BA 410475 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 410475 RO

                   WINDSOR PLACE CORP.,
                                                  DRO DOCKET NO.: L 3113423-R
                                                  
                                  PETITIONER      TENANT:  BERNARD JAFFE
          ----------------------------------X                                   


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On December 11, 1990, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on 
          December 3, 1986 by the Rent Administrator, 10 Columbus Circle, New 
          York, New York concerning the housing accommodations known as 401 
          East 88th Street, Apartment 10F, New York, New York, wherein the 
          Administrator determined that the tenant had been overcharged.

          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 Administrative Appeal is being determined pursuant to the 
          provisions of Section 42A of the 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 
          issues raised by the administrative appeal.

          This proceeding was originally commenced by the filing on March 30, 
          1984 of a rent overcharge complaint by the tenant.













          BA 410475 RO

          In response to the tenant's complaint, the owner submitted a rental 
          history from June 1, 1976 but submitted no proof of the base rent 
          date.

          In Order Number CDR 27,826 the Administrator determined that due to 
          the owner's failure to submit a complete rental history, the owner 
          had collected a rent overcharge of $10,949.40 inclusive of excess 
          security and interest on the overcharge occurring on and after 
          April 1, 1984.

          In this petition, the owner contends that it has not received 
          either the order or the complaint which were mailed to an incorrect 
          address.  The owner further contends that based upon an assurance 
          of discontinuance with the Attorney General of New York State, it 
          was determined that there was no overcharge.

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

          The Commissioner finds that the Assurance of Discontinuance agreed 
          to by the owner and the New York State Attorney General does not 
          preclude the Division from exercising its expertise in determining 
          lawful rents.

          Since the owner responded to the tenant's complaint, its claim of 
          not having received the complaint is found to be without merit.  
          The owner's appeal is deemed timely filed since the record 
          indicates that the order was not served on the owner.

          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 Division 
          of Housing and Community Renewal (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.

          An owner is required to submit complete rent records from the base 
          date.  In the absence of such records, Section 42A default 
          procedures are properly used.  The owner herein failed to document 
          the base rent date.  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 May 
          31, 1988, the owner is cautioned to adjust subsequent rents to an 
          amount no greater than that determined by the 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.







          BA 410475 RO

          This order may, upon the expiration of the period in which the 
          owner may institute a proceeding 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 or not in excess of twenty 
          percent thereof per month may be offset against any rent thereafter 
          due the owner.

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



          ISSUED:

                                                  ------------------------
                                                  JOSEPH A. D'AGOSTA
                                                  Acting Deputy Commissioner
           
             
                                             






    

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