Docket Number: DJ-210309-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: DJ-210309-RO
             EILAT MANAGEMENT,                 DRO  DOCKET  NO.:  TC-82276-G

                              PETITIONER    : 

        On  October  4,  1989,  the  above-named  petitioner-owner  filed  a
        Petition for  Administrative  Review  against  an  order  issued  on
        January 31, 1989 by the District Rent Administrator at Gertz  Plaza,
        Jamaica, New York, concerning the housing  accommodations  known  as
        Apartment 5F, 1833 East 12th Street, Brooklyn, New York, wherein the 
        Administrator determined that the owner had overcharged the  tenant.

        The petitioner acknowledges that the PAR was filed more than thirty 
        five days after the date of the  Administrator's  order  but  points
        out that the order  was  not  correctly  addressed  to  the  owner's
        registered address.  Consequently the PAR shall be  deemed  to  have
        been timely filed.

        The issue in these proceedings is whether the Administrator's  order
        was correct.

        The applicable law is Section 2520.6(r)(3) and 2526.1  of  the  Rent
        Stabilization Code.

        The  tenant  commenced  these  proceedings  on  February  6,   1984,
        complaining that the owner had required him to rent a garbage space, 
        and at an excessive rent, as a  condition  of  renting  the  subject
        apartment.  The tenant took occupancy of the  subject  accommodation
        pursuant to a two year  lease,  at  a  monthly  rental  of  $498.92,
        allocating $348.92 for the apartment and $150.00 per month  for  the
        garage.  The  tenant  alleged  that  he  had  no  car  and  had  not
        requested a garage space.

        The owner responded on  September  30,  1984  by  submitting  leases
        showing the rental history for the subject apartment from  the  base
        date.  The prior tenant's  leases  did  not  provide  for  a  garage
        rental.  The owner asserted that there were no guidelines  governing
        the allowable decreases for garage rent, but was otherwise silent to 
        the tenant's claim that he had been compelled to rent a garage space 
        as a condition of renting the apartment.


          Docket Number: DJ-210309-RO
        By a letter dated October 12, 1984,  the  tenant  advised  that  the
        owner was attempting to register the apartment rent at  $498.92,  by
        the use of the charge for the garage  space,  and  requested,  among
        other items, that:  a) the current lease be cancelled  and  replaced
        with separate leases for the apartment and garage space, b) that the 
        garage rent be reduced and c) that the apartment be registered at  a
        rent of $348.92 per month.

        Lease renewals commencing December 1, 1985 also reflected  the  base
        rent as a single combined figure  of  $498.92  plus  the  guidelines

        Requests to the owner for the lease history  for  the  garage  space
        from the base date, and per subsequent renewal leases to the tenant, 
        were not answered.  However, the record does show that  the  notices
        were mailed to the owner's old address  and  not  the  then  current
        registered address.

        Based on the record, on January 31, 1989, the  Administrator  issued
        an order determining that the owner had collected  overcharges  from
        the tenant since November 10, 1983, established the legal  regulated
        rent at $337.19 per month effective November 10, 1983, and ordered a 
        refund of $8,606.10 through November 30, 1987.

        In the petition the owner disputes the allegation by the tenant that 
        the tenant was compelled to rent a garage space.   In  support,  the
        petitioner  annexes  a  copy  of  a  notarized  statement   by   the
        superintendent of the  subject  premises,  dated  October  2,  1987,
        averring that the tenant had a car.

        After careful consideration, the Commissioner if of the opinion that 
        the petition should be denied.

        Section 2520.6(r)(3)(i) of  the  current  Rent  Stabilization  Code,
        cited in the determination below, reads, in relevant part:

                  (3) Ancillary Services.

                      That space and those required services 
                      not contained within the individual housing
                      accommodation which the owner was providing
                      on the applicable base dates set forth 
                      below, and any additional space and services 
                      provided or required to be provided 
                      thereafter by applicable law.  These may 
                      include, but are not limited to garage 
                      facilities,    laundry    facilities,     recreational
                      facilities, and security.  Such ancillary 
                      services are subject to the following

                            (i) No owner shall require a tenant or  
                                prospective tenant to lease rent or 
                                pay for an ancillary service, other 
                                than security, as a condition of 
                                renting a housing accommodation...
        The owner's answer below, that there were  no  RSA  guidelines  then
        governing increases for garage  rent,  was  neither  responsive  nor
        sufficient to constitute a denial of the tenant's complaint that the 

          Docket Number: DJ-210309-RO
        owner had compelled him to  rent  a  garage,  although  he  had  not
        requested one.           
        The Commissioner is not persuaded by the notarized statement by  the
        owner's  superintendent,  setting  forth   vague   and   unsupported
        allegations to the effect that the tenant had a car  in  the  garage
        at one time.  It did not indicate, among other items,  if,  when  or
        whether the tenant's car had been removed.   Such  slight  evidence,
        not supported by any documentation, would have been insufficient  to
        have warranted a different result had the  evidence  been  submitted
        below.  The evidence has been admitted on appeal, as the  owner  may
        not have had the opportunity to submit it below.

        The Commissioner further notes that the owner, having  been  put  on
        notice of the tenant's complaint in 1984, could  have  reformed  the
        lease to revoke the parking privileges, or could  have  revoked  the
        parking privileges at the  lease  expiration.   Instead,  the  owner
        registered the  apartment  after  1984  without  indicating  that  a
        portion of the rent was allocated  to  garage  rent,  and  proffered
        renewal leases without  reflecting  any  apportionment  between  the
        apartment and garage rent, and  without  providing  the  tenant  the
        option to cancel the  garage  renewal.   Such  actions  are  further
        evidence of the owner's attempt to  charge  excessive  rent  by  the
        continued leasing of garage spaces as a condition of the  rental  of
        the subject apartment, in violation of the  Rent  Stabilization  Law
        and Code.

        Accordingly the Administrator's order is affirmed in its entirety.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        the Emergency Tenant Protection Act 1974, and  Chapter  403  of  the
        Laws of 1983, as amended by Chapter 102 of  the  Laws  of  1984,  as
        implemented by Operational Bulletin 84-1, it is

        ORDERED, that this petition be, and the same hereby is, denied,  and
        that the District  Rent  Administrator's  order  be,  and  the  same
        hereby, is affirmed, as amended.


                                        ELLIOT SANDER
                                        Deputy Commissioner


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