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 410788-RO
                                         :  
      MILFORD MANAGEMENT CORP., AS AGENT    DRO DOCKET NO.: L 3112427-RT
      FOR LINCOLN PLAZA ASSOCIATES,
                           PETITIONER    :  TENANT: JONAS GREEN
     ------------------------------------X                             

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW

     On December 12, 1986, the above-named petitioner-owner  filed  a  Petition
     for Administrative Review of an order issued on November 7, 1986,  by  the
     Rent Administrator, 10 Columbus Circle,  New  York,  New  York  concerning
     housing accommodations known as Apartment 40M  located  at  20  West  64th
     Street, New York, New York wherein the Rent Administrator determined  that
     the tenant had been overcharged.

     The Commissioner notes that this proceeding was initiated prior  to  April
     1, 1984.  Sections 2526.1(a)(4) and 2521.1(d0 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 issue  in  this  appeal  is  whether  the  Administrator's  order  was
     warranted.

     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 administrative appeal.

     This proceeding was originally commenced by the filing  of  an  overcharge
     complaint by the tenant with the New York City  Conciliation  and  Appeals
     Board, one of the predecessor agencies  to  the  DHCR.   The  tenant  took
     occupancy pursuant to a lease commencing November  1,  1976  and  expiring
     October 31, 1978 at a monthly rent of $510.00.

     The owner was served with a copy of the complaint  and  was  requested  to
     submit rent records to prove the lawfulness of the rent being charged.  In 
     answer to the complaint, the owner submitted leases from the base date.

     In Order Number CDR  #26,366,  the  Rent  Administrator   established  the
     lawful stabilized rent as of November 1, 1981 as $619.21 per month through 
     October 30, 1984; and directed the owner to refund overcharges of $4016.23 
     to the tenant, including interest on all overcharges collected on or after 
     April 1, 1984.






          DOCKET NUMBER: AL 410788-RO
     In this petition, the owner contends that the Rent Administrator erred  in
     its calculation of the overcharge, and that the owner had not  overcharged
     the tenant to the extent which the DHCR claims; that if  the  calculations
     are corrected, the total overcharge will be found to be $230.10; and  that
     since no overcharge was collected on or after April 1, 1984, the tenant is 
     not entitled to collect any interest or excess security.

     The tenant did not respond to this petition.

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

     The Commissioner finds that the  Administrator  failed  to  calculate  the
     lawful stabilized rent from the base  date  of  June  30,  1974,  utilized
     incorrect amounts as the  rents  actually  charged  the  tenants,  applied
     Guidelines  increases  for  inaccurate  lease  terms,  and   omitted   the
     Guidelines 10b fuel adjustment.

     The  Commissioner  has  recalculated  the  lawful  stabilized  rents   and
     determined the overcharges collected from the tenant, which total $231.24. 
     These are shown in the attached rent calculation chart,  which  is  hereby
     made a part of this order.

     If the owner has already complied  with  the  Administrator's  order,  and
     there are arrears due the owner as a result of the instant  determination,
     said arrears shall be paid by the tenants in  equal  monthly  installments
     over the next twelve (12) months.

     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 pursuant to  this
     order and opinion.

     ISSUED:











                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner