BL 110198-RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEALS OF                              DOCKET NO.:   
                                                  BL 110198-RT         
                                                  RENT ADMINISTRATOR'S       
                                                  DOCKET NO.: 
                                  PETITIONER      049189      

                                       IN PART

          On December 31, 1987, the above-named petitioner-tenant filed an 
          Administrative Appeal against an order issued on November 25, 1987, 
          by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations know as 254-22 
          73rd Road, Glen Oaks, New York, Apartment A-62.

          The issue herein is whether the Rent Administrator properly 
          determined the services the owner is obligated to and does provide 
          to the tenant in the subject building and whether the registration 
          statement was properly amended to reflect those services.

          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 September 4, 1984, the tenant commenced the original proceeding 
          by filing with the Division a tenant's objection form to the 
          services registration statement filed by the owner.  The tenant 
          alleged that the owner did not include therein a number of apart- 
          ment 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.  The tenant also filed a fair market rent 

          BL 110198-RT

          In answer to the tenant's objections, the owner asserted that it is 
          not the managing agent for the subject tenant; that the owner is 
          Rosemary Farni, 254-22 73rd Road, Glen Oaks, New York and that all 
          relevant correspondence has been forwarded to the owner.

          The Rent Administrator's order of November 25, 1987, noted that a 
          copy of the tenant's objection was mailed to the owner on June 30, 
          1987 and again on October 27, 1987, but that the owner failed to 
          reply.  The order further determined that in view of the owner's 
          failure to answer, the factual allegations of the tenant's 
          objection are deemed admitted and, therefore, it is determined that 
          all the cited services are provided by the owner, including those 
          services that are not required to be registered.

          Consequently, the Rent Administrator amended the registration to 
          include a stove, refrigerator, window shades, garage, luggage room 
          and screens.  The tenant's fair market rent appeal was dismissed 
          based on a finding that the subject apartment has been continuously 
          under the Rent Stabilization Law since that law went into effect.

          In the Petition for Administrative Review (PAR), 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 with the definition of normal maintenance.

          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 Commis- 
          sioner 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 to not have to be listed on the 
          registration since they are apartment and building maintenance 

          As for benches, 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.  Accord- 
          ingly, the registration should be amended to reflect these facts.

          The owner has also not denied that toilet seats, 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 ser- 
          vices 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.

          The Commissioner notes that the issues of whether playgrounds, 
          storage space and front desk maintenance crew are required services 
          and whether these services are being provided by the owner are the 
          subjects of other proceedings filed with this agency and the 
          parties are advised to refer to the determinations made in those 
          proceedings (FH 130079-RT and FH 130039-RO, e.g.).

          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion Law and Code, it is

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


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner


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