OFFICE OF RENT ADMINISTRATIN 
                                    GERT PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APEAL  OF                              :  Administrative   Review
                                                 Docket  No.:   BE410029-RT
                                                 DISTRICT RENT  
                    CHRIS SPANGLER,            : ADMINISTRATOR'S         
                                                 DOCKET No.: TC071801-G


               On May 6, 1987, the above-named tenant filed a petition  for
          administrative review of an order issued on April 18, 1987  by  a
          District Rent Administrator concerning the housing  accommodation
          known as apartment 5-C, 258 East 78th Street, New York, New York, 
          wherein the owner was directed to  roll  back  the  rent  and  to
          refund overcharges of $54.66, including excess security.

               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  of  code
          provisions in  effect  on  March  31,  1984.   Therefore,  unless
          otherwise indicated, any reference in this order and  opinion  to
          Sections of the Rent Stabilization Code is to the Code in  effect
          on April 30, 1987, and this proceeding  is  being  determined  in
          accordance therewith.

               The Commissioner has reviewed all of  the  evidence  in  the
          record and has carefully considered that portion  of  the  record
          relevant to the issues raised by the petition for review.



          On April 21, 1983, the subject tenant, Chris  Spangler,  filed  a
          complaint of rent overcharge with the New York City 
          Conciliation and Appeals Board ("C.A.B."),  the  agency  formerly
          charged with enforcement of the Rent Stabilization Law.

               On May 10, 1983, the C.A.B. served a copy  of  the  tenant's
          complaint upon the owner  and  demanded  that  the  owner  submit
          copies of all  leases  or   rent  ledgers  in  effect  since  the
          apartment's base date (i.e., the date that the  apartment  became
          subject to rent stabilization.

               On May 10, 1983, the C.A.B. served a copy  of  the  tenant's
          complaint upon the owner  and  demanded  that  the  owner  submit
          copies  of  all  leses  or  rent  ledgers  in  effect  since  the
          apartment's base date (i.e., the date that the  apartment  became
          subject to rent stabilization).

               In answer to the tenant complaint the  owner  submitted  the
          requested rental documents.

               On April 8, 1987 the District Rent Administrator issued  the
          order here under review finding that an overcharge  had  occurred
          directing  the  owner  to  roll  back  the  rent  to  the  lawful
          stabilized  amount  and  to   refund   to   the   tenant   $54.66
          representing the  amount  of  overcharges  collected  and  excess

               In  his  petition  for  administrative  review  the   tenant
          requests modification of the administrator's order alleging  that
          the prior tenants had informed him that they were paying a rental 
          inferior to the amount indicated on the lease  submitted  by  the
          owner and that the "records landlord is supplying..... have  been

               On July 16, 1990 the DHCR served upon the tenant a Notice of 
          opportunity  to  Present  Further   Information   and   Evidence,
          requesting that the tenant submit  the  mailing  address  of  the
          former tenants.

               By letter postmarked July 25, 1990 the tenant  replied  that
          he did not have the address of the former tenants  and  submitted
          photocopies of documents and  correspondence  in  regard  to  the
          subject building in conjunction with prior dockets.


                                        - 3 -

               After careful  consideration  the  Commissioner  is  of  the
          opinion that this petition should be denied.

               The Commissioner notes that in the proceeding  under  review
          the administrator established the lawful  stabilized  rent  based
          upon the document submitted by the owner which, in the opinion of 

          the Commissioner, appear to be records kept in the normal  course
          of business.  Apart from the uncorroborated statement  which  the
          tenant imputes to the prior tenants of apartment 5-C, there is no 
          evidence in either the record which was before the  Administrator
          or by attachment to  the  tenant's  petition's   to  support  his
          allegation of irregularity.

               Accordingly, based upon a preponderance of the evidence, the 
          Commissioner finds  that  the  tenant  has  offered  insufficient
          reason to disturb the District Rent Administrator's order.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, and the Emergency Tenant Protection Act of 1974, 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.


                                        ELLIOT SANDER
                                        Deputy Commissioner 

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