                 BJ - 110231 RT 
                                              :
                                                 DRO ORDER NO.:           
                                                 051636                     
              ROBERT HIMELSTEIN
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW, 
                                          IN PART

               On October 26, 1987, the above-named petitioner-tenant filed 
          a Petition for Administrative Review against an order  issued  on
          October 9, 1987, by the District Rent  Administrator,  concerning
          the housing accommodations known  as  255-05  75th  Avenue,  Glen
          Oaks, New York, Apartment H-182. 

               The  appealed  order  of  the  District  Rent  Administrator
          determined, inter alia, that the  owner  does  provide  and  must
          maintain a stove, refrigerator, window shades, luggage  room  and
          screens and ordered that the registration be amended  to  include
          these  services.   The  order  also  noted  that  the  owner  was
          responsible for the  maintenance  of  window  shades  and  garage
          spaces by virtue of earlier  orders (Docket Nos. 57577-B, 58299-B 
          and 62622-B) dated July 8, 1985. 

               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.  

               On October  2,  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 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.  







          ADM. REVIEW DOCKET NO.: BJ - 110231 RT
               In answer to the tenant's objections, the owner furnished  a
          copy of the 1984 apartment registration for the subject apartment 
          and asserted that a stove and refrigerator are provided with  the
          apartment; electricity is not required to be registered;  storage
          space outside the apartment is  not  provided;  garages  are  the
          property of the co-op corporation; there is no front desk in each 
          building - but there is a centrally located management office  in
          one  location;  linoleum,  toilet  seat,  fixtures,  screens  and
          exterminator are provided with the apartment; and  exterior  door
          locks, benches, parking, community rooms, snow removal, security, 
          landscaping, outside water spigots and clotheslines are  provided
          by the co-op  corporation  for  the  common  areas  and  are  not
          required to be listed on the apartment registration.  

               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. 

               In answer to the  petition,  the  owner  contends  that  the
          tenant receives all services required under the lease as well  as
          those that are mandated by the New York City Administrative  Code
          and the Rent Stabilization Law and Code.  The owner adds that the 
          Apartment  Registration  Form  was  properly  completed  and  the
          tenant's petition should be denied.

               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 
          charge.

               Applying these principles  to  the  instant  proceeding  the
          Commissioner 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, and security  do  not  have  to  be  listed  on  the
          registration since they are apartment  and  building  maintenance
          requirements.   

               On June 27, 1991, the District Rent Administrator issued  an
          order under Docket No. EA 110008-RK directing the owner  to  list
          an  on-site  "front  desk  service/maintenance  service"  on  the
          registrations  filed  with  the  Division.    Said   order   also
          determined that storage  space  and  additional  playgrounds  are






          ADM. REVIEW DOCKET NO.: BJ - 110231 RT
          required services which must be restored.  The Commissioner notes 
          that there are both owner's and tenants'  administrative  appeals
          against said order currently pending.

               As for toilet seat, 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  and  to  assure   their   continued
          availability.  Accordingly, the registration should be amended to 
          reflect these facts. 

               The owner has also not denied that  benches,  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
          statements.  They are required services, though, and any  attempt
          to eliminate  these  items  will  be  justification  for  a  rent
          reduction  application.   Any  prior   orders   issued   by   the
          Commissioner 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.
           
               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 the Administrator's order  be  and  the  same
          hereby is modified as provided hereinabove.

          ISSUED:





                                                                 
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    

    

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