BC 510588 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.: BC 510588 RO

                                              DISTRICT RENT ADMINISTRATOR'S
               Webb & Brooks, Inc.            DOCKET NO.: U 3124607-R
                                              
                                              TENANT: Rosalyn Whitehead
                                               
                                   PETITIONER
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On March 18, 1987 the above-named owner timely refiled a Petition 
          for Administrative Review against an Order issued on December 15, 
          1986 by the District Rent Administrator  concerning  the  housing
          accommodations known as  Apartment  12B5  at  2534  Adam  Clayton
          Powell Blvd., New  York,  New  York  wherein  the  District  Rent
          Administrator determined  that  the  owner  had  overcharged  the
          tenant.

          The  issue  in  this  appeal  is  whether   the   District   Rent
          Administrator's order was warranted.

          The applicable section of the Law is Section 2526.1 of  the  Rent
          Stabilization Code.

          The Commissioner has reviewed all 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 on March 28, 1984 by the 
          filing of a rent overcharge complaint by the tenant.  The  tenant
          first took occupancy of the subject  apartment  on  September  1,
          1978 pursuant  to  a  lease  commencing  September  1,  1978  and
          expiring August 31, 1981 at a monthly rent of $297.89.

          On November 27, 1984, the owner was served with  a  copy  of  the
          tenant's rent overcharge complaint.

          In answer to the complaint, the owner submitted, on December  21,
          1984, an incomplete rental history dating back to June  15,  1975
          rather than June 30, 1974 (the Base Rent Date) as required.

          In response to the August 1, 1986 issuance of a Final  Notice  of
          Pending Default, the owner, once again, submitted  an  incomplete
          rental history dating back only to June 15, 1975.

          In Order  Number  U-3124607-R  the  District  Rent  Administrator
          established the lawful  stabilized  rent  based  on  the  owner's
          failure to submit a  complete  rental  history  for  the  subject
          apartment and directed a refund of  $4,385.68,  including  excess






          BC 510588 RO
          security and interest, on overcharges to the tenant.

          In  the  petition,  the  owner  requests  reversal  of  the  Rent
          Administrator's Order.  The owner  disputes  the  Administrator's
          determination of a rent overcharge but does not state any  reason
          for its objection.

          In response to  the  owner's  petition,  the  complainant  tenant
          contends that, among other things, a previous tenant who occupied 
          her apartment for the period from 1966 to 1975 provided her  with
          copies of cancelled rent checks and informed  her  that  she  was
          being overcharged in rent.  The complainant tenant further states 
          that, on more than one occasion, she requested a  rental  history
          of the  apartment,  but  that  the  owner  never  submitted  such
          documents to her.

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

          Section 42A of the Rent Stabilization Code requires that an owner 
          retain complete rent records for  each  stabilized  apartment  in
          effect from June 30,  1974  to  date  and  produce  them  to  the
          Division of Houisng and Community Renewal upon  demand.   If  the
          apartment was decontrolled from the Rent Control Law,  the  owner
          must provide satisfactory documentary evidence of the apartment's 
          date of decontrol.

          The record discloses that the owner submitted to the  Division  a
          rental history for the subject apartment, but that  said  history
          was incomplete to the extent that the owner failed to account for 
          the period between June 30, 1974 and June 14, 1975 or  to  submit
          documentation  showing  that   the   subject   apartment   became
          decontrolled from the Rent Control Law after June 14, 1975.


          Accordingly,  the  lawfully  stabilization  rent  established  as
          $280.65  for  the  subject  apartment  was  based  on  the   Rent
          Administrator's  correct  determination  that   the   owner   had
          defaulted in its obligation to provide a full rental history.

          Because this determination concerns lawful rents only through the 
          date of August 31, 1984 used in the Administrator's  Order  being
          appealed, the landlord is cautioned to adjust subsequent rents to 
          an amount no greater than that determined by the Order  plus  any
          legal increases, and to register  any  adjusted  rents  with  the
          Administrator's order 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 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  Rent  Stabilization  Law  and
          Code, it is

          ORDERED, that this petition be, and the same  hereby  is,  denied
          and the District Rent Administrator's  order  be,  and  the  same






          BC 510588 RO
          hereby is, affirmed.

          ISSUED:

           
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

    

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