BG 120165 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 120165 RT
                                              :  DRO DOCKET NO.ZAE-120348-R
               CECILIA SMITH                     

                                PETITIONER    : 

               On July 20, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on June 
          18, 1987, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          1670 Woodbine Street, Queens, New York, Apartment No. 3R.

          The Administrative Appeal is being determined pursuant to the 
          provisions of the Rent and Eviction Regulations for New York City.

          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 initiated in May, 1986, by the tenant's 
          filing of a rent overcharge complaint.  The landlord was served 
          with a copy of the tenant's complaint and in response to the 
          complaint, the landlord indicated that he might have made a 
          mistake in calculating the 1985 monthly maximum collectible rent 
          and wanted the DHCR to calculate the correct rent.

          The Rent Administrator's order, appealed herein, listed the 
          monthly maximum collectible rents for the subject apartment as 
          $189.12 effective January 1, 1984, $207.04 effective February 1, 
          1984 (due to $17.92 rent increase for the installation of thermal 
          windows), $222.19 effective January 1, 1985, $238.85 effective 
          January 1, 1986, and $245.59 effective January 1, 1987.  In 
          addition, monthly fuel adjustments per room were listed as 
          follows: $2.12 effective January 1, 1980, $1.79 effective January 
          1, 1981, and -.73 effective January 1, 1984.  This order was based 
          upon an examination of the rent records for the subject 

          In this petition, the tenant alleges that she is "appealing 
          for investigation".

          BG 120165 RT

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

          An examination of the rent records for the subject apartment, 
          including the maximum base rent records, discloses that the 
          maximum collectible rents and fuel adjustments were correctly 
          listed in the Rent Administrator's order.  It is noted that from 
          1984 to 1987, the landlord was entitled to annual maximum base 
          rent increases and effective February 1, 1984, the landlord was 
          entitled to a rent increase of $17.92 for eight new thermal 
          windows.  Accordingly, the Rent Administrator's order was 

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City, 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.


                                          ELLIOT SANDER
                                          Deputy Commissioner


          BG 120165 RT


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