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. BE 120244 RO
                                              :  DRO DOCKET NO. ZAK-120002-R
             31-32 29 STREET REALTY, INC.                     

                                PETITIONER    : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW AND 
          MODIFYING RENT ADMINISTRATOR'S ORDER


               On May 27, 1987, the above-named petitioner-landlord filed  a
          Petition for Administrative Review against an order issued on  May
          20, 1987, by the Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known  as
          31-32 29 Street, Queens, New York, Apartment No. 4E. 

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2202.3 of the Rent and Eviction  Regulations
          for New York City.

               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 initiated on  October  22,  1986  by  the
          tenant's filing of a rent overcharge complaint.

               The Rent Administrator's order, appealed herein,  listed  the
          monthly maximum collectible rents for  the  subject  apartment  as
          $95.26 effective January 1, 1979,  $102.41  effective  January  1,
          1986 and $110.09 effective January 1, 1987 not including any  fuel
          cost adjustments which the landlord may be entitled to collect.

               This order was based upon an examination of the maximum  base
          rent records for the subject apartment.   Such  records  disclosed
          that the landlord was not eligible to receive  maximum  base  rent
          adjustments for 1980 through 1985.

          On appeal, the landlord alleges  in  substance  that  the  monthly
          maximum  collectible  rent  should  have  been  listed  as  $99.57
          effective January 1, 1979 rather than $95.26, that accordingly the 
          January 1, 1986 monthly maximum collectible rent should have  been
          listed  as  $107.03  and  the  January  1,  1987  monthly  maximum
          collectible rent should have been listed as $115.05, and that  the
          BE 120244 RO









          tenant's complaint should have been dismissed because it  was  not
          filed within ninety days of tenant receipt of the  1984  apartment
          registration.  

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

               An examination of the maximum base rent records in this  case
          discloses that  the  monthly  maximum  collectible  rents  of  the
          subject apartment were correctly determined in that the January 1, 
          1972 monthly maximum collectible rent was $57.41 and the  landlord
          was then entitled to 7 1/2% maximum base rent increases for  1973,
          1974, 1975, 1976, 1977, 1978 and 1979 making the January  1,  1979
          monthly maximum collectible rent $95.26  as  listed  in  the  Rent
          Administrator's order.  The owner was  then  denied  maximum  base
          rent increases until October 1, 1986 so that the  monthly  maximum
          collectible rent was $102.41 effective October 1, 1986 rather than 
          January 1, 1986 as listed in the Rent  Administrator's  order  and
          $110.09  effective  January  1,  1987  as  listed  in   the   Rent
          Administrator's order.  Further the tenant was not  limited  to  a
          ninety day period after receipt of the 1984 apartment registration 
          in filing his overcharge complaint since such  limitation  applies
          only to rent stabilized tenants.

               THEREFORE, in accordance with the provisions of the Rent  and
          Eviction Regulations for New York City, it is

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same  hereby  is,  modified  to  show  a
          monthly maximum collectible rent of $102.41 effective  October  1,
          1986 rather than effective January 1, 1986.  In all other respects 
          the Rent Administrator's order is affirmed.

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
          ```````````````








                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BE 120244 RO

          DRO Docket No/Order No.: ZAK-120002-R

          Tenant(s): Paul Schaffer

          Owner: 31-32 29 Street Realty, Inc.

          Code Section: 2202.3 of Rent and Eviction Regulations

          Premises: 31-32 29 Street, Queens, New York, Apt. 4E

          Order  and  Opinion  Denying   Petition    and   Modifying   Order
                           

               Petition  denied  on  basis  rent  records  disclose  maximum
          collectible rents of subject apartment were correctly  determined.
          Order modified to change effective date from January  1,  1986  to
          October 1, 1986.








          APPROVED:



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Director: 
              
          Deputy Commissioner:                                             

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


                           Date:              :  by               
                                                    signature
                    


                                      



























    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name