AI 210200 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.: AI 210200 RO

                  P. SIRULNICK AND SON,
                                                  DRO DOCKET NO.:  K 3104204-R

                                  PETITIONER
          ----------------------------------X                                   


                  ORDER AND OPINION REMANDING PROCEEDING ON APPEAL


          On September 24, 1986 the above-named petitioner-owner  filed  an
          Administrative Appeal against an order issued on August 21,  1986
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica New York, concerning the housing accommodations known  as
          457 Schenectady Avenue, Brooklyn, New York, Apartment E7.

          The Commissioner notes that this proceeding was  initiated  prior
          to April 1, 1984.  Sections 2526.1(a)(4)  and  2521.1(d)  of  the
          Rent Stabilization Code (effective May 1,  1987)  governing  rent
          overcharge  and  fair  market  rent  proceedings   provide   that
          determination of these matters be based  upon  the  law  or  code
          provisions in  effect  on  March  31,  1984.   Therefore,  unless
          otherwise  indicated,  reference  to   Sections   of   the   Rent
          Stabilization Code (Code) contained herein are  to  the  Code  in
          effect on April 30, 1987.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of Sections 10B, 20A, 42A and 63 of the Code.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly determined the tenant's complaint of rent overcharge.

          A review of the record indicates that on February 14,  1984,  the
          tenant filed a complaint with the New York City Conciliation  and
          Appeals Board (CAB) wherein she stated  that  the  owner  of  the
          subject building is P. Sirulnick and Son; that she moved into the 
          subject apartment on September 20, 1977  pursuant  to  a  written
          lease of two years commencing on September 20, 1977 and  expiring
          on September 19, 1979 at a monthly rent of $175.00; that her rent 
          was thereafter increased to $196.00 per month as of April 7, 1980 
          under a two-year renewal lease and then to $227.36 as of April 9, 
          1982 under a three-year renewal lease; and that she believes  she
          is being overcharged.

          On March 20, 1984, the CAB mailed a notice to the owner  advising
          it that the tenant had filed a complaint relating to  a  possible
          rent overcharge; that after docketing procedures  are  completed,






          AI 210200 RO
          the owner will be sent a copy of  the  complaint;  and  that  the
          owner will be required to produce rent records  for  the  subject
          apartment from the base rent date.

          On October 4, 1984, the Division mailed a copy  of  the  tenant's
          complaint to the owner,  together  with  the  appropriate  answer
          forms.

          No response was received and  on  June  12,  1986,  the  Division
          mailed a final notice of pending default to the owner.  The owner 
          was indicated on all noticed sent by the CAB and the Division  as
          P. Sirulnick and Sons at 505  Chestnut  Street,  Cedarhurst,  New
          York.

          The record does not contain any response to the final notice  and
          on August 21, 1986, the District Rent  Administrator  issued  the
          order appealed herein.

          The District  Rent  Administrator's  order  determined  that  the
          tenant had been overcharged a total, including treble damages and 
          excess security, of $2,723.19 during the  period  from  September
          20,  1977  through  April  8,  1985;   established   the   lawful
          stabilization rent at $20.32 per month under the lease from April 
          9, 1982 through April 8, 1985; and directed  the  owner  to  roll
          back the rent to the  lawful  stabilized  amount  and  make  full
          refund to the tenant.

          This order was  based  upon  the  owner's  failure  to  submit  a
          complete rental history in accordance with its obligations  under
          Section 42A of the Code.

          On appeal, the petitioner-owner alleges, in  substance,  that  it
          has never owned the subject premises;  that  from  November  1981
          until September 5, 1984, the building was owned by B.R.S.  Realty
          Company; that on September 6, 1984, the building was sold to
          A & Z Realty; that the prior owner, B.R.S.  Realty  Company,  was
          never notified of the pending complaint; and that the  new  owner
          should be permitted to submit the data originally requested.  The 
          petitioner submitted a partial unexecuted copy of a deed for  the
          subject premises dated  September  6,  1984  from  B.R.S.  Realty
          Company to A & Z Realty.  Sanford Sirulnick is indicated  thereon
          as a general partner of B.R.S. Realty Company.

          The tenant replied that she believes P.  Sirulnick  and  Son  did
          own the subject premises and that B.R.S. Realty is  a  subsidiary
          management company of P. Sirulnick and Son.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the proceeding should  be
          remanded  to  the  District  Rent   Administrator   for   further
          processing as described hereinbelow.

          A review of the rent records maintained by the Division indicates 
          that the owner of the  subject  building  was  listed  as  B.R.S.
          Realty Company at 505 Chestnut Street, Cedarhurst,  New  York  on
          the  April  1,  1984  registration.   On  the   1985   and   1986
          registrations, however, the owner is indicated as Sol Gross  with
          offices in Brooklyn, New York and on all subsequent registrations 
          the owner is listed as A & Z Realty with offices in Brooklyn, New 






          AI 210200 RO
          York.

          It appears, therefore, that the June 12,  1986  final  notice  of
          pending default was mailed to a former owner  considerably  after
          the Division was advised of the change in ownership.  In  vie  of
          the foregoing, the Commissioner  is  of  the  opinion  that  this
          proceeding should be remanded to the District Rent  Administrator
          who should, on remand, notify the current owner of record of  the
          tenant's overcharge complaint and afford such owner a  reasonable
          opportunity to respond thereto.

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

          ORDERED, that this administrative appeal be and the  same  hereby
          is granted to the extent of  remanding  this  proceeding  to  the
          District Rent Administrator for further processing in  accordance
          with this order and opinion.  The automatic stay of  so  much  of
          the District Rent Administrator's  order  as  directed  a  refund
          which resulted from the filing of this administrative  appeal  is
          hereby continued until a new order is issued  upon  remand.   The
          District Rent Administrator's order and determination remains  in
          full force and effect in all other respects.



          ISSUED:
                                                  ------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
           
             
                                          
    

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