FH 110334 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

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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FH 110334 RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
            KATHARINA VANCEK,                    DOCKET NO.: EH 130048-B

                                                 SUBJECT PREMISES:
                                                 1712 Palmetto St., Apt. No. 3L
                                PETITIONER       Ridgewood, New York 11385
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order issued on July 22, 1991, concerning the 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.

          The tenant commenced this proceeding on January 17, 1990 by filing 
          a complaint asserting that the owners removed the  cellar  storage
          space which was provided to her ever  since  she  moved  into  the
          apartment in or about December 1973.

          In its answer filed on March 5, 1990, the owner  asserted  that  a
          building inspector told her that the cellar  storage  space  is  a
          fire hazard and should be removed.

          On May 2, 1991, DHCR requested the parties for information  as  to
          the  date  when  the  storage  room  service  was  terminated  and
          documentation to support their arguments.

          Although duly notified to do so, the owner provided no proof  that
          the cellar storage space is a fire  hazard  in  violation  of  the
          building code.

          Based on the evidence of  record,  including  submissions  by  the
          owner, the Administrator determined on  July  22,  1991  that  the
          "basement storage  space  has  been  discontinued,"  and  directed
          restoration of services and reduction of the stabilized rent.

          In this petition, the owner contends in substance  that  she  "was
          unaware" that the "storage space is a service"; that  she  is  now
          willing to "allocate a storage  area  if  it  will  avoid  a  rent
          decrease."  Again, the owner provided no proof to  her  allegation
          that a building inspector told her that the cellar  storage  space
          is a fire hazard.

          In reply, the tenant asserts that since 1973, she always  had  the
          storage space and was never told by the owners that  this  storage






          FH 110334 RO

          space was a fire hazard.  The tenant also states that her  storage
          space is clean and the things she stored do not breed rodents  and
          pests.

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

          The owner's petition  admits  that  she  "was  unaware"  that  the
          "storage space is a service"  and  that  she  is  now  willing  to
          "allocate a storage area if it will avoid a rent  decrease."   The
          owner provided no proof in her answer in the proceeding  below  or
          in this petition that a  building  inspector  told  her  that  the
          cellar storage space is a fire hazard.

          The owner failed to rebut the tenant's assertions that  the  owner
          removed the cellar storage space which was provided to  her  since
          1973; that the storage space is clean and the things stored by the 
          tenant do not breed rodents and pest.

          This Order and Opinion is issued without prejudice to the  owner's
          filing  an  application  for  rent  restoration   based   on   the
          restoration of services.

          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 Administrator's order be, and  the  same  hereby  is,
          affirmed.

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


    

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