BA 410426-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 410426-RO

                                              :  DISTRICT RENT OFFICE
               Anthony Ficucielllo, c/o          DOCKET NO. TC-077121-G
               Elmcor Mgmt. Corp.,
                                                 TENANT:   Joanne    DeSarno
                        

                                   PETITIONER : 
          ------------------------------------X 


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On January 2,  1987,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          December 4, 1986, by the Rent Administrator, 10  Columbus  Circle,
          New York, New York, concerning the  housing  accommodations  known
          as 303 West 11th Street, New York, New York, Apartment No. 3D
          wherein the Rent  Administrator  determined  that  the  owner  had
          overcharged the tenant.
               
          The Commissioner notes that this proceeding  was  filed  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 Administrative Appeal is  being  determined  pursuant  to  the
          provisions of Section 42A of the former Rent Stabilization Code.

          The issue herein is whether the  Rent  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 issue raised by the administrative appeal.  

          This proceeding was originally commenced by the filing in  October
          1983 of a rent overcharge complaint by the tenant.

          In response to the tenant's complaint, the owner on September  22,
          1986  stated  in  substance  that  he  was  submitting   all   the






          BA 410426-RO
          information that he had been given  upon  purchasing  the  subject
          building in January, 1984 and  submitted  a  rental  history  from
          August 1, 1978.

          In Order Number  CDR  28057,  the  Rent  Administrator  determined
          that, due to the owner's  failure  to  submit  a  complete  rental
          history, the owner had collected a rent overcharge of $4,684.29 as 
          of August 30, 1988, including interest  on  that  portion  of  the
          overcharge occurring on and after April 1, 1984.

          In  this  petition,  the  owner  contends  in  substance  that  he
          submitted all materials on September 22, 1986, and that all  rents
          charged were based on the rent history received  at  the  time  of
          purchase.

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

          Section 42A of the former Rent Stabilization Code requires that an 
          owner retain complete records for  each  stabilized  apartment  in
          effect from June 30, 1974 to date and produce  them  to  the  DHCR
          upon demand.  If the apartment  was  decontrolled  from  the  Rent
          Control  Law  after  June  30,  1974,  the  owner   must   provide
          satisfactory documentary  evidence  of  the  apartment's  date  of
          decontrol and submit a rental history from that date.

          In the instant case, the owner has not provided a complete  rental
          history as mandated by Section 42A.

          Accordingly,  the  Rent  Administrator's  order  establishing  the
          lawful  stabilization  rent  utilizing  the  Section  42A  default
          procedure and finding a rent overcharge was warranted.

          Because this determination  concerns  lawful  rents  only  through
          September 30, 1988, the owner is cautioned  to  adjust  subsequent
          rents to an amount no greater than that  determined  by  the  Rent
          Administrator's order plus any lawful increases, and  to  register
          any adjusted rents, with this order and opinion being given as the 
          explanation for the adjustment.

          This order may, upon the expiration of the  period  in  which  the
          owner may institute a proceeding pursuant to  Article  78  of  the
          Civil Practice Law and Rules, be filed and enforced in the same 
          manner as a judgment or not in excess of twenty percent per  month
          thereof may be offset against any rent thereafter due the owner.


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



          ORDERED, that this petition for administrative review be, and  the
          same  hereby  is,  denied  and  that  the  order   of   the   Rent
          Administrator be, and the same hereby is,  affirmed.   The  lawful
          stabilization rent is $342.13 per month from September 1, 1986  to
          August 31, 1988.

          ISSUED:






          BA 410426-RO

                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                     































    

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