AJ 410334 RO

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

      APPEAL OF                              DOCKET NO.: AJ 410334 RO

           227 East 57th Street              DRO DOCKET NO.: L 3117410 R
                                             TENANT: Sue Erpf Van de Bovenkamp  



      On October 23, 1986, the above-named owner filed a Petition for 
      Administrative Review against an order issued on September 18, 1986, by 
      a Rent Administrator, concerning the housing accommodations known as    
      227 East 57th Street, New York, New York, Apartment No. 3D, wherein the 
      Administrator determined that the owner had overcharged the tenant.

      The Commissioner notes that this proceeding was filed 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.

      This proceeding originated with the tenant's filing of an overcharge 
      complaint with the predecessor of he above-referenced Division.  When 
      the owner did not furnish the Administrator with the rental records 
      needed to resolve that complaint, the Administrator utilized the default 
      procedure authorized by Section 42A of the Code, under which he made the 
      overcharge determination that has led to the instant appeal.

      The petitioner now proffers a complete rental history of the subject 
      apartment, arguing inter alia (1) that the Commissioner should accept it 
      at this late stage because the Administrator did not give the owner 
      proper notice of the tenant's complaint and (2) that it shows there was 
      in fact no overcharge.  

      The tenant responds by stating in pertinent part: that at one point in 
      the owner's brief it is admitted that the owner's agent received the  
      complaint; and that the complaint contained the correct address of the 
      subject accommodations in the proper place, so that any negligence in 
      reading it cannot be allowed to benefit the owner.  The tenant does not 
      address the claim that there was no overcharge in fact.
      After careful consideration of the record, the Commissioner is of the 
      opinion that this petition should be granted.

          AJ 410334 RO

      The record shows that while the complaint should not indeed have misled 
      a careful reader, the cover letter accompanying it, and the subsequent 
      Final Notice of Pending Default, each bore a totally incorrect address 
      as that of the "premises" and "Housing Accommodation," respectively.  In 
      view of this inadequate notice of the Administrator's request for the 
      rental history herein and of the consequences of not complying with that 
      request, the Commissioner cannot allow the default determination to 
      stand, and will therefore accept the rental history submitted with the 

      Calculation of the lawful rents based on the aforementioned history 
      indicates that there has been no overcharge.

      If the owner has already complied with the Rent Administrator's order, 
      the tenant may repay the arrears due because of the instant 
      determination, in twelve equal monthly installments.  Should the tenant 
      vacate the accommodations or have already vacated, such arrears are 
      payable immediately.

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

      ORDERED, that this petition be, and the same hereby is, granted, and 
      that the Rent Administrator's order be, and the same hereby is, revoked.


                                      JOSEPH A. D'AGOSTA
                                      Acting Deputy Commissioner


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