BA 410033 RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: BA 410033 RT

               Dana Kaminsky                      DISTRICT RENT ORDER
                                                  DOCKET NO.: TC 79601-G



          On January 7, 1987  the  above-named  petitioner-tenant  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December  3,  1986  by  the  Administrator,   (Columbus   Circle)
          concerning housing accommodations known as Apartment 4W, 273 West 
          90th Street,  New  York,  New  York,  wherein  the  Administrator
          determined that the owner had overcharged the tenant.

          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 on December 23, 1983  by
          the tenant filing a complaint  of  general  overcharge  with  the
          former New York City Conciliation and Appeals Board.

          The then owner (Marlys Realty Associates) was served with a  copy
          of the tenant's  complaint  and  was  requested  to  submit  rent
          records from the base date to prove the lawfulness  of  the  rent
          being charged.  In answer to the complaint, the owner stated,  in
          substance, that it took over the premises in September 1983;  and
          that it could not obtain the complete rental data for the subject 
          apartment from the prior owner (R & M Realty).

          Based upon a finding that the owner failed to submit  a  complete
          rent history, the Administrator applied the Section  42A  default
          procedures, established the lawful stabilization rent at  $292.56
          per month and ordered a roll back in the rent and a refund in the 
          amount of $5197.95, including interest.

          In this petition, the tenant contends,  in  substance,  that  the
          Administrator's  order  should  be  modified  so  as  to  reflect
          overcharges for the period (November 1, 1985 to October 31, 1987) 
          of the then current lease, based on the rental charged of $451.56 
          per month.

          In answer to the tenant's petition, the  successor  owner  (Frank
          Magnone) asserts in relevant part, that it took over the premises 
          on October 28, 1986;  and  that  it  should  not  be  liable  for
          overcharges which occurred prior to its ownership.

          After careful consideration of the entire record the Commissioner 

          BA 410033 RT
          is of the opinion that this petition should be granted.

          Section 42A of the Rent Stabilization Code requires that an owner 
          retain complete rent records for  each  stabilized  apartment  in
          effect from June 30, 1974,  to  date  and  produce  them  to  the
          Division of Housing and Community Renewal (DHCR) upon demand.  If 
          the apartment was decontrolled from the  Rent  Control  Law,  the
          owner must  provide  satisfactory  documentary  evidence  of  the
          apartment's date of decontrol.  

          A review of the record discloses that the  owner  has  failed  to
          provide a complete rental  history  for  the  subject  apartment.
          Also, the Administrator's order, issued on December 3, 1986, only 
          reflected overcharges of $5197.95, including  interest  to  cover
          the period from September 1, 1983 to October 31, 1985.

          Accordingly, the Commissioner is of the opinion  and  finds  that
          the Administrator properly determined  the  lawful  Stabilization
          rent utilizing established  procedures  based  upon  the  owner's
          failure  to  submit   complete   rental   data.    However,   the
          Administrator's order should be modified  so  as  to  reflect  an
          additional overcharge of $1889.98, including  interest  to  cover
          the period started from November 1, 1985 to December 1, 1986, the 
          issuance date of  the  Administrator's  order.   Said  overcharge
          including interest is computed as follows:

          The rental charged as of 11/1/85                     $451.56

          Lawful stabilized rent                     less      $311.57
          ($292.56 x 6.5% = $311.57)
          computed under guideline no. 17 with a 
          two-year renewal lease

          overcharges                                       =  $139.99
                                                            x 12 months

                                                            = $1679.88
          Interest                                Plus      =  $210.10
          Total overcharges                                 = $1889.98

          The total amount  of  overcharges  is  adjusted  to  ($5197.95  +
          $1889.98) = $7087.93.

          The Commissioner notes that Section 2526.1(f)(2) provides that  a
          current owner is liable for all overcharges collected on or after 
          April 1, 1984 even when the complaint was  filed  prior  to  that
          date.  Therefore, the prior owner (Marlys Realty) is  responsible
          for $2393.20, the overcharge collected before April 1,  1984  and
          the  current  owner  (Frank  Magnone)  is  responsible  for   the
          remaining $4694.73.

          This order may, upon the expiration of the period  in  which  the
          owner may institute a proceedi g  pursuant  to  Article  Seventy-
          Eight of the Civil Practice Law and Rules, be filed and  enforced
          by the tenant in the same manner  as  a  judgment  for  $2,393.20
          against the prior owner.  The remaining $4,694.73  can  be  filed
          and enforced by the tenant in  the  same  manner  as  a  judgment
          against the current owner or not  in  excess  of  twenty  percent
          thereof per month may be offset against any rent  thereafter  due

          BA 410033 RT
          the current owner.

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

          ORDERED, that this petition be, and the same hereby  is  granted;
          and that the order of the District Rent Administrator be and  the
          same  hereby  is  modified  by  adjusting  the  total  amount  of
          overcharges from  $5197.95  to  $7087.93  so  as  to  reflect  an
          additional overcharge of $1889.98 to  cover  the  period  started
          from November 1, 1985  to  December  1,  1986;  and  that  as  so
          modified said order be and the same hereby is affirmed.


                                             ELLIOT SANDER
                                             Deputy Commissioner 


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