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.: BD 410106-RT
                                         :  
                                            DRO DOCKET NO.: L 3110093-R/T
        RICHARD C. AULETTA,
                           PETITIONER    : 
     ------------------------------------X                             

                  ORDER AND OPINION DENYING ADMINISTRATIVE APPEAL

     On  April  14,   1987   the   above-named   petitioner-tenant   filed   an
     Administrative Appeal against an order issued on March  10,  1987  by  the
     District Rent Administrator, 10  Columbus  Circle,  New  York,  New  York,
     concerning the housing accommodations known as 419 East 57th  Street,  New
     York, New York, Apartment 7A.

     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 Administrative Appeal is being determined pursuant to  the  provisions
     of Sections 10B,20A,42A and 63 of the Code.

     The issue herein is  whether  the  District  Rent  Administrator  properly
     determined the tenant's complaint of rent overcharges.

     The District Rent Administrator's order, appealed herein, determined  that
     the tenant had been overcharged a total,  including  excess  security  and
     accrued interest, of $1115.86 during  the  period  from  October  1,  1971
     through February 28, 1987; established the lawful  stabilization  rent  at
     $932.41 per month under the lease from October 1, 1985  through  September
     30, 1987; and directed the owner to roll  back  the  rent  to  the  lawful
     stabilized amount and to make full refunds to the tenant.   It  was  noted
     in the order that the  District  Rent  Administrator's  determination  was
     based upon a complete rental history for the subject  apartment  from  the
     1968 base rent date.

     On appeal, the petitioner-tenant alleges,  in  substance,  that  the  rent
     overcharge on the subject apartment occurred prior to, and beginning with, 
     his renting of the apartment; that it is his understanding  that  the  law
     requires the Division to review rent records dating back four years  prior
     to his tenancy in the subject apartment; and that such records have  never
     been provided to him by the owner.








          DOCKET NUMBER: BD 410106-RT
     After  careful  consideration  of  the  entire  evidence  of  record   the
     Commissioner is of the opinion that the administrative  appeal  should  be
     denied.

     The District Rent Administrator properly determined the tenant's complaint 
     of rent overcharges based upon rent records submitted by both  parties  to
     this proceeding which comprised the complete rental history from the  1968
     base rent date .  The tenant's assertion that the owner  was  required  to
     produce rent records dating from four years prior to the initial  date  of
     the tenant's tenancy in 1968 is without merit.

     The Commissioner  notes  that  on  March  31,  1987  the  owner  filed  an
     administrative appeal against the  District  Rent  Administrator's  order.
     Said appeal was assigned Administrative Review Docket  No.  BC  410484-RO.
     On March 16, 1988, the Commissioner issued an order  and  opinion  denying
     the  owner's  administrative  appeal  and  affirming  the  District   Rent
     Administrator's order.  In said order, the  Commissioner  found  that  the
     District  Rent  Administrator  was  correct  in  establishing  the  lawful
     stabilization rent from 1968.

     THEREFORE, in accordance with the provisions of the Rent Stabilization Law 
     and Code, it is

     ORDERED, that this administrative appeal be,  and  the  same   hereby  is,
     denied and that the order of the District Rent Administrator be,  and  the
     same hereby is, affirmed.

     ISSUED:







                                                                   
                                            ELLIOT SANDER
                                          Deputy Commissioner




                                                   
      
    

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