ADM. REVIEW DOCKET NO.: BF 210081-RO
                                  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 210081-RO 
                                              :
                                                 RENT ADMINISTRATOR'S       
                                                 DOCKET NO.:           
                                                 AD 220359-R               
                    ARTHUR COLE,
                                             
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On May 28, 1987 the  above-named  petitioner-owner  filed  a
          petition for administrative review against an order issued on May 
          1,  1987  by  a  Rent  Administrator   concerning   the   housing
          accommodations  known  as  Apartment  1-A,  225  Decatur  Street,
          Brooklyn, N.Y., wherein the  Administrator  determined  that  the
          maximum collectible rent for the subject  housing  accommodations
          is $50.74 per month as of March 21, 1983. 

               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 administrative appeal.  

               The tenant commenced this proceeding on April  10,  1986  by
          filing a complaint of rent overcharge.  The  tenant  stated  that
          the owner has increased his rent twice in one year, from  $130.00
          to $225.00 on July 15, 1985 and again on December  1,  1985  from
          $225.00 per month to $285.00 per month.

               The owner failed to interpose  an  answer  to  the  tenant's
          complaint, although afforded an opportunity to do so. 

               Based  on  the  rent  control  registration   records,   the
          Administrator determined that the maximum  collectible  rent  for
          the subject apartment was $50.74 per month.



               In the petition for administrative review the owner  alleged
          that the tenant is erroneously claiming that he moved in on April 
          17, 1970, however, based upon information the owner  received  at
          the closing the tenant moved into the apartment  in  November  or
          December 1971.  The owner  argues  that  the  apartment  is  rent
          stabilized and not rent controlled.  

               The owner further alleged that as a result  of  a  complaint






          ADM. REVIEW DOCKET NO.: BF 210081-RO
          filed by the same tenant an order was issued under docket  number
          2C 42147 on January 13, 1981  establishing  the  rent  at  $67.65
          effective December 1978  and  there  were  no  subsequent  orders
          decreasing the rent.  He argues accordingly that the order should 
          be modified to adjust the rent upward from a base  of  $67.65  to
          exceed $130.00  per  month,  the  tenant's  complaint  should  be
          dismissed, and the matter referred to rent stabilization  or,  in
          the alternative, the rent control rent should be  established  at
          $130 per month with a finding of no rent overcharge.  

               In answer to the petition the  tenant  stated  that  he  was
          evicted on August 24, 1987.  He urges that the  owner's  petition
          should be denied and  all  overcharges  collected  by  the  owner
          refunded to him.

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

               The  owner  did  not  respond  to  the  complaint  when  the
          proceeding was before the Administrator and failed to  raise  the
          issue of  the  status  of  the  apartment.   The  owner  has  not
          submitted any  evidence  to  support  the  alleged  date  of  the
          tenant's initial occupancy and  refers  only  to  representations
          purportedly  made  to  him  when  he  assumed  ownership  of  the
          building.  The Division's records  reveal  that  the  complaining
          tenant was considered a rent  controlled  tenant  throughout  his
          tenancy and there is  no  basis  for  finding  that  he  is  rent
          stabilized.  

               The   record   establishes    that    the    Administrator's
          determination was based upon the  registration  history  for  the
          subject apartment which indicates the maximum collectible rent of 
          $70.15 was decreased by $2.50 (docket number 2T 625862) to $67.65 
          based upon a diminution of services and docket  number  2C  42147
          only reaffirms the earlier decision.  Thereafter,  on  March  21,
          1983 another order (2T 688792) was  issued  decreasing  the  rent
          again by $16.91 to  $50.74  based  upon  a  lack  of  heat.   The
          Division's records also reveal that the owner had  not  qualified
          for any increases under the Maximum Base  Rent  program,  so  the
          rent remains at $50.74.  


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

               ORDERED, that this petition be and the same hereby is denied 
          and the Administrator's order be and the same hereby is affirmed.

          ISSUED:






                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner







          ADM. REVIEW DOCKET NO.: BF 210081-RO



                                                    

    

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