DOCKET NO.:  DC 410315-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 APPEAL
     APPEAL OF                                 DOCKET NO. DC 410315-RO
                                           :   DRO DOCKET NO. ZCK 420002-OO
        RICHARD PERIN & JUNE PERIN and         
         GEORGE BACK & PATRICIA BACK       :   
                            PETITIONER         
     --------------------------------------X   
          
       ORDER AND OPINION DENYING OWNER'S PETITION FOR ADMINISTRATIVE REVIEW

     On March 17, 1989  the  above-named  petitioner  filed  an  Administrative
     Appeal against an order issued on February 22, 1989 by the  District  Rent
     Administrator, 92-31 Union Hall Street, Jamaica, New York, concerning  the
     housing accommodations known as 129 East 17 Street, New York, NY.

     The Administrative Appeal is being determined pursuant to  the  provisions
     of Section 2202.21(a).

     The issue herein is whether the  owner  is  entitled  to  decrease  tenant
     services without equivalent substitute service.

     On November 4, 1988 the owner filed an  application  at  the  Gertz  Plaza
     office for permission to decrease dwelling space, essential services, etc. 
     in an occupied rent control apartment.  The request was made  specifically
     to  decrease a portion of the subject apartment space approximately 7 feet 
     4 inches x 6 feet ten inches (approximately fifty  square  feet)  for  the
     purpose of constructing an elevator shaft and to utilize an additional  15
     square feet of apartment space  for  the  purpose  of  installing  a  self
     contained heating system.  The total space being reduced is  approximately
     4 percent of the total space in the subject apartment.   The  owner  would
     continue to pay the cost of providing heat to the subject apartment.

     On February 22, 1989 the  Rent  Administrator  issued  the  subject  order
     denying the owner's application for decreasing  dwelling  space  as  being
     inconsistent with the rent laws.  On May 15, 1989 the  Rent  administrator
     denied the owner's request for reconsideration of the subject order.

     The District Rent Administrator's order appealed herein,  found  that  the
     owner is not required to install the elevator or  self  contained  heating
     unit.

     Accordingly the owner's application to  decrease  dwelling  space  in  the
     apartment to install an elevator shaft and  self  contained  heating  unit
     was denied by the Rent Administrator.

     This order was based upon Section 2200.2(b); and 2201.2 of  the  Rent  and
     Eviction Regulations which requires maintenance of base date services.









          DOCKET NO.:  DC 410315-RO
     On appeal, the petitioner contends that Section  9  NY  2202.21  (formerly
     known as Section 35 City  Rent  Regulations;  allows  for  a  decrease  of
     services under reasonable terms to the tenant.

     After a careful  consideration  of  the  entire  evidence  of  record  the
     Commissioner is of the opinion that the administrative  appeal  should  be
     denied.

     The tenant, never reached an agreement as to compensation  and  adjustment
     of rent for the proposed reduction of space and  substitution  of  heating
     systems for the apartment.  The taking away of space would be  a  personal
     decrease in service.  The addition of an  elevator  would  not  compensate
     for this loss of space.  Heat and hot water is an essential service.   The
     tenant should not suffer a loss of living space for the owner's continuing 
     responsibility to maintain this essential service.

     THEREFORE, in accordance with the provisions  of  the  Rent  and  Eviction
     Regulations of New York City Code, the Emergency Tenant Protection Act, it 
     is 

     ORDERED, that the rent administrator's appeal be, and the same  hereby  is
     denied, and that the order of the District Rent Administrator is affirmed.

     ISSUED:


                                                                               
                                                     JOSEPH A. D'AGOSTA
                                                 Acting Deputy Commissioner
      
    

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