BF 910357-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
                                
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.:
                                        BF 910357-RO
                                        DISTRICT RENT
CARRIAGE HOUSE COMPANY,                 ADMINISTRATOR'S DOCKET
                                        NO.:
                                        YTC 84-2716
                        PETITIONER      TENANT: ROBERTA WOLFF
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  ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                
                                
On  June  26,  1987 the above-named petitioner-landlord  filed  a
Petition  for  Administrative Review against an order  issued  on
June  18,  1987  by  the District Rent Administrator,  99  Church
Street,  White Plains, New York concerning the housing accommoda-
tions known as Apartment 567 at 1 Balint Drive, Yonkers,
New York, wherein the District Rent Administrator determined that
the landlord had overcharged the tenant.

The   issue   in  this  appeal  is  whether  the  District   Rent
Adminis-trator's order was correct.  The proceeding  is  governed
by  the  Emergency Tenant Protection Act of 1974 and  the  Tenant
Protection Regulations.

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 October, 1984 by  the
filing of a complaint by the tenant, in which she contended  that
the landlord had not filed the financial form required for it  to
be authorized to increase rents.

In  answer, the landlord asserted in substance that it had  again
filed the required information.


In  an order issued on June 18, 1987 the Administrator issued  an
order finding that, since the landlord had failed to timely  file
the 1984-85 Operating and Maintenance Expenses Schedule, it was
not  entitled  to  collect a guideline rent  increase  on  leases
commencing between October 1, 1984 and September 30,  1985.   The
order found an overcharge of $356.20 as of April 30, 1987.

In  this  petition  the landlord contends in substance  that  the
Westchester County Rent Guidelines Board had accepted its  excuse
for  untimely  filing of the financial report, and  that  it  was
therefore entitled to increase the tenant's rent during the 1984-
85  Guidelines  period.   With  its  petition  the  landlord  has
enclosed  an April 1, 1985 determination in File No.  WRGB  84/11
and  12  removing  1, 7, and 11 Balint Drive  from  the  list  of
properties  not eligible for 1984-85 guideline increases,  and  a
March  11, 1987 order in Docket No. WY-85-S-3/R determining  that
the  landlord  could collect a 1984-85 guideline  increase  at  7
Balint Drive because the Westchester County Rent Guidelines Board
had  accepted  the landlord's excuse for untimely filing  of  the
1984-85 financial report.

The  tenant did not submit an answer to the landlord's  petition,
although given an opportunity to do so.

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

The  Administrator's order was based on the fact that  the  land-
lord's  filing  of  the  1984-85 financial report  was  untimely.
However,  the  landlord has pointed out that the DHCR  eventually
accepted  the landlord's excuse for late filing, and allowed  the
owner to collect rent increases for the 1984-85 guidelines period
for  apartments  in  the  building.  The landlord  was  therefore
entitled to collect up to $398.32 ($386.72 base rent plus 3%  for
a  2-year lease) per month in the lease from February 1, 1985  to
January  31,  1987, and $418.24 ($398.32 plus  5%  for  a  2-year
lease) from February 1, 1987 to January 31, 1989, aside from  any
additional  increases for such things as new equipment  or  Major
Capital Improvements.  The landlord is directed to refund to  the
tenant  any  rent  collected  in  excess  of  these  lawful  sta-
bilization  rents for the period through April  30,  1987.   This
order  does not calculate any actual overcharges as it is unclear
from the record exactly what rent the tenant actually paid during
each month.





The  owner is cautioned to adjust the rent, in leases after those
considered in this order, to amounts no greater than that  deter-
mined by this order plus any lawful increases, and to register
any adjusted rents, with this order being given as the reason for
the adjustment.

If  the  tenant  owes the landlord arrears as a  result  of  this
order,  the landlord is directed to allow her to pay them off  in
six equal monthly installments.


THEREFORE, in accordance with the Emergency Tenant Protection Act
of 1974 and the Tenant Protection Regulations, it is

ORDERED,  that this petition be, and the same hereby is,  granted
and that the District Rent Administrator's order be, and the same
hereby is, revoked.


ISSUED:




JOSEPH A. D'AGOSTA
                                         Deputy Commissioner
    

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