Docket Number: AK-410015-RT
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: AK 410015 RT
              JASON ALEXANDER,                 DRO DOCKET NO.: U-3122743-R

                              PETITIONER    : 

        On November 3,  1986,  the  above-named  petitioner-tenant  filed  a
        Petition for  Administrative  Review  against  an  order  issued  on
        October 24, 1986 by the Rent Administrator, 92-31 Union Hall Street, 
        Jamaica, NY concerning the housing accommodations known as 600  10th
        Avenue, New York, New York, Apartment 4-FS.

        The Commissioner notes that this proceeding was initiated  prior  to
        April 1, 1984.  Section 2526.1(a)(4) of the Rent Stabilization  Code
        effective May 1, 1987  governing  rent  overcharge  proceedings  and
        Section 2521.1(d) of such Code governing fair  market  rent  appeals
        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,

        The Commissioner has reviewed all of the evidence in the record  and
        has carefully considered that portion of the record relevant to  the
        issue raised by the administrative appeal.

        This proceeding was commenced on February 15,  1984  by  the  tenant
        filing a complaint of rent overcharge.  The  tenant  took  occupancy
        pursuant to a lease commencing February 1, 1984 and expiring January 
        31, 1985 at a monthly rental of $675.00.

        The owner was served with a copy of the complaint  and  directed  to
        submit complete rental records.  In  response,  the  owner  asserted
        that the tenant had withdrawn the complaint and submitted a copy  of
        a  letter  signed  by  the  tenant  indicating  same.   The   tenant
        subsequently advised the Division that he did not wish  to  withdraw
        the complaint.

        The owner was subsequently served with a  Final  Notice  of  Pending
        Default and provided an opportunity to submit the required  records.
        The owner did not reply to the notice.


          Docket Number: AK-410015-RT

        In Order No. CDR 25, 213, the  Rent  Administrator  established  the
        lawful stabilization rent based on the owner's failure to  submit  a
        complete rental history, determined that the owner had collected
        an overcharge from the tenant in the amount of $3,556.41,  including
        treble damages, and directed the  owner  to  refund  the  overcharge
        amount to the tenant.

        In this petition the tenant contends that the  Rent  Administrator's
        calculations should be modified to include the renewal  lease  which
        commenced February 1, 1985 and expired January 31, 1986 at a monthly 
        rental of $675.00.  The tenant further indicated that he had vacated 
        the subject apartment.

        In response, the owner asserts that the petition  should  be  denied
        and resubmits a copy of the above mentioned withdrawal letter.   The
        owner  further  asserts  that  the  rent  charged  was  due  to  the
        substantial alteration of the subject apartment.

        The Commissioner is of the opinion  that  this  petition  should  be

        The Commissioner finds that  although  the  tenant  did  not  submit
        updated rental data to the Rent Administrator during the  proceeding
        below, it is the legal obligation of the owner pursuant  to  Section
        42A of the Code to submit a complete rental history for the  subject
        apartment.   Moreover,  owners  have  been  required   to   register
        apartment rents with the DHCR annually since  April  1,  1984.   The
        Administrator could have obtained  the  updated  rental  information
        from  the  owner  or  from  the  DHCR's  own  registration  records.
        Therefore, the Commissioner finds  that,  considering  the  equities
        involved, the tenant should not be penalized for the Administrator's 
        failure to obtain the updated rental data, particularly in  view  of
        the fact that an overcharge was  determined,  and  that  the  rental
        information submitted by the tenant should  be  considered  at  this

        The Commissioner has recomputed the lawful stabilized rent  and  the
        amount of the overcharge as indicated on chart attached  hereto  and
        made a part hereof.

        Regarding the owner's contention that the tenant had  withdrawn  the
        complaint, Section 11 of the Rent Stabilization Code  provides  that
        an agreement by the tenant to waive the benefit of any provisions of 
        the Rent Stabilization Law and Code shall  be  void.   It  is  noted
        that, notwithstanding the tenant's  signed  withdrawal,  the  tenant
        subsequently advised the DHCR that he did not want to  withdraw  the
        complaint. Based on the foregoing and the provisions of Section  11,
        the Commissioner finds that the Administrator's determination of the 
        tenant's overcharge complaint was proper.

        As to the owner's claim that  the  rental  charged  the  tenant  was
        proper because the subject apartment was substantially altered,  the
        Commissioner notes that since the owner failed to raise this issue 

          Docket Number: AK-410015-RT

        affirmatively in a timely petition, the raising of such an issue  in
        an answer to the  tenant's  petition  cannot  operate  as  a  proper
        challenge to the order issued.

        This order may, upon expiration of the period in which the owner may 
        institute a proceeding pursuant to Article 78 of the Civil  Practice
        Law and Rules, be filed and enforced  by  the  tenant  in  the  same
        manner as a judgment.

        Because this determination concerns lawful rent only through January 
        31, 1986, the owner is cautioned to adjust subsequent  rents  to  an
        amount no greater than that determined by the Order and Opinion, and 
        to register any adjusted rent with  this  Order  and  Opinion  being
        given as the explanation for the adjustment.  A copy of  this  Order
        and Opinion is being sent to the tenant now in occupancy.

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

        ORDERED, that this petition be, and the same hereby is, granted  and
        the Rent Administrator's order be, and the same hereby is,  modified
        in accordance with this  Order  and  Opinion.   The  amount  of  the
        overcharge through January 31, 1986 is $6,103.28.


                                        ELLIOT SANDER
                                        Deputy Commissioner


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