DOCKET NUMBER:AL 110131-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.: AL 110131-R0
                                         :  
                                            DRO DOCKET NO.: 81437-G
     QUEENS PARK                                            CDR 27268
     REALTY CORP.          PETITIONER    : 
     ------------------------------------X                             

       ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN PART

     On December 9, 1986 the above-named petitioner-owner filed a Petition  for
     Administrative Review against an order issued on November 20, 1986, by the 
     Rent Administrator, 10 Columbus Circle, New York, New York concerning  the
     housing accommodations known as  64-34  99th  Street,  Queens,  New  York,
     Apartment 4C wherein the Rent 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) 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 issue in this appeal is  whether  the  District  Rent  Administrator's
     order was warranted.

     The applicable section of the Law is Section 2526.1 of  the  current  Rent
     Stabilization Code.

     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 originally commenced in January 19984 by the filing of 
     a rent overcharge complaint by the tenant (Bessie Minsky).

     In a timely answer to the complaint the owner submitted a complete  rental
     history as required and included evidence showing the  tenant's  rent  was
     reduced from $290.00 to $282.10 effective March 15, 1979 and from  $336.40
     to $372.24 effective March 15, 1982.

     In Order Number CDR 27268, the District Rent Administrator determined that 
     the tenant had been overcharged in the amount of $511.49 through March 31, 
     1985 and directed the owner to refund such overcharge to the tenant.












     DOCKET NUMBER:AL 110131-RO

     In this petition, the owner contends in substance that there was  no  rent
     overcharge in that the Rent Administrator failed to take into account  the
     rent reductions to  $282.10  effective  March  15,  1979  and  to  $327.24
     effective March 15, 1982.  Further the  owner  contends  a  major  capital
     improvement rent increase order was issued under docket no. OM  5003-5020,
     CDR 5546 on September 10, 1985.

     In answer tot he owner's petition, the tenant confirmed that her rent  was
     reduced in the amounts claimed by the owner.

     The Commissioner is of the opinion that this petition should be granted in 
     part.

     An examination of the records in this case discloses  that  the  owner  is
     correct in its contention that  it  was  not  credited  with  timely  rent
     reductions made prior to the issuance of the Rent  Administrator's  order.
     However there is still a rent overcharge as the owner  mistakenly  thought
     it could take two guideline adjustments for two different tenants  in  the
     Guideline 10 period whereas the compounding of Guideline increases  during
     the same guideline period is prohibited.  The  major  capital  improvement
     rent increase order referred to by the owner was issued on  September  10,
     1985 after the end of the overcharge period herein (March 31, 1985) and so 
     does not affect the amount of the overcharge determined  herein.   However
     this order is issued without prejudice to the owner's right to collect the 
     major capital improvement tent increase including  arrears  in  accordance
     with the order  issued  under  docket  number  OM  5003-5020,CDR  5546  on
     September 10, 1985.

     Taking the aforementioned  factors  into  account,  the  Commissioner  has
     recalculated the lawful stabilized  rents  and  the  amount  of  the  rent
     overcharge for the subject apartment.

     The lawful stabilized rents and amount of  the  rent  overcharge  are  set
     forth on the amended rent calculation chart attached  hereto  and  made  a
     part hereof.

     Because this determination concerns lawful rents only  through  March  31,
     1985, the owner is cautioned to adjust subsequent rents to  an  amount  no
     greater than that determined by this order plus any lawful increases,  and
     to register any adjusted rents with this order and opinion being given  as
     the explanation for the adjustment.

     If the owner has already complied with the Rent Administrator's order  and
     there  are  arrears  due  to  the  owner  as  a  result  of  the   instant
     determination, the tenant shall be permitted to pay  off  the  arrears  in
     twelve equal monthly installments.  Should the  tenant  vacate  after  the
     issuance of this order or have already  vacated,  said  arrears  shall  be
     payable immediately.

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














     DOCKET NUMBER:AL 110131-RO
     ORDERED, that this petition be, and the same hereby is,  granted  in  part
     and the District Rent Administrator's order be and  the  same  hereby  is,
     modified  in  accordance  with  this  order  and  opinion.    The   lawful
     stabilization rents are established on the attached charge which is  fully
     made a part of this order. The  amount  of  the  rent  overcharge  through
     March31, 19 85 is $285.39.

     ISSUED:






                                                                               
                                                          ELLIOT SANDER
                                                        Deputy Commissioner
    

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