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.:  BF-110077-RT
                                         :  
        AIDA AVILES,                        DRO DOCKET NO.:  ZQ-006080-R

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

     On June 15, 1987, the above named-petitioner-tenant filed a  petition  for
     administrative review against an oreder issued on  May  12,  1987  by  the
     District   Rent   Administrator,   (Gertz   Plaza)   concerning    housing
     accommodations known as 119-17th Avenue, Queens, New  York  Apartment  1G,
     wherein the District Rent Administrator  denied  the  tenant's  overcharge
     complaint.

     The Commissioner has reviewed all of the evidence in the  record  and  has
     careful considered that portion  of the  record  relevant  to  the  issues
     raised by the administrative appeal.

     The proceeding was originally commenced by the filing in December 1985  of
     a rent overcharge complaint by the tenant (Aida Aviles)>

     In order number ZQ-006080-R, The District  Rent  Administrator  determined
     that the apartment was registered and the rent for the tenant  of  record,
     Aviles, as of April 1, 1984 was $328.85 including $1.25 for window guards. 
     The apartment registration form was served by the owner, on the tenant  of
     record who did not file an objection.  Subsequent  renewal  leases  signed
     by the complaining tenant  were  subject  to  appropriate  guidelines  and
     established at $372.78 per month for the period June 1, 1985  to  May  31,
     1987. Accordingly, the Administrator found that there was no overcharge.

     In her appeal the tenant challenged the initial rent rather than the  rent
     of 1985.  She stated, in substance, that the legal regulated rent for  the
     subject apartment should have been $276.94 and her  rent  in  1985  should
     have been increased to $313.93 rather the $372.78  she  was  charged;  and
     that the temporary charge for window guards should not have been  included
     in her rent.

     The owner answered and urged that the petition be denied because the  rent
     was properly registered in 1984 and the  initial  rent  which  included  a
     permanent  charge  for  installation  of  window  guards  was  subject  to
     guidelines increases for each renewal lease.











          DOCKET NUMBER:  BF-110077-RT


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

     A review of the record  reveals  that  the  subject  tenant  sign  a  form
     acknowledging receipt of the apartment registration form  the  owner;  and
     that the tenant did not file an objectionwithin the 90 days of the mailing 
     of the notice.  Accordingly, the Commissioner finds that the Administrator 
     correctly determined that the rent registered on  April  1,  1984  is  the
     initial  Legal  Registered  Rent;  and  that  the  tenant  had  not   been
     overcharged.

     The Commissioner notes that under the old New York City Health Code  prior
     to 1986, upon the installation of window guards, an owner was entitled  to
     collect a permanent rent increase (25 cents per window guards);  and  that
     all subsequent increases  for  each  renewal  lease  were  computed  under
     applicable rent guidelines increases.

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

     ORDERED, that this petition 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




                                                   
    

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