Adm. Rev. Docket No: FE 410205-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.: FE 410205-RO 
                                            :  
             YORKSHIRE HOUSE ASSOCIATES/    :  DISTRICT RENT ADMINISTRATOR'S
             BIRGIT SONDERHOLM,             :  DOCKET NO.: DJ 410844-S  
                                            :
                              PETITIONERS   : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 17, 1991, the above-named owner filed a timely  petition  for
        administrative  review  of  an  order  issued  on  April  11,   1991
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        The Commissioner has reviewed all the evidence in the record and has 
        carefully considered that portion of  the  record  relevant  to  the
        issues raised by the petition.

        On October 6, 1989, the tenant commenced this proceeding  by  filing
        a complaint asserting that  she  rented  a  garage  space  with  the
        subject apartment since 1973, pursuant to a lease; that  the  amount
        charged yearly for the space was increased in the same proportion as 
        her rent pursuant  to  the  Rent  Stabilization  Law;  that  due  to
        injuries sustained after being struck by a taxi, she was  unable  to
        use the car which she loaned to a relative; that  she  continued  to
        pay for the garage space and had every intention  of  retaining  the
        space; that in April 1989, she was informed by the owner/agent  that
        her garage space was given to another tenant based on the assumption 
        that she did not need the garage because her car  was  "sold;"  that
        her payments were returned; and that she was "forced to find another 
        garage... at a considerable cost."

        In its answer filed on December  26,  1989,  the  owner  denied  the
        allegations  set  forth  in  the  tenant's  complaint  or  otherwise
        asserted that the  tenant  gave  up  the  garage  space  before  the
        tenant's accident and that the garage rent paid by the  tenant  were
        returned to her.

        Thereafter on  January  24,  1991,  an  inspection  of  the  subject
        apartment was conducted  by  a  DHCR  inspector  who  confirmed  the
        existence of  defective  conditions  in  its  report  stating  "(n)o
        parking spots available... (n)o parking spot provided."

        On February 5, 1991, the  owner  duly  informed  of  the  inspection
        findings and was requested to "submit proof of  service  restoration
        in writing."  The owner failed to respond to this request.

        On April 11, 1991, the Administrator directed  restoration  of  this
        service and further ordered a reduction of the stabilized rent.








        Adm. Rev. Docket No: FE 410205-RO
        In this petition, the owner alleges in  substance  that  the  tenant
        discontinued paying for the garage rent; and that the tenant gave up 
        the garage space.  

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

        The record shows that the tenant rented  a  garage  space  with  the
        subject apartment since 1973; that this garage space was a  required
        service charged yearly by the owner  and  increased  proportionately
        with the stabilized rent; that because of the death of  her  husband
        and accident injuries suffered by her, she was unable to use the car 
        which she loaned to a relative; that she continued to  pay  for  the
        garage space with the intention of retaining the space.

        However, the owner returned her garage payments for  the  months  of
        January 1989, February 1989 and March 1989.  The tenant was informed 
        by the owner in April 1989 that her  garage  was  given  to  another
        tenant.

        The Commissioner thus finds that the tenant had every  intention  of
        retaining  this  garage  space;  and  that  the  owner's  allegation
        otherwise is without merit.

        This Order and Opinion is issued  without  prejudice  to  the  owner
        filing an application for restoration of service  if  the  facts  so
        warrant.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        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.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner

    

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