AL210059RO
                                  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    J.R. NO. 6466
          IN THE MATTER OF THE ADMINISTRATIVE :    ADMINISTRATIVE REVIEW
          APPEAL OF                                DOCKET NO. AL210059RO
                   
                   Roberto Labrador,          :    DISTRICT RENT OFFICE
                                                   DOCKET NO. K310059R

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

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                 UPON RECONSIDERATION PURSUANT TO JUDGEMENT OF COURT
               
          On December 11, 1986, the above-named petitioner-owner  filed  an
          appeal against an Order issued on November 14, 1986,  by  a  Rent
          Administrator concerning the housing accommodations known as  794
          President Street, Brooklyn, New York, Apartment No. 2L.

          On May 1, 1992 the Commissioner issued an Order and Opinion denying 
          the petitioner's appeal.

          Subsequent thereto, the petitioner-owner filed a petition in  the
          Supreme Court pursuant to Article 78 of the Civil Pratice Law and 
          Rules requesting that the Order of the Commissioner be annulled.

          The proceeding was then remitted to the Division of  Housing  and
          Community Renewal, Office of  Rent  Administration,  for  further
          consideration.  The owner was requested to submit  proof  showing
          that the owner occupied the subject apartment for the period August 
          31, 1982 dating back to at least April 1, 1980, which was  to  be
          used as a basis in determining herein whether the Administrator's 
          finding the owner in default was warranted.  In response, the owner 
          submitted affidavits from the superintendent and  the  tenant  of
          apartment 2R since 1976 that the owner herein occupied the subject 
          apartment from 1978 until the tenant herein moved to the  subject
          apartment in 1982.  Further the owner submitted among other thing 
          elementary school records showing  his  son  listed  the  subject
          apartment or his residence from 1978 to June 1872.

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





          Since sufficient proof was submitted to the DHCR in support of












          AL210059RO

          the owner's contention that it occupied the subject apartment for 
          the period August 31, 1982 dating back to at least April 1, 1980, 
          the base rent date for  the subject apartment in the instant case 
          is established as September 1, 1982, the commencement date of the 
          first tenancy since April 1, 1980.  

          Since the owner provided a rental history dating back to September 
          1,  1982  in  the  proceeding  before  the   Rent   Administrator
          substantiating the base rent, the Administrator's application  of
          the default proceedure in establishing  the  base  rent  was  not
          warranted.

          Further, based on the foregoing, there were no overcharges to the 
          tenant for the period September 1, 1982 through August  31,  1983
          used in the Rent  Administrator's  calculations  since  the  rent
          charged for the lease  covering  the  same  period  was  properly
          established as the base rent.

          Accordingly, the Rent Administrator's order must be revoked.

          If  the  owner  has  already  complied  with  the  District  Rent
          Administrator's orderr 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 24 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  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this petition for administrative review be, and the 
          same  hereby  is,  granted  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, revoked.


          ISSUED:


                                                                           
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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