DOCKET NUMBER: BJ 130139-RO

                                  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 NUMBER: BJ 130139-RO
                                               :
                                               :   D.R.O. DOCKET NO.  48387
            JANET SPAFFORD - OWNER,            :             (EXAMINING UNIT)
                                               :  
                                               :   TENANT:  HELEN QUENSEL
                                               :       
                                  PETITIONER.  :
          -------------------------------------X


          ORDER AND OPINION GRANTING IN PART PETITION FOR ADMINISTRATIVE REVIEW

          On October 1, 1987, the above-named petitioner  filed  a  Petition
          for Administrative Review against an order issued on September  2,
          1987 by the District Rent Administrator, 10 Columbus Circle, 
          New York, New York, concerning  housing  accommodations  known  as
          261-08 Langstone Avenue, Apartment 99 E 182  Glen Oaks,  New  York
          wherein the Administrator amended the Registration.

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

          This proceeding was commenced on October 16, 1984 when the  tenant
          filed an objection to  the  Rent/Services  Registration,  alleging
          that a number of owner-provided services had not been registered.

          On July 20, 1987, a copy of the tenant's objection  was  sent  the
          owner.

          In response, the owner stated that it was unnecessary to  register
          all of the services cited by the tenant because   
          1) several of the cited services did not need  to  be  registered,
          2) several services, including shades and storage space, were not




          and never have been provided services, and 3) some services,  e.g.
          garages, are not the owner's responsibility because they  are  not
          part of the apartment and are owned by the Co-op Corporation.

          In the order issued on September  22  1987  determining  that  the
          owner had failed to answer, the Administrator deemed  the  factual
          allegations of the objection admitted and determined that five  of
          the  services  cited   by   the   tenant   inclusive   of   stove,
          refrigerator, garage, electricity and  front  desk  but  excluding
          shades and storage are, were owner-provided services.







          DOCKET NUMBER: BJ 130139-RO

          In the appeal, the owner asserts that it  answered  the  objection
          and re-submits on appeal the answer which had  been  submitted  in
          the proceeding below:

          The Commissioner is of the opinion that  the  petition  should  be
          granted in part.

          A review of the Division's  records  discloses  that  the  owner's
          answer was received.  Accordingly, the Commissioner  revokes  that
          part of the order that determined that the  owner  had  failed  to
          reply and that deemed the factual allegations admitted.

          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, security and a front desk do not have to be listed on 
          the  registration  since   they   are   apartment   and   building
          maintenance requirements.

          As for toilet seats, 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 order 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







          DOCKET NUMBER: BJ 130139-RO

          ORDERED, that this petition be and the same hereby is, granted  in
          part and that Administrator's order be and  the  same  hereby   is
          modified as provided hereinabove.


          ISSUED:



                                                                           
                                             ELLIOT SANDER
                                             Deputy Commissioner







                                               ADMINISTRATIVE REVIEW BUREAU
                                                COVERING MEMORANDUM


          ARB Docket No.:  BJ 130139-RO

          DRO Docket No/Order No.:  48387  

          Tenant(s): HELEN QUENSEL

          Owner:  JANET SPAFFORD

          Code Section:  2523.2

          Premises:  261-08 Langstone Avenue, 182  Glen Oaks, NY, Apt. O8-F


          ORDER AND OPINION GRANTING IN PART PETITION FOR ADMINISTRATIVE REVIEW

               Glen Oaks  services  registration  amended  as  per  past
               orders.



          APPROVED:

          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Counsel:                                                  

          Deputy Commissioner:                                             


          Mailed copies of Order and Determination to:
                         Tenant(s)            
                         Owner                
                         Tenant's Atty.       
                         Owner's Atty.        


          Date:                    : by                                   
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