BJ 130144 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO.:  BJ 130144 RO

                  OTTO J. HELPRIN-OWNER,
                                                  DRO DOCKET NO.: 51026 
                                                  EXAMINING UNIT



          On October 2, 1987, the above-named petitioner filed  a  Petition
          for Administrative Review against an order  issued  on  September
          18, 1987 by the Rent Administrator, 10 Columbus Circle, New York, 
          New York concerning the housing accommodation known as 52-14 39th 
          Avenue,  Apartment  2-A,   Woodside,   New   York   wherein   the
          Administrator amended the apartment registration.

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

          This proceeding was commenced on October 1, 1984 with the  filing
          by the tenant of an objection to the apartment registration.  The 
          tenant stated that the owner  provides  but  failed  to  register
          three services:  cooking gas; one  full-time  and  one  part-time
          maintenance employee; and garage space.

          On July 20, 1987 a copy of the  objection  with  instructions  to
          answer within 20 days was sent to the owner.

          On September 14, 1987, in response to the  objection,  the  owner
          stated that cooking fuel was included in the rent  and  had  been
          omitted erroneously from the  registration.   The  owner  further
          stated that garage space was  not  included  in  the  lease,  was
          separately billed, and was not in the jurisdiction  of  the  rent
          stabilization law.

          In the order  hereunder  review,  the  Administrator  deemed  the
          factual allegations of the objection  admitted  and  amended  the
          registration to include the alleged services.

          In the appeal, the owner contends that garage space  is  separate
          and  apart  from  the  residential  space,  is  rented  to   both
          residential tenants and outsiders and thus is not subject to  the
          rent Stabilization Law.

          BJ 130144 RO
          Although afforded the opportunity to do so, the  tenant  did  not
          reply to the petition.

          The Commissioner is of the opinion that this petition  should  be

          Pursuant to Code Section 2523.2, an owner shall certify  that  it
          is maintaining all services as required by Code Section 2520.6(r) 
          (Required  Services).   Under  Section   2520.6(r)(3)   ancillary
          services are defined as that space and  those  required  services
          not contained within the individual housing  accommodation  which
          the  owner  was  providing  on  the  applicable  base   date   or
          thereafter.  Ancillary services may  include  garage  facilities,
          laundry facilities, recreational facilities and security.

          In the instant case, this owner-provided  service  clearly  meets
          the definition  provided  by  Code  Section  2520.6(r)(3).    The
          renting of spaces to non-tenants does not affect  the  stabilized
          status  of  the  garage  spaces  rented  to  stabilized  tenants.
          Accordingly,  the  Commissioner  finds  that  the   Administrator
          correctly amended the registration to include garage space.

          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 Rent Administrator's order be, and the  same  hereby  is,

                                                  ELLIOT SANDER
                                                  Deputy Commissioner

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