BG 110261 RT

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

          APPEAL OF                              DOCKET NO.: BG 110261 RT

                   ESPENANZA ORTIZ,              DRO DOCKET NO.:  ZQ 001953-R

                                                 OWNER: RAMGADOO AND RAMBARAN 

                                       IN PART

          On July 1, 1987, the above-named petitioner-tenant filed a Petition 
          for Administrative Review against an order issued on June 19, 1987, 
          by the Rent Administrator, Gertz Plaza, Jamaica, New York, 
          concerning the housing accommodations known as 30-99 12th Street, 
          Queens, New York, Apartment No. 4L, wherein the Rent Administrator 
          determined that the owner had not 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 

          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 April 1988 by the 
          filing of a rent overcharge complaint by the tenant.  In answer to 
          the complaint, the owner submitted proof that he had properly 
          registered the subject apartment in 1984 and stated that the tenant 
          had failed to file a timely objection.

          In Order Number ZQ 001953-R, the Rent Administrator determined that 
          the tenant had not been overcharged in that the registered rent on 
          April 1, 1984 of $280.00 was the initial legal registered rent 
          since the tenant failed to file a timely objection to the rent and 
          that the rent was correctly increased to $305.25 effective October 
          27, 1984 pursuant to a two year renewal lease.
          In this petition, the tenant contends in substance that there is a  
          rent overcharge of $1,017.40 based on an illegal charge for the use 
          of a washing machine by the tenant from April 1982 to December 
          1982; based on the fact that from October 11, 1982 to December 11, 
          1983, the tenant was charged $325.00 rather than the then legal 
          rent of $299.60 and based on the fact that the owner illegally 
          increased the rent from $280.00 to $305.25 from October 27, 1984 
          through June 30, 1986 although a rent reduction order had been in 

          BG 110261 RT

          effect from February 2, 1984 when the rent was reduced from $299.60 
          to $280.00 per month.

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

          An examination of the records in this case discloses that the 
          tenant is correct in her contention that a rent reduction order had 
          been granted on February 2, 1984 (docket no. 67005-P, CAB Opinion 
          Number 26,319) due to a service decrease and in said order it was 
          stated that the rent was reduced to $280.00 and that the owner 
          could apply to have the rent restored upon a full restoration of 
          services.  The record shows that no rent restoration order was ever 
          issued.  Accordingly the lawful stabilization rent for the subject 
          apartment should have remained at $280.00 and there was a rent 
          overcharge of $25.25 per month from October 27, 1984 to June 30, 
          1986 when the owner charged $305.25 rather than $280.00.  This 
          amounts to a total overcharge of $590.22 including interest.  The 
          Rent Administrator's order is hereby changed to reflect this 
          finding.  However since the Rent Administrator correctly found that 
          the tenant did not file a timely objection to the April 1, 1984 
          initial registered rent of $280.00, the tenant's overcharge 
          complaints for any period prior to April 1, 1984 may not be 

          Because this determination concerns lawful rents only through 
          September 27, 1986, the owner is cautioned to adjust subsequent 
          rents to an amount no greater than that determined by this order 
          plus any lawful increases, and to register any adjusted rents with 
          this order and opinion being given  as the explanation for the 

          Upon expiration of the period in which the owner may institute a 
          proceeding pursuant to Article 78 of the Civil Practice Law and 
          Rules, not in excess of twenty percent per month thereof of the 
          overcharge may be offset against any rent thereafter due the owner.

          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 in part, 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 September 27, 1986 is $590.22 and the lawful stabilization 
          rent from October 27, 1984 through September 27, 1986 remains at 
          $280.00 per month.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner

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