BC 810138 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 810138 RO

                                               DISTRICT RENT ORDER
               Presidential Management Corp,   DOCKET NO.: WPTC 84-446

                                               
                                   PETITIONER
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On March  11,  1987  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          February 17, 1987 by the Administrator (White Plains)  concerning
          housing accommodations known as Apartment  #1,  11-10  West  View
          Avenue,  White  Plains,  New  York,  wherein  the   Administrator
          determined that the owner had overcharged the tenant.

          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.

          The  tenant  commenced  this  proceeding  by  filing  a  specific
          complaint of overcharge, wherein  the  tenant  alleged  that  she
          took occupancy of the subject apartment in 1970;  that  she  paid
          the landlord $16.00 per month for each garage space; and that  in
          1983 she stopped the usage of two out of three garage spaces  but
          the landlord offered her a refund of only $15.00.  The owner  was
          served with a copy  of  the  tenant's  complaint  but  failed  to
          respond.

          On  February  17,  1987  the  Administrator   issued   an   order
          determining that the tenant had been overcharged in the amount of 
          $2,880.00.  The owner was directed to refund such  overcharge  to
          the tenant.

          In its petition, the  owner  contends,  in  substance,  that  the
          Administrator's order  should  be  modified  because  the  actual
          overcharge ($706.38) collected is less than the overcharge  found
          by the Administrator.


          In response to the  owner's  petition,  the  tenant  asserts,  in
          substance,  that  the  overcharge  did  occur;   and   that   the
          Administrator's order should be affirmed.

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

          The Commissioner notes that since the Administrator's  order  was
          based on the owner's  failure  to  answer  the  tenant's  factual






          BC 810138 RO
          allegations (which was therefore deemed  admitted)  it  would  be
          improper to entertain the owner's rebuttal at this level  of  the
          proceeding.   Accordingly,  the  Commissioner  finds   that   the
          Administrator  properly  determined  that  the  tenant  had  been
          overcharged and was correct in directing the owner to  make  full
          restitution to the tenant.

          THEREFORE, in accordance  with  the  Tenant  Protection  Act  and
          Regulations, 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:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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