ADM. REVIEW DOCKET NO.: BJ 430291 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 NO.:               
                                                 BJ 430291 RO
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.: 46340        
                 CHELSEA TOWN CO.            
                                                  

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

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                       IN PART

               On October 23, 1987, the above named petitioner owner filed a 
          Petition for Administrative Review against an order issued on 
          September 21, 1987 by the Rent Administrator at 10 Columbus Circle, 
          New York City, concerning the housing accommodations known as 320 
          West 30th Street, New York, NY, Apartment No. 7K, wherein the 
          Administrator determined the tenant's objection to the 1984 initial 
          services registration.

               The challenged order determined that the owner provided 
          venetian blinds, laundry room facilities, storage space, and lobby 
          air conditioning, as required services.  The Administrator noted 
          that the fact that laundry room facilities were provided by an 
          outside contractor did not lessen the owner's responsibility to 
          provide the service.  

               On appeal, the owner argues that the findings were incorrect 
          and should be modified, as more fully set forth below. 

               Section 2520.6(r) of the Rent Stabilization Code defines 
          "required services" as those services furnished or required to be 
          furnished to the continuously stabilized housing accommodation on 
          May 31, 1968, and all additional service provided or required to be 
          provided thereafter.  The base date for determining required 
          individual apartment services for apartments which were either 
          vacancy destabilized or decontrolled between July 1, 1971 and June 
          30, 1974, is May 29, 1974.    
















          ADM. REVIEW DOCKET NO.: BJ 430291 RO


               The owner concurred with the tenant below and on appeal that 
          venetian blinds and storage space were services provided to this 
          tenant but disputes the tenant's suggestion below that these 
          services were provided building wide.  The Administrator's 
          determination is affirmed without prejudice to the owner or to 
          other tenants to raise the issue of building wide services in 
          appropriate proceedings.  

               Concerning the lobby air conditioner, the owner admits that a 
          window air conditioner was placed in the lobby for the period from 
          1968 through 1972 and from 1978 through 1984.  Consequently, the 
          lobby air conditioner became a required service under the 
          provisions of Section 2520.6(r).  

               Section 2520.6(r)(3) further defines ancillary service as that 
          space and those required services not contained within the 
          individual housing accommodations which the owner was providing on 
          the applicable base date, and any additional space and services 
          provided or required to be provided thereafter by applicable law.
          Additionally, Section 2520.6(r)(3)(xi) provides, in pertinent part, 
          that an ancillary service for which there is or was a separate 
          charge, shall not be subject to the provisions of this Code where 
          no common ownership between the operator of such service and the 
          owner exist or existed on the applicable base date or at any time 
          subsequent thereto, and such service is or was provided on the 
          applicable base date and at all times thereafter by an independent 
          contractor pursuant to a contract or agreement with the owner.

               The owner acknowledges that the owner provided tenants with 
          laundry room space operated by an independent contractor but denies 
          that the owner ever operated a laundry room.  The tenant has not 
          refuted such statement.  Accordingly, the Commissioner finds that 
          the service was provided by an independent contractor on the base 
          date.  Consequently, the registration statement should be amended 
          to delete the provisions of a laundry room as a required service.  
          However, the space that is provided for laundry equipment should 
          remain a required service since such space was provided by the 
          owner.  Moreover, the owner may not unreasonably interfere with the 
          contractor's service.  

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








               ORDERED, that this petition be, and the same hereby is granted 






          ADM. REVIEW DOCKET NO.: BJ 430291 RO

          in part, in that the laundry room equipment is not a required 
          service, but that the space for such equipment is, and that the 
          registration statement be amended accordingly. 

          ISSUED:





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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