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

          APPEAL OF                               DOCKET NO.:  FJ110195RT
          JOSEPH SEDACCA                          RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DG110152B


               On October 10, 1991 the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued September 19, 1991. The order concerned 
          housing accommodations known as Apt 2 located at 73-73 260th 
          Street. The Administrator denied the tenant's application for a 
          rent reduction.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding on July 18, 1989 by 
          filing a Statement of Complaint of Decrease in Building-Wide 
          Services wherein he alleged that the building driveway was pitched 
          and that the garage was flooded.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on January 
          31, 1991 and stated that the garage was privately rented and not 
          subject to rent stabilization.  The owner stated that the complaint 
          should be dismissed.
               The Administrator issued the order here under review on 
          September 19, 1991 and dismissed the complaint.  The Administrator 
          advised the tenant to refer any further complaints about the 
          driveway and garage to the New York City Department of Buildings.

               On appeal the tenant states that the Administrator committed 
          an error of law by ruling that the NYC Buildings Department was the 
          agency with jurisdiction over this matter. The petition was served 
          on the owner on November 22, 1991.


               The owner filed a response on November 11, 1991 and stated 
          that the garage in question is owned by the cooperative corporation 
          and the spaces are rented out on a first come first serve basis.  
          The owner reiterates that the garage is not covered by rent 
          stabilization or is included in the registration statement filed 
          for the building.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the proceeding remanded to the Administrator for further 

               The Commissioner has reviewed the record and finds that there 
          is insufficient evidence to determine whether the garage and 
          driveway are services required to be maintained.  The Commissioner 
          notes that, pursuant to Section 2520.6 (r)(3) of the Rent 
          Stabilization Code ancillary services are defined as that space and 
          those services not contained within the individual housing 
          accommodation which the owner was providing on the applicable base 
          date and any additional space and services provided or required to 
          be provided thereafter by applicable law.  The Administrator should 
          have further investigated this matter and should not have dismissed 
          the proceeding based solely on the owner's response to the 
          complaint.  Therefore, the order here under review is revoked and 
          the proceeding is remanded to the Administrator for further 
          investigation of whether the garage and driveway are subject to the 
          provisions of the Rent Stabilization Law and Code.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted, that the Rent Administrator's order be, and the same 
          hereby is, revoked, and that the proceeding is remanded to the 
          Administrator for further investigation.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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