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

          APPEAL OF                              DOCKET NO. BC 410548 RO
                                              :             BC 410262 RO
               HELMSLEY-SPEAR, INC.            DRO DOCKET NOS.: L-3116490-RT 

                                PETITIONER    : 


               On March 9, 1987, the above-named  petitioner-owner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          February 9, 1987, by the Rent Administrator, 10  Columbus  Circle,
          New York, New York, concerning the housing accommodations known as 
          45 Tudor City Place,  New  York,  New  York,  Apartment  No.  307,
          wherein the Rent  Administrator  determined  that  the  owner  had
          overcharged the tenant.  The  petition  was  assigned  two  docket

               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 2526.1 of  the  current  Rent  Stabilization

               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  March  1984,  by
          the filing of a rent overcharge complaint by the tenant who stated 
          that he first moved to the subject apartment on January 1, 1982 at 
          a rental of $578.24 per month.

               In answer to the complaint the  owner  submitted  a  complete
          rental history  for  the  subject  apartment  and  indicated  that
          BC 410548 RO, BC 410262 RO

          electricity was included in the rent.

               In Order Number CDR 28,958, the Rent Administrator determined 
          that the tenant had been overcharged in the amount of $681.35  and
          directed the owner to refund such overcharge to the tenant.

               In this petition, the owner contends in  substance  that  the
          Rent Administrator's order failed to take  into  account  a  major
          capital improvement rent increase of $6.58 effective  October  11,
          1980 and that when this is done,  it  is  apparent  that  no  rent
          overcharge occurred.

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

               An examination of the records in  this  case  discloses  that
          although the Rent Administrator noted in his order that the  owner
          was  entitled  to  a  major  capital  improvement  rent   increase
          effective  October  11,  1980,  (docket   OM-2459-heating   system
          modernization), said rent increase  ($6.58)  was  not  taken  into
          account in the rent calculation chart.  When the owner is credited 
          with the $6.58 major capital improvement rent  increase  effective
          October 11, 1980, and charged the prior  tenant,  it  is  apparent
          that no rent overcharge occurred.  The lawful stabilization  rents
          for the current tenant including  the  major  capital  improvement
          rent increase are as follows: $578.24 effective January 1, 1982 to 
          December 31, 1982; $630.28 effective January 1, 1983  to  December
          31, 1985; and $671.25 effective January 1, 1986  to  December  31,
          1987.  The owner in fact charged rents at the above  amounts,  and
          therefore the Rent Administrator's order finding a rent overcharge 
          must be revoked.

               If the owner has already complied  with  the  Administrator's
          order and there are arrears due to the owner as a  result  of  the
          instant determination, the tenant is  permitted  to  pay  off  the
          arrears in six equal  monthly  installments.   Should  the  tenant
          vacate after the issuance of this order or have  already  vacated,
          said arrears shall be payable immediately.

               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, granted, and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, revoked, and it is found 
          that no rent overcharge occurred.


                                          ELLIOT SANDER
                                          Deputy Commissioner

                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM

          ARB Docket No.: BC 410548 RO, BC 410262 RO

          DRO Docket No/Order No.: L-3116490-RT

          Tenant(s): Barry I. Schwartz

          Owner: Helmsley-Spear, Inc.

          Code Section: 2526.1 of RSC

          Premises: 45 Tudor City Place, New York, New York, Apt. 307

          Order        and         Opinion         Granting         Petition
               Petition granted on basis Rent Administrator failed to credit 
          owner with a major capital  improvement  rent  increase  to  which
          owner was entitled.


          Processing Attorney:                                             

          Supervising Attorney:                                            

          Deputy Commissioner:                                             

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

                           Date:              :  by               




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