BA 210047 RO
                                  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.: BA 210047 RO

               Regina Obstfeld,                DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: TA 12078
                                   PETITIONER
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE APPEAL

          On December 31, 1986 the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December  8,  1986  by  the  Administrator,   (Columbus   Circle)
          concerning housing accommodations known  as  Apartment  A-4,  315
          68th  Street,  Brooklyn,  New  York,  wherein  the  Administrator
          determined the fair market rent  pursuant  to  the  special  fair
          market rent guideline.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issue raised by the administrative appeal.

          This proceeding was originally commenced by the tenant  filing  a
          fair market rent appeal application, wherein  the  tenant  stated
          that she took occupancy pursuant to a one year  lease  commencing
          April 14, 1983 and expiring April 14, 1984 at a monthly  rent  of
          $380.00.

          The owner was notified of the tenant's fair  market  rent  appeal
          and was afforded an opportunity  to  submit  post-June  30,  1974
          comparability data.  The owner was advised that proof of  service
          of an initial legal  regulated  rent  notice  (DC-2  notice)  was
          required for comparable apartments.

          In response, the owner stated  that  the  subject  apartment  was
          decontrolled on April  15,  1983.   The  owner  also  listed  the
          subject line but did not submit proof  of  service  of  the  DC-2
          notice.  The owner was then requested to submit data with respect 
          to the 1983 fuel cost adjustment and complete renewal leases  for
          the subject apartment but failed to do so.

          In Docket number TA 12078 the Administrator adjusted the  initial
          legal regulated rent  by  establishing  a  fair  market  rent  of
          $238.75 effective April 14, 1983.   The  owner  was  directed  to
          refund to the tenant an excess rent in the  amount  of  $1836.25,
          including excess security.  The  Administrator  stated  that  the
          owner had failed to submit usable comparability data.   Therefore
          the fair market rent was determined solely on the  basis  of  the
          special fair market rent guidelines.

          In this petition the  owner  contends,  in  substance,  that  the
          apartment became decontrolled on April 3, 1983; that the  subject






          BA 210047 RO
          tenant's fair market rent was  based  on  a  comparability  study
          utilizing  two  apartments  (B4  and  D4)  which   are   similar.
          Submitted for the first time on appeal are copies of  leases  for
          these apartments and copies of a DC-2 notice  (without  proof  of
          service) and the  1983  fuel  cost  adjustment  for  the  subject
          apartment.

          After  careful  consideration   of   the   entire   record,   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  DHCR's
          procedure for fair market rent appeal cases filed prior to  April
          1, 1984 to allow owners to  submit  June  30,  1974  free  market
          rental data for complete lines of apartments, beginning with  the
          subject line.  The average of such comparable rentals  will  then
          be updated by annual guidelines increases.   Alternatively,  DHCR
          procedure allows owners to have comparability determined  on  the
          basis of rents charged after June 30, 1974.  In order to use this 
          method, owners were required,  prior  to  November  1,  1984,  to
          submit rental history data for all stabilized apartments  in  the
          subject premises and subsequent to November 1,  1984,  to  submit
          such data for complete lines of  apartments  beginning  with  the
          subject line. Post-June 30, 1974 rent data will  be  utilized  if
          the comparable apartment was rented to a first stabilized  tenant
          within one year of the renting of the subject  apartment  and  if
          the owner submits proof of service of an initial legal  regulated
          rent  notice  (DC-2  Notice)  or  apartment   registration   form
          indicating that the rent is not subject to challenge.

          A review of the record in the proceeding below discloses that the 
          owner was afforded an adequate opportunity, including  extensions
          of time, to submit the required comparability data, including DC 
          2 notices and data with respect to the 1983 fuel cost  adjustment
          for the subject apartment.  However, the owner failed to do so.

          Accordingly, the Commissioner is of the opinion  and  finds  that
          the owner's submission of claimed comparability  data  on  appeal
          is untimely; and that since there was no denial of due process in 
          this case which  would  warrant  considering  the  submission  on
          administrative appeal, the Administrator properly determined  the
          fair market rent solely on the basis of the special  fair  market
          rent guidelines.

          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 Rent Administrator's order be, and the  same  hereby
          is affirmed.

          ISSUED:






          BA 210047 RO

           
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner
    

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