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.: AJ 410415-RO
                                         :  
       PATRICK CONSALVAS                    DRO DOCKET NO.: L 3110920-R
                                                            CDR 22555
                           PETITIONER    : 
     ------------------------------------X                             


                 ORDER AND OPINION REMANDING PROCEEDING ON APPEAL


     On October 21, 1986 the abovenamed petitioner owner filed a  Petition  for
     Administrative Review against an order issued on September 18, 1986 by the 
     Rent Administrator of the Columbus Circle District Rent Office  concerning
     the housing accommodations known as 254 Park Avenue South, Apartment  12B,
     Manhattan.

     The tenant, Scott Berry, who took occupancy on April 1, 1980 pursuant to a 
     1 year lease at rent of $763.00, filed a complaint of overcharge on  March
     12, 1984.

     The herein appealed order of the Rent Administrator established an initial 
     stabilized rent of $564.38 by a default procedure based on a finding  that
     the owner had failed to submit a complete rental history  and  directed  a
     refund of $5759.29 including interest.

     The owner has alleged throughout this proceeding  that  he  in  fact,  has
     submitted a full rental history in that the apartment first became subject 
     to stabilization because of benefits under the J-51 program  on  September
     28, 1978 and that leases back to October 1, 1978 have been submitted.

     The owner submitted, to the Administrator and  on  appeal,  a  copy  of  a
     Temporary Certificate of Occupancy (altered building)  applicable  to  the
     5th through 13th floors and penthouse and issued September 28, 1978.

     The Commissioner is of the opinion that the proceeding should be  remanded
     for further processing.

     The owner had submitted evidence indicating that, although it was  an  old
     building, this may have been a new apartment with a 1978  base  date.   He
     should not, therefore, have been defaulted without further inquiry.

     On remand the Administrator  should  reexplore  the  physical  and  rental
     history of the building and apartment by whatever means are  found  useful
     including requesting additional  Department  of  Buildings  documentation,
     affidavits from architects and contractors,  etc.   On  which  the  tenant
     should be permitted to comment.








          DOCKET NUMBER: AJ 410415-RO
     THEREFORE, pursuant to Rent Stabilization Law and Code, it is 

     ORDERED, that this petition be, and the same hereby  is,  granted  to  the
     extent of remanding this proceeding to the Rent Administrator for  further
     processing in accord herewith.  The order of  the  Rent  Administrator  is
     revoked.  The tenant in occupancy may pay any arrears arising herefrom  in
     24 equal monthly installments.

     ISSUED:










                                                                   
                                            ELLIOT SANDER
                                         Deputy Commissioner