ARL 10582-Q

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO. ARL 10582-Q

                                              :  DISTRICT RENT OFFICE
                                                 DOCKET NO. 19953
               Three Towers Associates,         
                                                 TENANT: Robert Mishkin       
                                PETITIONER    : 


          On June 4, 1986, the above-named owner filed an administrative 
          appeal of an order issued on April 30, 1986, by the District Rent 
          Administrator (10 Columbus Circle, New York, New York), concerning 
          the housing accommodations known as 271 Grand Central Parkway, 
          Floral Park, New York, Apartment No. 22A, wherein the Administrator 
          ordered the owner to refund an overcharge of $35.05 to the tenant.

          The tenant originally commenced this proceeding by filing an 
          objection to the owner's rent/services registration on August 14, 
          1984, in which he stated, among other things, that the rent he had 
          paid on April 1, 1984, was $971.96 and not the $1,008.78 registered 
          by the owner.

          The District Rent Administrator's order, appealed herein, found that 
          the subject premises was built under the "421-A" program and that 
          therefore the owner was entitled to collect an annual charge of 2.2% 
          of the initial rent for a nine-year period.  The Administrator 
          nevertheless found the aforementioned overcharge.

          Petitioner here contends that the Administrator failed to take 
          account of the fact that an owner is entitled to collect accumulated 
          2.2% increases prospectively, which he states would negate a finding 
          of overcharge.

          The Commissioner is of the opinion that this petition should be 

          Petitioner's assertion that the Administrator failed to allow for 
          later, prospective imposition of 421A increases is not borne out by 
          the latter's order, which allows a 2.2% increase for each of the 
          years that the owner was entitled to same.  (Included is the 
          increase for 1981, the only year specifically complained of in the 
          petition.  The Commissioner further notes that 421A increases not 
          taken by November 30, 1982, cannot be permanently incorporated in 
          the lawful rent when they are later taken prospectively but must 
          remain as separate charges in addition to the lawful rent.)  The 
          Administrator's alleged failure to allow such increases being the 

          ARL 10582-Q

          only assignment of error herein, the petition cannot be granted.

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

          ORDERED, that this petition be, and the same hereby is denied, and 
          that the order of the Administrator be, and the same hereby is, 


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner


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