Docket No. DE 810288-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.: DE 810288-RO

                                                  DISTRICT RENT
          Florence A. Nyemitei                    ADMINISTRATOR'S DOCKET
                                                  NO.: WNR 86C-2-OD 
           
                                   PETITIONER
          ------------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 12, 1989, the above named petitioner-owner filed a  Petition 
          for Administrative Review against an order issued on April 7, 1989, 
          by the Acting District Rent Administrator, Westchester District 
          Rent Office concerning housing accommodations known as Apartment 
          32,  26 Coligni Avenue, New Rochelle, NY wherein the Rent 
          Administrator determined that the landlord's application to 
          discontinue the rental of garage space to the tenant be denied as 
          contrary to the rent laws. 

          The issue in this appeal is whether the owner should have been 
          granted the right to decrease services despite failing to obtain 
          tenant's consent to the proposed decrease in services.

          The applicable section of the Rent and Eviction Regulations is 
          Section 2102.5.

          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.

          The owner commenced this proceeding by filing an application, on 
          July 2, 1986, to decrease the essential service of a garage spot 
          for the tenants of apt. 32 (the garage is subject to a separate 
          rent control agreement) and to bar the tenant from allowing family 
          members to park in the 6 unit building's driveway.

          In answer to the application, the tenant accused the owner of 
          unilaterally barring the tenants from use of their garage space by 
          changing the lock and of blocking the tenants from using the 
          driveway by the owner parking a car at the front of the driveway.

          In Order Number WNR 86C-2/OD, the Acting District Rent 
          Administrator determined that the subject garage space was an 
          essential service which could not be terminated arbitrarily.  












          Docket No. DE 810288-RO

          Accordingly, the landlord's application was denied.

          In this petition, the owner contends that the Rent Administrator's 
          Order is incorrect and should be modified because Sec.2102.5 
          doesn't bar decrease in services despite failure to obtain tenant 
          consent.

          In answer to this petition, the tenant contends that the order 
          should be upheld because the owner has continued to arbitrarily bar 
          the tenants from use of their leased rent control garage space 
          without prior approval by this agency.

          The Commissioner is of the opinion that this petition should be 
          denied.

          The tenant's consent is not an absolute requirement for an 
          application such as the owner's to be granted and the tenant's 
          objections to such an application will not necessarily require its 
          denial.  Obviously, the owner's application would be strengthened 
          by the tenant's consent, but it should be noted tht tenants cannot 
          waive their rights under the Rent Law and Regulations, so, with or 
          without the tenant's consent, the basic question is whether 
          granting the landlord's application would be consistent with the 
          intention of the statute and administrative regulation.  In this 
          case it would not be.

          The owner in her application admits that the alternative of parking 
          cars on the streets is both inconvenient and subjects said cars to 
          possible vandelism.

          The owner also admits to already having possession of one of the 
          two garage spaces at the premises.  The owner has chosen to use 
          said garage space for storing household items rather than for 
          storage of the owner's car.  It is contrary to the spirit of the 
          rent laws to deprive tenants of an essential service without their 
          consent and without an adequate substitute.


          THEREFORE, in accordance with the Rent and Eviction Regulations, it 
          is

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

          ISSUED:



                                                                            
                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner
    

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