BG 210320 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 210320 RO

                   BEE GEE EXCELSIOR MGMT.,     DRO DOCKET NO.: TC-085188-G

                                                 TENANTS: STEPHEN & HAZEL    
                                                          MENTORE     
                                  PETITIONER    
          ------------------------------------X                             


             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On July 28, 1987 the above-named owner filed a Petition for 
          Administrative Review of an order issued on July 3, 1987,  by the 
          Rent Administrator concerning the housing accommodations known as 
          5447 Kings Highway, Brooklyn, New York, Apartment No. A-5 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 by the filing on January 
          23, 1984 of a rent overcharge complaint by the tenant who first 
          moved to the subject apartment in September 1983 at a rental of 
          $500.00 per month.

          The owner did not respond to the tenant's overcharge complaint or 
          to a subsequent Notice Of Pending Default.

          In Order Number TC-085188-G, the Rent Administrator determined 
          that, due to the owner's failure to submit a complete rental 
          history, the lawful stabilization rent was calculated using the 
          Default Procedure, effecting a rent overcharge of $4,135.93.

          In the petition, the owner objects to the base rent established for 
          the subject apartment and submits a rental history.

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









          BG 210320 RO

          The Commissioner notes that, in accordance with the Regulations, 
          the owner is required to maintain and produce to the Division upon 
          demand rent records for each stabilized apartment.  In the instant 
          case, the base rent date for the subject apartment is established 
          as April 1, 1980.  Accordingly, the owner was required to submit to 
          the Division rent records dating back to April 1, 1980.

          The record discloses that the owner failed to submit the requisite 
          rental history in the proceeding before the Rent Administrator and 
          failed to give any excuse for the non submission.  Since this is 
          not a de novo situation, rent records submitted for the first time 
          on appeal cannot be considered herein.   Accordingly, the lawful 
          stabilization rent established for the subject apartment was 
          calculated utilizing the Default Procedure inasmuch as the Rent 
          Administrator properly determined that the owner had defaulted in 
          its obligation to provide a full rental history.

          Because this determination concerns lawful rents only through     
          August 30, 1986, 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 in the same 
          manner as a judgment or not in excess of twenty percent per month 
          thereof 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, denied, and, that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.




          ISSUED



                                                                      
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner


    

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