Docket Number: BC 410075-RT, et al.
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                           :  DOCKET NOS.: BC 410075-RT  
                                            :     (Refile of AL-410250-RT)
             JEANNE  SILVERS,                 :                BC  410034-RT
                                            :  D.R.O. DOCKET NO.:
                              PETITIONER    :               TC-073022-G


        On December 24,  1986  the  above-named  petitioner-tenant  filed  a
        Petition for  Administrative  Review  against  an  order  issued  on
        December 2, 1986 by the then  Rent  Administrator  at  the  Columbus
        Circle District Rent Office, concerning the  housing  accommodations
        known as 220 Madison Avenue, New York, NY, Apartment 8-O wherein the 
        Administrator determined  the  tenant's  overcharge  complaint.   On
        February 26, 1987 the Commissioner issued an order under PAR  Docket
        No. AL 410250-RT rejecting the tenant's PAR for  various  procedural
        reasons without prejudice to refile a properly completed  PAR  in  a
        timely manner.  The tenant perfected the appeal on March 2, 1987.  

        A duplicate refiled PAR, inadvertantly  assigned  the  separate  PAR
        Docket Number BC 410034-RT, was dismissed  by  the  Commissioner  on
        April 27, 1987 for untimeliness.

        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 issue in this appeal is whether the  Administrator's  order  was

        The tenant commenced these proceedings on March 27, 1983 questioning 
        the legal rent and asserting that the owner refused to  provide  the
        tenant with the leases of the prior tenant although requested to  do

        The owner responded that they did not own the building, a co-op, but 
        rather the unsold shares  to  the  tenant's  apartment.   The  owner
        submitted the tenants leases from January 1, 1977 as well  as  lease
        renewals, as well as a rent worksheet from 1972 through December 31, 
        1976.  The  owner's  worksheet  indicated  that  the  apartment  was
        decontrolled in July 1973.

          Docket Number: BC 410075-RT, et al.
        On December 2, 1986, the Administrator issued an order finding  that
        the owner had complied with the request to submit a complete  rental
        history for the subject apartment from the base date  in  accordance
        with  its  obligation  under  Section  42A  of  the  (former)  Code,
        established the lawful stabilized rent as  of  January  1,  1985  at
        $394.85, found of overcharges commencing on that date,  and  ordered
        a refund in the amount of $636.94.

        On appeal, the petitioner argues that the rent overcharges had  been
        continuous from the first lease dated January 1, 1977 and  not  just
        from April 1, 1984.

        After careful consideration the Commissioner is of the opinion  that
        the petition should be granted in part.

        An examination of the record below reveals that, the Administrator's 
        finding to the contrary, the owner did not submit a complete  rental
        history.  The owner's submission of a rent calculation chart of  the
        rent charged from the June 30, 1974 base date through  December  31,
        1976 is not adequate proof of  the  rent  history,  as  it  was  not
        business  records  prepared  in  the  ordinary  course  of  business
        contemporaneous  with  the  events  contained  therein.    In   this
        connection, the Commissioner, notes that an  owner  is  required  to
        maintain and produce a complete rental history and  respond  to  the
        tenant's complaint.  A charge of ownership doesn't relieve an owner, 
        including an owner of shares to rent stabilized apartment, from  the
        obligation to produce all relevant leases or other business records. 

        The Commissioner is of the further opinion that the matter should be 
        remanded to the Administrator for further processing.  On remand the 
        Administrator shall provide the owner the opportunity  to  submit  a
        complete rental history as would be provided by for example,  leases
        and lease renewals, ledger sheets,  rent  cards,  etc.   The  tenant
        shall be served copies of the owner's submissions, if any, and shall 
        be provided the opportunity to comment thereon.

        If the owner fails to submit a complete rental history from the base 
        date, the Administrator shall establish the lawful  stabilized  rent
        based on the lowest of the following amounts:  1)  The  lowest  rent
        for a similar  apartment  in  the  same  building;  2)  the  current
        tenant's initial rent minus any allowance for the  tenant's  initial
        leases; 3) the prior tenant's last rent.

        The Commissioner's April 27, 1987 order dismissing  the  PAR  Docket
        under BC-410034-RT for untimeliness is revoked and the  case  docket
        is terminated as duplicative of the instant proceedings.


          Docket Number: BC 410075-RT, et al.
        THEREFORE, in accordance with the provisions of the Rent &  Eviction
        Regulations, the Rent Stabilization Law and Code, Chapter 403 of the 
        Law of 1983, and Chapter 102 of the Laws of 1984, it is

        ORDERED, that this owner's petition  be,  and  the  same  hereby  is
        granted in part, that the Rent Administrator's  order  be,  and  the
        same hereby revoked, and the matter remanded  to  Administrator  for
        further consideration in accordance with the above.


                                        ELLIOT SANDER
                                        Deputy Commissioner


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