ARL 09940 K
                                  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



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          IN THE MATTER OF  THE  ADMINISTRATIVE      ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO. ARL 09940-K

                     EMANUEL WEINER,
                                                  DISTRICT RENT ORDER 
                                                  DOCKET NO. T/A 12137
                                  PETITIONER
          ----------------------------------X                                   


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On May 1, 1986 the above-named petitioner-owner filed a  Petition
          for Administrative Review against an order  issued  on  April  3,
          1986 by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York concerning housing accommodations  known  as  2147  East
          17th Street, Brooklyn, New York Apartment 3A.

          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,  reference  to   Sections   of   the   Rent
          Stabilization Code (Code) contained herein are  to  the  Code  in
          effect on April 30, 1987.

          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 commenced on February 6, 1984 by  the  tenant
          filing a Fair Market Rent Appeal.  The tenant took  occupancy  of
          the  subject  apartment  pursuant  to  a  two  year  lease  which
          commenced September 15, 1982 and expired September 30, 1984 at  a
          monthly rent of $400.00.


          The owner was served with a copy of the application and  afforded
          an opportunity to submit comparability data.   In  response,  the
          owner submitted rental information for the subject line ("A") and 
          for apartments in line "E"  along  with  evidence  regarding  new
          equipment installed in the subject apartment.

          In Order Number CDR 14,568, the  Rent  Administrator  established
          the  fair  market  rent  of  the  subject  apartment  at  $375.99
          effective September  15,  1982,  the  commencement  date  of  the
          initial rent stabilized lease, based on the special  fair  market






          ARL 09940 K
          rent guideline and the comparability date submitted by the owner. 
          The Administrator also included rent increases for new  equipment
          installed in the  subject  apartment  in  the  fair  market  rent
          computations.  The  Administrator  further  determined  that  the
          owner had collected excess rent in the amount  of  $1,086.20  and
          directed the owner to refund the excess rent to the tenant.

          In this petition, the owner contends that the  fair  market  rent
          appeal should be reconsidered to take the  size  of  the  subject
          apartment into account.   The  owner  asserts  that  the  subject
          apartment is the largest in the building.

          The owner further contends that the fuel cost adjustment was  not
          considered in the fair market rent determination.

          In  response  to  the  petition,  the  tenant  asserts  that  the
          Administrator's determination was correct.

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

          Section  26-513  of  the  Rent  Stabilization  Law  provides,  in
          pertinent part, that fair market rent adjustment applications are 
          to  be  determined  by  the  use  of  special  fair  market  rent
          guidelines  orders  promulgated  by  the  New  York   City   Rent
          Guidelines Board and by the rents  generally  prevailing  in  the
          same area for substantially similar housing  accommodations.   In
          order to determine rents generally prevailing in  the  same  area
          for substantially  similar  housing  accommodations,  it  is  the
          Division of Housing and Community Renewal's  (DHCR's)  policy  to
          allow owners to submit the required comparability data.  In cases 
          where an owner fails to submit the required  comparability  data,
          the fair market rent is determined solely on  the  basis  of  the
          special fair market rent guidelines order.

          In  this  case,  the  owner  submitted  comparability  data   for
          apartments in the subject line ("A") and  the  "E"  line.   Based
          thereon, the Rent Administrator  properly  established  the  fair
          market rent for the subject apartment based on the  special  fair
          market guideline and the owner's comparability data.
          Regarding the owner's contention that the  size  of  the  subject
          apartment should be taken into account,  the  Commissioner  notes
          that the owner's comparability data  shows  that  the  apartments
          cited contain the same number of rooms as the subject  apartment.
          The Rent Administrator is not required to look  beyond  the  room
          count of the apartments used as comparables.

          Regarding the owner's contention that the  fuel  cost  adjustment
          was not considered in the fair  market  rent  determination,  the
          Commissioner notes that the fuel cost adjustment was not part  of
          Special Guidelines Order Number 13, the special  guideline  which
          was in effect when the subject tenant took occupancy.

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

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and the District Rent Administrator's  order  be,  and  the  same
          hereby is, affirmed.






          ARL 09940 K



          ISSUED:
                                                  ------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
           
             
                                          
    

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