STATE OF NEW YORK
                          OFFICE OF RENT ADMINISTRATION
                                   GERTZ PLAZA
                             92-31 UNION HALL STREET
                             JAMAICA, NEW YORK 11433

      APPEAL OF                              DOCKET NO. FC510106RT

                                          :  DISTRICT RENT OFFICE
           Jeff R. Quinlivan,                DOCKET NO. 57068
                                             TENANT: Jeff R. Quinlivan        

                            PETITIONER    : 

                            AND MODIFYING DRA'S ORDER

      On March 5, 1991, the above-named petitioner filed a Petition for 
      Administrative Review against an order issued on February 7, 1991, by 
      the Rent Administrator concerning the housing accommodations known as   
      463 West 43rd Street, New York, New York, Apartment No. 2E, wherein the 
      Rent Administrator determined that the facts of this case were reviewed 
      and a determination had been previously rendered under Docket No. 
      L001022R issued December 10, 1986.  The Administrator further stated 
      that the case was under Administrative Review under Docket No. 
      BA410195RO, and could not be raised again in the instant proceeding.  
      Accordingly, the proceeding was terminated.

      The issue herein is whether the Rent Administrator's order was 

      The Commissioner is of the opinion that this administrative appeal 
      should be denied, and that the order of the Administrator should be 
      affirmed as modified.

      The tenant's fair market rent appeal was determined under Docket Number 
      L001022R by order issued on December 10, 1986.  A petition for 
      administrative review of this order (Docket No. BA410195RO) resulted in 
      the issuance, on March 26, 1993, of an order and opinion granting the 
      owner's petition for administrative review in part.  Inasmuch as the 
      tenant's fair market rent appeal was determined in another proceeding, 
      the Administrator properly terminated the instant proceeding.

      With regard to the issue of the registration of storage space as a 
      required service which was not addressed by the Administrator, pursuant 
      to Section 2523.4 of the Rent Stabilization Code, an owner is required 
      to maintain all services as defined by Section 2520.6(r) regardless of 
      whether the services are registered.  If there is a failure to maintain 
      required services, the tenant may apply to the Division for a rent 
      reduction, and any dispute as to whether  a service is required or has 
      been reduced will be determined in that proceeding.

      Accordingly, the Commissioner is of the opinion that it is unnecessary 


      to decide this issue in this proceeding.   Since this decision does not 
      determine the merits of the storage space issue, the order below shall 
      not be used in any subsequent proceeding involving storage space as a 
      base date or required service.

      Concerning the issue of the room count, which was also not addressed by 
      the Administrator, the Commissioner notes that the Rent Stabilization 
      Law and Code do not contain any provisions pursuant to which a 
      successful challenge to the registered size/room count of a housing 
      accommodation would constitute, by itself, a basis for a finding of 
      overcharge or other rental violation.

      Under the Rent Stabilization Code the rent charged for a housing 
      accommodation may be affected by the registered size/number of rooms of 
      such accommodation only when there are Major Capital Improvement (MCI) 
      rent increases issued by DHCR computed on a per room basis.

      Accordingly, any challenge to the registered room count of a housing 
      accommodation will only be addressed during such proceedings where it 
      would directly affect the computation of a rent increase for Major 
      Capital Improvement.

      THEREFORE, in accordance with the Rent Stabilization Law and Code, it is

      ORDERED, that this administrative appeal be, and the same hereby is, 
      denied, and that the order of the Rent Administrator be, and the same 
      hereby is, affirmed as modified herein.


                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner

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