ADM. REVIEW DOCKET NO.: BL 110199 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.:               
                                                 BL 110199 RO   
                                              :
                                                 DRO ORDER NO.:           
                                                 BD 110416-S                
                   SIDNEY KAYLIE
                                             
                                                  

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

           ORDER AND OPINION GRANTING TENANT'S PETITION FOR ADMINISTRATIVE 
              REVIEW, REVOKING RENT ADMINISTRATOR'S DETERMINATION, AND
                   REMANDING PROCEEDINGS FOR FURTHER CONSIDERATION
                                          

               On December  23,  1987,  the  above-named  petitioner-tenant
          filed a Petition for Administrative Review (PAR) against an order 
          issued on November 23, 1987 by the Rent  Administrator  at  Gertz
          Plaza, New York, concerning the housing accommodations  known  as
          108-42  64th  Avenue,  Apartment  6F,  Forest  Hills,  New  York,
          collectively known as the Villas of  Forest  Hills,  wherein  the
          Administrator dismissed the tenant's complaint of a reduction  of
          services, on the ground that the subject apartment was  not  rent
          stabilized because the subject premises contained less  than  six
          units.  It is noted that  the  tenant's  petition,  was  docketed
          under the suffix "RO", normally designating an owner's petition. 

               On appeal, the petitioner asserts that he took occupancy  of
          the apartment in 1976, at which time the  subject  apartment  was
          rent stabilized, has remained in continuous occupancy since  that
          time, that the subject premises is part of a horizontal  multiple
          dwelling that was divided into two-family garden type  apartments
          that were  converted  to  co-operative  ownership,  and  sold  to
          individual owners and investors, and that the tenant has remained 
          in occupancy without purchasing the unit.  




               The owner responded that he purchased the unit in 1985, as a 
          two-family house with two apartments, submits  a  Certificate  of
          Occupancy reflecting that the premises contains  two  apartments,
          and concludes that the subject premises is not  subject  to  rent
          stabilization as it contains less than six units.

               The Commissioner notes that Division records reveal  several
          inconsistent orders determining the rent stabilized status of the 






          ADM. REVIEW DOCKET NO.: BL 110199 RO
          subject unit, in addition to the proceedings herein under appeal. 
          In Docket No. BD-110051-RV, the Administrator, in an order  dated
          May 24, 1989, denied  the  tenant's  complaint  for  the  owner's
          failure to offer the tenant a lease renewal, on the grounds  that
          the  subject  building  is  a  two-family  house  not  under  the
          jurisdiction of the Rent Stabilization Law and Code.  However, in 
          an order issued on July 3, 1989, under Docket  No.  BE-110009-UC,
          the  Administrator  found  that  the  premises  are  part  of   a
          horizontal multiple dwelling and subject  to  Rent  Stabilization
          pursuant to Section 2520.11(d) of the Rent Stabilization Code. 

               Section 2520.11(d) of the Code sets forth the following: 

                    (d) buildings containing fewer than six housing 
                    accommodations on the date the building first 
                    became subject to the RSL, unless such buildings
                    are otherwise subject to this Code pursuant to 
                    the RSL or other statutes and regulations; for
                    the purposes of this subdivision (d), a building
                    shall be deemed to contain six or more housing 
                    accommodations if it was part of a multiple 
                    family garden-type maisonette dwelling complex
                    containing six or more housing accommodations
                    having common facilities such as a sewer line,
                    water main or heating plant and was operated as
                    a unit under common ownership on the date the
                    building or complex first became subject to the
                    RSL, notwithstanding that Certificates of Occupancy
                    were issued for portions thereof as one or two-
                    family dwellings;

               The Commissioner concurs that the apartment  is  subject  to
          rent stabilization pursuant to this section. 

               Accordingly,  the   matter   is   remanded   to   the   Rent
          Administrator  for  a  determination  of  the  tenant's  services
          complaint.  This order supersedes any prior inconsistent orders 





          regarding the status of the  subject  apartment.   The  owner  is
          advised to file with  DHCR  appropriate  registrations  for  this
          apartment for every year from 1984 to the present,  if  this  has
          not already been done. 

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

               ORDERED, that the tenant's petition be, and the same  hereby
          is, granted, that the Rent Administrator's order be, and the same 
          hereby is, revoked, and that the proceedings  be,  and  the  same
          hereby  are,  remanded   to   the   Administrator   for   further
          consideration. 

          ISSUED:








          ADM. REVIEW DOCKET NO.: BL 110199 RO




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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