BG 110061 RO

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

          APPEAL OF                              DOCKET NO. BG 110061 RO
                                              :  DRO DOCKET NO. ZQ-004544-R
               ALEXANDER ASSEJEW                 TENANT: HOWARD ROTH

                                PETITIONER    : 


               On July 9, 1987, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on June 
          17, 1987, by the Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known  as
          89-03 104th Street, Queens, New York, Apartment  No.  2D,  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 January 1986,  by
          the filing of a rent  overcharge  complaint  by  the  tenant.   In
          answer to the complaint, the  owner  submitted  a  compete  rental
          history for the subject apartment as required.

               In  Order  Number   ZQ-004544-R,   the   Rent   Administrator
          determined that the tenant had been overcharged in the  amount  of
          $449.42 including interest and excess security from September  10,
          1985 to June 30, 1987  and  directed  the  owner  to  refund  such
          overcharge to the tenant.

               In this petition, the owner contends  in  substance  that  in
          determining the amount of the  rent  overcharge  for  the  current
          tenant, the Rent Administrator's order failed to take into account 
          a rent increase of $17.32 due to bathroom  improvements  totalling
          $692.80 which was approved by the Rent Administrator for  a  prior
          tenant but deleted for the tenant herein.

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

          BG 110061 RO

               An examination of the records in this case discloses that the 
          owner is  correct  in  his  contention  that  the  allowable  rent
          increase of $17.32 for bathroom  improvements  previously  granted
          for a prior tenant was incorrectly deleted for the tenant  herein.
          The use of such $17.32 rent  increase  makes  the  monthly  lawful
          stabilization  rents  $475.66  effective  September  10,  1985  to
          October 31, 1986 and $518.47 effective November 1, 1986 to October 
          31, 1988.  Since the  owner  in  fact  charged  $477.00  effective
          September 10, 1985 to  October  31,  1986  and  $520.00  effective
          November 1, 1986 to  June  30,  1987  (termination  date  of  Rent
          Administrator's order), the total  overcharge  including  interest
          and excess security from September 10, 1985 to June  30,  1987  is

               If  the  owner   has   already   complied   with   the   Rent
          Administrator's order and there are arrears due to the owner as  a
          result of the instant determination, the tenant  is  permitted  to
          pay off the arrears in six equal monthly installments. Should  the
          tenant vacate after the issuance of this  order  or  have  already
          vacated, said arrears shall be payable immediately.

               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 amount  of  the  rent  overcharge
          through June 30, 1987 is $33.00 and the lawful stabilization  rent
          effective November 1, 1986 is $518.47.


                                          ELLIOT SANDER
                                          Deputy Commissioner


          BG 110061 RO


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