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. BB 110040 RO
                                              :  DRO DOCKET NO. 36951
               SHARON TOWERS                     TENANT: DONNA BARBARINO

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On February 10, 1987, the above-named petitioner-owner  filed
          a Petition for Administrative Review against an  order  issued  on
          January 29, 1987, by the Rent Administrator, 10  Columbus  Circle,
          New York, New York, concerning the housing accommodations known as 
          62-59 108th Street, Forest Hills,  New  York,  Apartment  No.  3C,
          wherein the Rent  Administrator  determined  that  the  owner  had
          overcharged the tenant.   On  April  13,  1987,  the  Commissioner
          issued an  Order  and  Opinion  Rejecting  the  Petition,  and  on
          November 18, 1987, the Commissioner issued an  Order  and  Opinion
          Reopening   Administrative   Review   Proceeding    for    Further
          Consideration. 

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of the 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 in November 1984, by 
          the filing of a rent overcharge complaint by the tenant.

               In answer to the complaint the  owner  submitted  a  complete
          rental history for the subject apartment from March 1. 1980.

               In Order Number 36,951,  the  Rent  Administrator  determined
          that the tenant had been overcharged in  the  amount  of  $1735.39
          through January 31, 1987, and directed the owner  to  refund  such
          overcharge to the tenant.

               In this petition, the owner contends in  substance  that  the
          Rent Administrator incorrectly included  a  5%  vacancy  allowance
          effective in September 1981 which the owner did not take; that the 
          owner is therefore entitled to a 10% vacancy  allowance  effective
          October 1, 1983 upon the initial occupancy of  the  tenant  herein
          BB 110040 RO









          rather  than  the  5%  vacancy  allowance  allowed  by  the   Rent
          Administrator;  and  that  when  this  is  corrected,  the   total
          overcharge would be only $44.39.

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

               Pursuant to Guideline 15,  in  effect  when  the  complaining
          tenant took occupancy on October 1, 1983, the  vacancy  allowances
          are as follows:

          1) 0% where vacancy allowances totalling 15%  or  more  have  been
          charged pursuant to provisions governing new tenancies  commencing
          on or after July 1, 1979.

          2) 5% where vacancy allowances totaling more than 0% but less than 
          15%  have  been  charged  pursuant  to  provisions  governing  new
          tenancies commencing on or after July 1, 1979.

          3) 10% where vacancy allowances  were  last  charged  pursuant  to
          provisions governing new tenancies commencing July 1, 1975 through 
          June 30, 1979.

          4) 15% where no vacancy allowances have been charged  pursuant  to
          provisions governing new tenancies commencing on or after July  1,
          1975.

               In the instant case, the record indicates that  although  the
          owner did not charge a vacancy allowance  for  the  vacancy  lease
          commencing in September 1981, the lease commencing March  1,  1980
          was also a vacancy  lease  and  the  owner  has  not  stated,  nor
          submitted any evidence to show, that it did not charge  a  vacancy
          allowance for the March 1, 1980 vacancy lease.  It is  noted  that
          in order to receive a 10% vacancy allowance, the owner would  have
          had to show that it received no vacancy allowances since at  least
          June 30, 1979.  Since the owner  has  not  shown  this,  the  Rent
          Administrator  was  warranted  in  not  allowing  a  10%   vacancy
          allowance pursuant to Guideline 15.

               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. 

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BB 110040 RO

          DRO Docket No/Order No.: 36951

          Tenant(s): Donna Barbarino

          Owner: Sharon Towers

          Code Section: 2526.1 of RSC

          Premises: 62-59 108th Street, Forest Hills, New York, Apt. 3C

          Order         and         Opinion         Denying         Petition
                           
               Petition denied  on  basis  amount  of  rent  overcharge  was
          correctly determined in that owner has  not  submitted  sufficient
          evidence to show that it was entitled to 10% Guideline 15  vacancy
          allowance rather than 5% Guideline 15 vacancy allowance allowed by 
          Rent Administrator.









          APPROVED:



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                           Tenant(s)                 
                           Owner                     
                           Tenant's Atty             
                           Owner's Atty              


                           Date:              :  by               
                                                    signature
                    


                                      

                                                    
          ```````````````




































    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name