ADM. REVIEW DOCKET NO.: AJ 810351 RT

                                  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 810351 RT 
                                              :
                                                 DRO ORDER NO.:           
                                                 YTC 84-1127                
                   CAROL HIGGINS,
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On October 15, 1986, the above named petitioner-tenant filed 
          a Petition for Administrative Review against an order  issued  on
          September 25, 1986, by the District Rent Administrator, 99 Church 
          Street, White Plains, New York, concerning housing accommodations 
          known as Apartment 1E, 808  Bronx  River  Road,  Bronxville,  New
          York.

               This proceeding  was  commenced  on  July  9,  1984  by  the
          tenant's filing of a complaint of improper eviction  wherein  the
          tenant contended in substance that a warrant of eviction  in  the
          Yonkers Civil Court had been stayed.

               On August 9, 1986, the tenant informed the Division that she 
          was evicted from the subject apartment in July of 1985  when  she
          could no longer obtain a stay and that she had sued the  landlord
          in court.

               In Docket Number YTC 84-1127 issued September 25, 1986,  the
          District Rent Administrator terminated the proceeding because the 
          eviction issue had been decided in court.

               In this petition, the tenant contends in substance that  the
          District Rent Administrator's order is incorrect  and  should  be
          reversed because "a warrant of eviction was obtained in the 



          Yonkers City Court on June 4, 1984 by default through a fraud  on
          the court", and both  the  Yonkers  Court  and  the  Division  of
          Housing were  deprived  of  their  authority  through  deliberate
          fraud.

               The landlord did not  submit  a  response  to  the  tenant's
          petition.







          ADM. REVIEW DOCKET NO.: AJ 810351 RT
               The Commissioner is of the opinion that this petition should 
          be denied. 

               A review of the record in the instant  case  indicates  that
          the tenant  has  admitted  both  in  the  proceeding  before  the
          Administrator and on appeal that she was evicted from the subject 
          apartment pursuant to a Yonkers Court decision.  Accordingly, the 
          Commissioner finds that the  Administrator  correctly  terminated
          the proceeding as the Division is  precluded  from  modifying  or
          reversing the court's decision.  

               THEREFORE,  in  accordance   with   the   Emergency   Tenant
          Protection Act and the Tenant Protection Regulations, it is

               ORDERED, that this petition be,  and  the  same  hereby  is,
          denied, and that the District Rent Administrator's order be,  and
          the same hereby is, affirmed.

          ISSUED:






                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner