BG 410258 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO.:  BG 410258 RO

                                                  DISTRICT RENT OFFICE
                                                  DOCKET NO.:  45222
                                                  TENANT:  CATHERINE FURNESS


          On July 23, 1987 the above-named owner filed a Petition for 
          Administrative Review of an order issued on June 25, 1987, by the 
          District Rent Administrator concerning the housing accommodations 
          known as 235 East 89th Street, New York, New York, Apartment No. 
          2FN, wherein the District Rent Administrator determined that, among 
          other things, the subject apartment contains two rooms.

          The issue in this appeal is whether the Administrator correctly 
          determined the number of rooms in the subject apartment.

          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.

          This proceeding was originally commenced in September 17, 1984 by 
          the filing of a Tenant's Objection to Rent Services wherein the 
          tenant indicated that, among other things, apartment 2FN actually 
          consists of two rooms rather than three rooms as stated on the 
          owner's Apartment Registration form.

          In answer to the tenant's challenge of the total room count, the 
          owner stated, in essence, that the subject apartment contained 
          three rooms.  The owner submitted a floor plan of the apartment.

          In Order Number 45222, the District Rent Administrator determined 
          that the subject apartment consists of two rooms.

          In this petition, the owner requests that the Rent Administrator's 
          Order be modified to the extent that it be established with the 

          BG 410258 RO

          Division that apartment 2FN consists of three rooms, i.e. a living 
          room, kitchen and bedroom.  The owner submitted a floor plan with 
          the petition.

          The Commissioner is of the opinion that this petition should be 

          The definition of a room for rent stabilized apartments is as 

               1)   A windowless kitchen containing at lease 59 
                    square feet;

               2)   An enclosed area with window containing at 
                    lease 60 square feet;

               3)   An enclosed area without window containing at 
                    lease 80 square feet;

               4)   Do not include bathroom, walk-in closet, etc.

          In the instant case, an examination of the floor plan for the 
          subject premises discloses that the subject apartment consists of 
          the following:

               a kitchen of 99.76 square feet with one window;

               a livingroom of 144 square feet with two windows; and

               a bedroom of approximately 126 square feet with no 

          The kitchen, livingroom and bedroom are enclosed and each meets the 
          definition of a room.  Accordingly, the subject apartment contains 
          three rooms.

          Based on the foregoing, the Rent Administrator's order is herein 
          modified to reflect that apartment 2FN consists of three rooms.

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

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

          BG 410258 RO

          and that the order of the District Rent Administrator be, and the 
          same hereby is, modified in accordance herewith.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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