DOCKET NO.: AL 410666 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: AL 410666 RO

               Abington Holding Co. Owner         DRO DOCKET NO. CDR 
                                                  TENANT: Renate Uhlig

          On December 29, 1986, the above-named owner filed a Petition for 
          Administrative Review against an order issued on November 24, 
          1986 by the Rent Administrator, 10 Columbus Circle, New York, New 
          York concerning the housing accommodation known as 425 East 80th 
          Street, apartment 4A, New York, New York wherein the 
          Administrator established the legal stabilized rent and directed 
          the owner to roll back the rent and to refund $28,093.50 
          inclusive of excess security and treble damages on the overcharge 
          occurring on or the after April 1, 1984.

          The Commissioner notes that this proceeding was initiated prior 
          to April 1, 1984.  Sections 2526.1 (a) (4) 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, any reference in this order and opinion to 
          Sections of the Rent Stabilization Code is to the Code in effect 
          on April 30, 1987, and this proceeding is being determined in 
          accordance therewith.

          The Commissioner has reviewed all of the evidence in the record 
          and has carefully considered that portion of the record relevant 
          to the issues raised by the petition for review.

          DOCKET NO.: AL 410666 RO

          On March 8, 1984, the subject tenant filed a complaint of rent 
          overcharge with the New York City Conciliation and Appeals Board 
          ("C.A.B."), the agency formerly charged with enforcement of the 
          Rent Stabilization Law.

          On April 1, 1984 responsibility for the administration of rent 
          stabilization in New York City was transferred to the New York 
          State Division of Housing and Community Renewal.

          On August 14, 1984, the D.H.C.R. served a copy of the tenant's 
          complaint upon the owner and demanded that the owner submit 
          copies of all leases or rent ledgers in effect since the 
          apartment's base date (i.e., the date that the apartment became 
          subject to rent stabilization).

          On July 10, 1986, a final notice of Pending Default which advised 
          the owner of its default and of the procedure to be employed if 
          the default continued, was sent to the owner. 

          There is no record of an owner response to either notice.  
          However, there is a full set of leases in the record

          In the order issued on November 24, 1986, the Administrator 
          applied approved procedures pursuant to section 42A and 
          established the legal stabilization rent at $757.77 as of October 
          31, 1987 and directed the owner to refund an overcharge of 
          $28,093.50 inclusive of excess security and treble damage on the 
          overcharge occurring on or after April 1, 1984.

          In its appeal, the owner, in seeking to revoke the order, 
          contends there is no overcharge and that it did submit a full 
          rental history.  The owner asserts that the base date of the 
          subject apartment, subject to the Rent Stabilization Law by 
          virtue of its status as a participant in the J-51 tax abatement 
          program, is April 1976.  Included with the appeal is a copy of 
          the certificate of approval of reasonable cost and certificate of 
          occupancy dated March 4, 1976 and a rent chart showing the rent 
          on the base date and changes in the rent subsequent thereto.  
          The owner asserts that no overcharge occurred and since there 
          was no overcharge, there was no basis in the assessment of treble 

          The tenant contends that the owner has not provided a rental 
          history despite her request and notices from the DHCR; therefore 
          the petition should be denied.

          The Commissioner is of the opinion that this petition should be 

          DOCKET NO.: AL 410666 RO


          Review of the record reveals a full set of leases for the subject 
          apartment from its base date of April 15, 1976.  Each of the 
          lease rents is in accord with relevant rent Guidelines Board 
          Orders.  Accordingly, the Commissioner finds there was no default 
          and that no overcharge occurred.

          There Commissioner notes that the complainant has vacated the 
          subject apartment and that the apartment's J-51 status expired in 
          June 1989.

          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, 


          Deputy Commissioner


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