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

          APPEAL OF                                    DOCKET NO.: HI130039RO

                    Hardeo Kissoon,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: GA130046B


          The above-named owner filed a timely petition for administrative 
          review of an order issued on August 20, 1993, concerning the 
          housing accommodations known as 17-20 Woodbine Street, Queens, New 
          York, wherein the Rent Administrator determined the tenants' 
          complaint of a decrease in building services.

          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 tenants commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject building.  The tenants claimed that the new owner had 
          eliminated basement storage space services that had been provided 
          by previous owners.

          In an answer, the owner responded that he had purchased the 
          building in 1991, and asserted that basement storage space was not 
          a service because it was not registered in the initial 1984 
          services registration, for which the tenants failed to file 

          Thereafter, the DHCR conducted an inspection of the subject 
          building.  The DHCR inspector observed that there were two occupied 
          storage spaces in the basement, and reported that the tenant of 
          Apartment 3L stated that "one belongs to the landlord and the other 
          belongs to the tenant of Apt. 1L."
          In his order the Rent Administrator directed restoration of the 
          services and further, ordered a reduction of the stabilization rent 
          for the complaining tenants.


          In the petition for administrative review, the owner, in substance, 
          asserts that storage space was never a required service provided by 
          the owner under the definition of required services set forth in 
          Section 2520.6(r) of the Rent Stabilization Code.

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

          Section 2520.6(r) of the Code defines required services as that 
          space and those services which the owner was maintaining or was 
          required to maintain on the applicable base date, and any 
          additional space or services provided or required to be provided 
          thereafter.  The DHCR and its predecessor agencies have 
          consistently applied Section 2520.6(r) and superseded regulations 
          to find a reduction of service by owners that eliminate storage 
          space services. 

          The owner's reliance below on the initial 1984 building services 
          registration as a bar to the complaint (because the tenants' 
          allegedly failed to object to the then owner's registration that 
          did not list storage space) is misplaced.  The tenants' failure to 
          object to the registration did not act as a bar to subsequent 
          complaints of decreased services.  Tenants can assert reductions of 
          required services at any time.

          It is noted that the owner did not argue before the Rent 
          Administrator that storage space was never provided.  Nor does the 
          owner so state on appeal.  In fact, the owner is silent as to the 
          question of whether storage space was a required service.  The 
          owner's failure to deny the tenants' assertion below, and on 
          appeal, creates a presumption that the service was, in fact, 
          previously provided.

          Pursuant to Section 2523.4 of the Code, DHCR is required to order 
          a rent reduction upon application by a tenant, where it is found 
          that the owner has failed to maintain required services.  The 
          owner's petition does not establish any basis for modifying or 
          revoking the Rent Administrator's order which found that owner was 
          not maintaining required services for which a rent reduction was 

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of this petition is vacated upon issuance of this 
          order and opinion.

          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 Rent Administrator's order be, and the same hereby is, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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