DOCKET NO.: BD 110084 RO

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

          APPEAL OF                               DOCKET NO.: BD 110084-RO   
                                             DRO DOCKET NO. 37378         
               Harry Eisenstein.                  TENANT: Fred Becker        

               On April 6, 1987 the above-named petitioner-landlord filed a 
          Petition for Administrative Review against an order issued on 
          April 1, 1987 by a Rent Administrator concerning the housing 
          accommodation known as Apartment 5E at 43-22 45th Street Queens, 
          New York, wherein it was determined that the tenant had been 
          overcharged $1,018.93, including treble damages.

          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(a) of 
          the Rent Stabilization Code.

          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 by the filing in 
          November, 1984 of the Tenant's Objection to Rent/Services 

          The landlord was served with a copy of the objection and was 
          requested to submit rent records to prove the lawfulness of the   
          rent being charged.  The owner complied with this request.

          In Order No. 37378, issued on April 1, 1987, the  
          Administrator determined that the tenant had been overcharged in 

          the amount of $1,018.93, including treble damages.  Specifically, 
          overcharges of $12.89 per month were determined in the

          DOCKET NO.: BD 110084 RO

          complainant's three-year vacancy lease commencing on December 15,
          1982 under Guidelines 14.  This was due to the owner's 
          application of the Guidelines 13 increase of 16%, instead of the 
          correct 10%.

          In his petition, dated April 14, 1987, the owner disputes 
          the administrator's determination to impose treble damages, 
          contending that his error in calculations was minor and could not 
          be considered willful.

          The tenant's answer disputes the timeliness of the PAR, but 
          otherwise does not address the owner's claims.

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

          The error in computation which resulted on the overcharges 
          has been consistently recognized as evidencing willfulness, if 
          there is no evidence to the contrary.  Each guideline clearly 
          states the increase granted to leases executed during its term, 
          and it is the owner's basic duty to add only those amounts.

          This  order may, upon the expiration of the period in which 
          the owner may institute a proceeding pursuant to Article Seventy- 
          Eight of the Civil Practice Law and Rules, be filed and enforced 
          by the tenant in the same manner as a judgment or not in excess 
          of twenty percent thereof per month may be offset against any 
          rent thereafter due the owner.

          THEREFORE, pursuant to the Rent Stabilization Law and Code, 
          it is

          ORDERED, that the Petition be, and the same hereby is denied 
          and that the Administrator's order be, and the same hereby is 


          Deputy Commissioner

          DOCKET NO.: BD 110084 RO


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