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 610202 RO
                                              :  DRO DOCKET NO. TC-58647-G
               SHELBRA ASSOCIATES                TENANT: RALPH YOAKUM

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW AND 
          MODIFYING RENT ADMINISTRATOR'S ORDER


               On June 17, 1987, the above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on  May
          15, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the  housing  accommodations  known  as  1259
          White Plains Road, Bronx, New York, Apartment  No.  R-GR,  wherein
          the Rent Administrator determined that the owner  had  overcharged
          the tenant. 

               The Commissioner notes that this proceeding was  filed  prior
          to April 1, 1984.  Sections 2526.1 (a) (4)  and 2521.1 (d) of  the
          Rent Stabilization Code (effective May  1,  1987)  governing  rent
          overcharge  and  fair  market  rent   proceedings   provide   that
          determination of these matters be  based  upon  the  law  or  code
          provisions  in  effect  on  March  31,  1984.   Therefore,  unless
          otherwise  indicated,  reference   to   Sections   of   the   Rent
          Stabilization Code (Code) contained herein  are  to  the  Code  in
          effect on April 30, 1987.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of  the  current  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  by  the  filing  in
          December 1981, of a rent overcharge complaint by  the  tenant  who
          first moved to the subject apartment on August 1, 1980 at a rental 
          of $350.00 per month.

               The owner was served with a copy of  the  complaint  and  was
          directed to submit a  complete  rental  history  for  the  subject
          apartment from the base date including copies of all  leases.   In
          BF 610202 RO









          response, the owner submitted a copy  of  a  Report  of  Decontrol
          showing the subject  apartment  was  decontrolled  from  the  Rent
          Control Law on June 30, 1977 due to a vacancy and a  copy  of  the
          lease for the first stabilized tenant Charles Custance  commencing
          July 1, 1977 at a rental of $225.00 per month.  The  owner  stated
          that the subject apartment was rented to Mr. Custance at  a  lower
          than market rental because Mr. Custance's father,  the  long  time
          superintendent who  occupied  another  apartment  in  the  subject
          premises with his wife, was seriously ill  and  Mr.  Custance  was
          needed to help his mother perform superintendent duties.  When Mr. 
          Custance's father died, he moved to  the  father's  apartment  and
          became the superintendent of the subject  premises.   The  subject
          apartment was then rented to the tenant herein.  Subsequently  the
          tenant advised that he had vacated the subject apartment.

               In Order Number CDR 30,332, the Rent Administrator determined 
          that the owner had collected a rent overcharge of $2045.63 through 
          July 31,  1982,  determined  the  lawful  stabilization  rent  was
          $302.59 effective August 1, 1981, and directed the owner to refund 
          the overcharge to the tenant.  Although the  Rent  Administrator's
          order stated that the  owner  had  not  submitted  a  full  rental
          history, the rent overcharge was  in  fact  determined  using  the
          initial rent of $225.00 and subsequent rents paid by Mr. Custance. 
          No allowance was  made  for  any  rent  reduction  that  may  have
          occurred  due   to   Mr.   Custance's   alleged   performance   of
          superintendent duties.

               In this petition, the owner alleges in substance that no rent 
          overcharge should have  been  found  since  Charles  Custance  was
          paying  a  reduced  rent  due  to  his  assistance  in  performing
          superintendent duties and that this should have  been  taken  into
          account by the Rent Administrator.

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

               An examination of the initial lease and  two  renewal  leases
          signed by Mr. Custance indicates that the  subject  apartment  was
          treated as a rent stabilized apartment with appropriate  guideline
          increases during  the  Custance  occupancy.   No  mention  in  the
          original lease or the renewal leases listed any rent reduction or 
          rent allowance  for  the  performance  of  superintendent  duties.
          Accordingly the Rent Administrator properly used the rents paid by 
          Mr. Custance as the lawful stabilization rents in determining  the
          lawful stabilization rent and the amount of  the  rent  overcharge
          for the tenant herein.  However the Rent Administrator's order  is
          hereby modified to delete the statement that the owner  failed  to
          provide a full rental history and to delete  references  to  using
          the default procedure to determine the lawful stabilization  rent.
          In fact such  default  procedure  was  not  used.   In  all  other
          respects, the Rent Administrator's order is affirmed.



          BF 610202 RO









               Because this determination concerns lawful rents only through 
          July 31, 1982, the owner is cautioned to adjust  subsequent  rents
          to  an  amount  no  greater  than  that  determined  by  the  Rent
          Administrator's order plus any lawful increases  and  to  register
          any adjusted rents with this order and opinion being given as  the
          explanation for the adjustment.

               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. 

               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, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby  is,  affirmed  as  modified
          herein. 

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
          ```````````````























                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BF 610202 RO

          DRO Docket No/Order No.: TC-58647-G

          Tenant(s): Ralph Yoakum

          Owner: Shelbra Associates

          Code Section: 2526.1 of RSC

          Premises: 1259 White Plains Road, Bronx, New York, Apt. R-GR

          Order  and  Opinion   Denying   Petition   and   Modifying   Order
                           

               Petition denied on basis owner  did  not  establish  that  it
          reduced rent for prior tenant due to prior tenant's performance of 
          some superintendent duties.  Order modified to show owner did  not
          default in providing rental history for the subject apartment.









          APPROVED:



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Director: 
              
          Deputy Commissioner:                                             

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


                           Date:              :  by               
                                                    signature
                    


                                      






    

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