DOCKET NO.: BG-210209-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

          -------------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE  :  ADMINISTRATIVE REVIEW
          APPEAL OF                            :  DOCKET NO.: BG-210209-RO
                                               :                 
          CHARLES BARDYLN ENTERPRISES,         :  DISTRICT RENT OFFICE
                                               :  ORDER NO.: 38975,
                                               :             EXAMINING UNIT
                                   PETITIONER  :  TENANTS: KELLY & EMILY WILLIAMS
          -------------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On July  14,  1987,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          June 9, 1987, by the Rent Administrator, 10 Columbus Circle, 
          New York, New York, concerning the housing  accommodations  known
          as  Apartment  1-E,  2004  Glenwood  Road,  Brooklyn,  New  York,
          wherein the Rent Administrator determined that there had been  an
          overcharge and ordered a refund of  $1,786.17,  including  treble
          damages and excess security.

          The Commissioner has reviewed all of the evidence in  the  record
          and  has  carefully  considered  that  portion  of   the   record
          concerning the issues raised in the administrative appeal.

          The tenant commenced this proceeding  on  November  29,  1984  by
          filing an objection to registration based in part on the  owner's
          failure to serve the  tenants  with  the  apartment  registration
          form.  In  addition,  the  tenants  alleged  their  rent  was  an
          overcharge, based on the owner's failure to supply  them  with  a
          rental history for the apartment.

          In answer to the complaint, the owner stated that  the  apartment
          was registered and that the tenants vacated owing $1,652.00.   In
          addition the owner submitted a complete rental history,  alleging
          there was no overcharge.







          In Order Number 38,975, Examining Unit,  the  Rent  Administrator
          determined that the apartment registration had been  received  by
          the date of issuance of the order, based on the tenants'  failure
          to  respond  to  a  notice  requesting  that  information.    The
          Administrator noted that the owner was obligated  to  return  all
          rent increases collected between April 1, 1984 and the  date  the
          tenant received the apartment registration form, if such  receipt
          was after June 30,  1984.   This  overcharge,  if  any,  was  not
          computed.






          DOCKET NO.: BG-210209-RO

          Based  on  the  leases  submitted,  the  Administrator  found  an
          overcharge commencing with the October 1, 1982 vacancy  lease  of
          the complaining tenants and established the legal  rent  for  the
          complaining tenants' 1983-1986 lease as $370.25.

          In  this   petition,   the   owner   contends   that   the   Rent
          Administrator's  Order  is  incorrect  and  should  be   modified
          because the overcharge was not willful,  but  was  based  on  the
          "mistaken belief that there was still a vacancy allowance of 15%. 
          In the 1982-1983 guidelines this allowance was repealed."

          The tenants did not answer this petition.

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

          Rent Guidelines Order Number  14  was  promulgated  on  June  30,
          1982, three months before the commencement date  of  the  vacancy
          lease in question.  That order provides for a  4%  rent  increase
          for a one year lease,  regardless  of  whether  the  lease  is  a
          renewal lease or a vacancy lease.

          The law requires treble damages to be imposed unless an owner  is
          able to prove, by a preponderance of the evidence, the overcharge 
          was not willful.   In  certain  situations,  where  the  rule  of
          computation is hypertechnical, the Division will presume  a  lack
          of willfulness.  See Policy Statement 89-2.  Using  an  incorrect
          Guidelines increase on  the  assumption  that  the  prior  year's
          Guidelines provision for a 15% vacancy  allowance  had  not  been
          "repealed"  does  not  suffice  to  rebut  the   presumption   of
          willfulness.  [A Guidelines Order remains in effect for one year. 
          Its provisions merely expire,  i.e.,  they  do  not  have  to  be
          repealed.   This  is,  or  should  be,  known  to  all   owners.]
          Accordingly, the Administrator was  obligated  to  impose  treble
          damages.





          A copy of this order will be served on the current tenant.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, it is

          ORDERED, that this petition be, and the same  hereby  is,  denied
          and the Rent Administrator's order be, and the  same  hereby  is,
          affirmed.


          ISSUED:
                                                                          
                                             ELLIOT SANDER
                                             Deputy Commissioner
           








                                               ADMINISTRATIVE REVIEW BUREAU
                                                COVERING MEMORANDUM


          ARB Docket No.:  BG-210209-RO

          DRO Docket No/Order No.:  38975 Examining Unit

          Tenant(s): KELLY & EMILY WILLIAMS

          Owner:  CHARLES BARDYLN ENTERPRISES

          Code Section:  2526.1

          Premises:  2004 GLENWOOD ROAD, BROOKLYN, NY. APARTMENT 1-E.


              ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          Treble damages affirmed notwithstanding the owner's claim that  it
          had inadvertently assumed the 15% vacancy allowance of  the  prior
          Guidelines period had remained in effect.


          APPROVED:

          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Counsel:                                                  

          Deputy Commissioner:                                             


          Mailed copies of Order and Determination to:
                         Tenant(s)            
                         Owner                
                         Tenant's Atty.       
                         Owner's Atty.        


          Date:                    : by                                   
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