BG 130081 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 130081 RO
                                              :  DRO DOCKET NO. 51538-G

                                PETITIONER    : 


               On July 2, 1987, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on June 
          4, 1987, by the Rent Administrator, 10 Columbus Circle, New  York,
          New York, concerning the housing accommodations  known  as  149-45
          Northern Blvd., Queens, New York, Apartment  No.  3P  wherein  the
          Rent Administrator determined that the owner had  overcharged  the

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2522.4 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 February 1981, by 
          the filing of a rent overcharge complaint by the tenant  in  which
          the tenant stated that he first moved to the subject apartment  on
          April 1, 1980 at a rental of $375.00 per month and stated that  he
          had the original appliances and that nothing new had been added.

               On April 23, 1981, the owner was served with a  copy  of  the
          tenant's complaint  and  directed  to  submit  a  complete  rental
          history and told that if any  rentals  involved  charges  for  new
          equipment, copies  of  paid  bills  for  such  equipment  must  be

               In answer to the complaint,  the  owner  submitted  a  rental
          history for the subject apartment including a  copy  of  a  letter
          dated December 1, 1979 to a prior tenant in which the owner stated 
          that at the prior tenant's request it  was  spending  a  total  of
          $1808.00  to  make  the  following  improvements  in  the  subject
          apartment  -  new  refrigerator,  new  kitchen  sink  and  kitchen
          cabinets, new bathroom toilet,  sink  and  bathtub  and  that  the
          tenant's rent would be increased by $45.20 due to such 

          BG 130081 RO

          improvements.  In acknowledgment that the work had been completed, 
          the prior tenant signed the December 1, 1979  letter  on  February
          15, 1980.  No copies of any bills for the work were submitted.

               In Order Number CDR 30,505, the Rent Administrator determined 
          that the tenant had been overcharged in the amount of $4549.20 and 
          the  lawful  stabilization  rent  was   established   as   $417.04
          effective April 1, 1985 to March 31, 1987.  In such determination, 
          no  allowance  was  made  for  any  improvements  in  the  subject

               In this petition, the owner contends in  substance  that  the
          Rent  Administrator's  order  failed  to  take  into  account  the
          $1808.00 in improvements made in the subject apartment.

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

               An examination of the records in this case discloses that the 
          owner did not supply the required documentary proof of the cost of 
          any new equipment installed  in  the  subject  apartment  although
          directed to do so.  The letter allegedly sent to and signed by the 
          prior tenant is insufficient evidence of  the  cost  of  the  work
          because it is only a statement and not the  bills  or  checks.   A
          tenant  may  not  waive  his  or  her  rights   under   the   rent
          stabilization law, and had the prior tenant  challenged  the  rent
          increase for the alleged improvemnts, the letter would  have  been
          insufficient proof of the cost.  In addition  the  tenant  herein,
          who moved to the subject apartment within four months of when  the
          alleged improvements were made, denies that there were any  recent
          new appliances installed in the  subject  apartment.   Accordingly
          the Rent Administrator's order disallowing a rent increase for the 
          improvements and finding a rent overcharge was warranted.

               Because this determination concerns lawful rents only through 
          March 31, 1987, 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
          or not in excess of twenty percent per month of the overcharge may 
          be offset against any rent thereafter due the owner.

          BG 130081 RO
               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.  The amount of 
          the rent overcharge through March 31, 1987 is $4549.20.


                                          ELLIOT SANDER
                                          Deputy Commissioner



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