BF 410415 RO

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

     APPEAL OF                              DOCKET NO.: BF 410415 RO

                                            DISTRICT RENT OFFICE
                                            DOCKET NO.: L3117613 R/T
          320 West 87th Street, Co.,                    CDR 30,265

                                            TENANT:  C. Crippen               
                              PETITIONER             A. Whiting


     On June 19, 1987, the above-named petitioner-owner filed a Petition for 
     Administrative Review against an order issued on May 28, 1987, by the 
     Rent Administrator, 10 Columbus Circle, New York,  New York, concerning 
     the housing accommodations known as 320 West 87th Street, New York, 
     Apartment No. #31, 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 February 1984 by the filing 
     of a rent overcharge complaint by the tenant.  In answer to the 
     complaint, the owner submitted a complete rental history for the subject 
     In Order Number CDR 30,265, the Rent Administrator determined that the 
     tenant had been overcharged in the amount of $376.14, and directed the 
     owner to refund such overcharge to the tenant.

     In this petition, the owner contends in substance that the subject 
     apartment was purchased as a coop by the tenant on October 28, 1985 and 
     that the entire security deposit was returned at that time.  The owner 
     stated that the calculation of total rent overcharge 
     included in the Rent Administrator's order is erroneous because the Rent 
     Administrator computed the overcharge through August 31, 1986 and 
     included excess security.

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

          BF 410415 RO

     An examination of the records in this case discloses that the owner 
     informed the Rent Administrator on September 29, 1986 and February 13, 
     1987 that the tenant had purchased the subject apartment under the 
     effective cooperative ownership plan and subsequently vacated without a 
     forwarding address.

     Information on file with the Agency indicates that a non-eviction 
     cooperative ownership plan for the subject building became effective 
     January 18, 1985.  The subject apartment was only registered as rent 
     stabilized for the April 1, 1984 and April 1, 1985 registrations.

     Accordingly, taking the aforementioned factors into account, the 
     Commissioner has recalculated the rent overcharge through October 28, 
     1985 as follows:

          Total Overcharge from September 1, 1980 through
                                              August 31, 1986

          with interest assessed from April 1, 1984         = $376.14
          minus Total Overcharge with interest from            -53.27

          11/1/85 through 8/31/86 (10 mos.) @ $5.15 a month                  
          minus Excess Security @ $5.15                        - 5.15

               Total Adjusted Overcharge 
          from September 1, 1980 through October 28, 1985 =  $317.72

     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 in the same manner as a judgment.

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

     ORDERED, that this petition for administrative review be, and the same 
     hereby is, granted, and, that the order of the Rent Administrator be, and 
     the same hereby is, modified in accordance with this order and opinion.  
     The lawful stabilization rents and the amount of the rent overcharge are 
     established as cited in this order.  The amount of the adjusted rent 
     overcharge through October 28, 1985 is $317.72.


                                     JOSEPH A. D'AGOSTA
                                     Acting Deputy Commissioner


          BF 410415 RO


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