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

          APPEAL OF                              DOCKET NO. BE 510352 RO
                                              :  DRO DOCKET NO. U-3124407-RT
               RIVERVIEW COMPANY                 TENANT: EUFEMIA  &  CHARLES

                                PETITIONER    : 


               On May 18, 1987, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          April 14, 1987, by the Rent Administrator, 10 Columbus Circle, New 
          York, New York, concerning the housing accommodations known as 880 
          West 181st Street, New York, New York, Apartment No.  2A,  wherein
          the Rent Administrator determined that the owner  had  overcharged
          the tenant.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of the Rent Stabilization Code.

               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 originally commenced in  March  1984,  by
          the filing of a rent overcharge complaint and a fair  market  rent
          appeal by the tenants.  The tenants indicated that they resided in 
          the subject apartment from May 1, 1979 to February 28,  1981   and
          have been residing in apartment 1H in the subject  premises  since
          March 1, 1981.

               In answer to the complaints, the  owner  submitted  a  rental
          history for the subject apartment.

               In Order Number CDR 29,856, the Rent Administrator  dismissed
          the tenants' fair market  rent  appeal  but  determined  that  the
          tenants had been overcharged in the amount of $1244.61 from May 1, 
          1979 to February 28, 1981 including excess security  and  directed
          the owner to refund such overcharge to the tenant.

               In this petition, the owner contends in  substance  that  the
          tenants were not the tenants of record  on  the  date  they  filed
          BE 510352 RO

          their complaints, that the tenants' fair market  rent  appeal  was
          improper, that rent refunds for periods prior to April 1, 1980 are
          barred by statute, that the Rent  Administrator  listed  incorrect
          lawful  stabilization  rents,  that  the  current  tenant's   rent
          overcharge and fair market  rent  appeal  determination  has  been
          appealed, and that the tenants' security deposit was returned when 
          the tenants vacated the subject apartment so that including excess 
          security in the amount of the overcharge was error.

               The Commissioner is of the opinion that this petition  should
          be granted in part.

               The tenants were not precluded from filing a rent  overcharge
          complaint by the fact that they  were  no  longer  living  in  the
          subject apartment at the time they filed their complaints but  had
          relocated to another apartment  in  the  subject  premises.   With
          regard to  the  owner's  contention  that  the  tenants  were  not
          entitled to file a fair market rent appeal, it is  note  that  the
          Rent Administrator,  in  fact,  dismissed  the  fair  market  rent
          appeal, but correctly determined the  rent  overcharge  complaint.
          An examination of the  rent  records  discloses  that  the  lawful
          stabilization rents  for  the  subject  apartment  were  correctly
          calculated and are in accordance with the appeal  order  cited  by
          the owner in its petition - AL 510129 RO -  issued  on  March  21,
          1988 involving the current tenant's rent overcharge complaint  and
          fair market rent appeal.  Further since the  tenants  filed  their
          rent overcharge complaint prior to April 1,  1984,  they  are  not
          barred by statute from receiving rent refunds for periods prior to 
          April 1, 1980 - See Lavanant v. DHCR, 148 A.D. 2d 185, 544  N.Y.S.
          2d 331 (App. Div. 1st Dept. 1989).  Finally, the owner is  correct
          in its contention that it should not have to pay  excess  security
          since the tenants' security deposit was returned when the  tenants
          moved to another apartment in the subject premises.   Accordingly,
          the overcharge must be reduced  to  $1183.14  ($1244.61  -  excess
          security of $61.47).

               This order may upon the expiration of the period in which the 
          owner may institute a proceeding pursuant to  Article  78  of  the
          Civil Practice Law and Rules, be filed and enforced as a  judgment
          or not in excess of twenty percent per month of the overcharge may 
          be offset against any rent thereafter due the owner with regard to 
          the tenants' current apartment - 1H.

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

          BE 510352 RO

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, granted in part, and, that the  order  of  the
          Rent Administrator be, and the same hereby is, modified to show  a
          total rent overcharge of $1183.14.  In  all  other  respects,  the
          Rent Administrator's order is affirmed.


                                          ELLIOT SANDER
                                          Deputy Commissioner


                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM

          ARB Docket No.: BE 510352 RO

          DRO Docket No/Order No.: U-3124407-RT

          Tenant(s): Eufemia & Charles Sosa

          Owner: Riverview Company

          Code Section: 2526.1 of RSC

          Premises: 880 West 181st Street, New York, New York, Apt. 2A

          Order    and     Opinion     Granting     Petition     in     Part
               Petition granted in part to deduct amount of excess  security
          from overcharge since security deposit was returned  when  tenants
          moved from apartment.  However tenants were entitled to file  rent
          overcharge complaint even  though  they  had  already  moved  from


          Processing Attorney:                                             

          Supervising Attorney:                                            

          Deputy Commissioner:                                             

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

                           Date:              :  by               



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