BE 420037 RT

                                  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 420037 RT
                                              :  DRO DOCKET NO.ZAJ-420323-R
               GILBERT SAPAN                     

                                PETITIONER    : 
          ------------------------------------X                             
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On April 30, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on April 
          17, 1987, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          153 East 18th Street, New York, New York, Apartment No. 5.

          The Administrative Appeal is being determined pursuant to the 
          provisions 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 in September, 1986, by the 
          tenant's filing of a rent overcharge complaint.  The tenant stated 
          inter alia that he first moved to the subject apartment in 1969 
          and that the prior tenant had received illegal rent increases for 
          a new lease, new brass plumbing, rewiring and other items never 
          done within the subject apartment.

          In answer to the tenant's complaint, the owner stated in 
          substance that no rent overcharge had occurred.

          In Order Number ZAJ-420323-R, the Rent Administrator listed 
          the January 1, 1987 monthly maximum collectible rent as $392.89 
          plus fuel cost adjustments to which the owner was entitled.

          In this petition, the tenant alleges in substance that the 
          maximum collectible rent should be decreased because the prior 
          tenant was charged for new brass plumbing, a new refrigerator, a 
          new sink, a new stove, and complete electric rewiring of the 
          subject apartment which was never done and that these charges 
          became part of the base rent of the subject apartment.












          BE 420037 RT
          The Commissioner is of the opinion that this petition should 
          be denied.

          An examination of the rent records for the subject apartment 
          discloses that in 1962 under docket AC 428691, the owner received 
          a rent increase for brass plumbing and in 1968 under docket 2AC 
          15721S, the owner received a rent increase due to rewiring.  The 
          record further discloses that no appeals were taken from such 
          dockets.  Further, the record is unclear as to whether any rent 
          increases were granted for the installation of a new refrigerator, 
          new sink, or new stove during the prior tenancy, but if so, again 
          the prior tenant did not contest such rent increases and they 
          cannot be challenged at this time.  Therefore, the Rent 
          Administrator correctly did not reduce the maximum collectible 
          rent of the tenant herein due to the aforementioned allegations of 
          the tenant herein.

          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, affirmed.

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                     

























          BE 420037 RT