BG 410189 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 410189 RO
                                              :  DRO DOCKET NO. U-3122910-R
               MICHAEL STAHL                     TENANT: THELMA BURGOS

                                PETITIONER    : 


               On July 30, 1987, the above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on July 
          14, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as  46  Fort
          Washington Avenue, New York, New York, Apartment No.  53,  wherein
          the Rent ADministrator determined that the owner  had  overcharged
          the tenant.

               The Commissioner notes that this proceeding was  filed  prior
          to April 1, 1984.  Sections 2526.1 (a) (4)  and 2521.1 (d) of  the
          Rent Stabilization Code (effective May  1,  1987)  governing  rent
          overcharge  and  fair  market  rent   proceedings   provide   that
          determination of these matters be  based  upon  the  law  or  code
          provisions  in  effect  on  March  31,  1984.   Therefore,  unless
          otherwise  indicated,  reference   to   Sections   of   the   Rent
          Stabilization Code (Code) contained herein  are  to  the  Code  in
          effect on April 30, 1987.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of  the  current  Rent  Stabilization

               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 March 1984 by the 
          filing of a rent overcharge complaint by the tenant.  In an answer 
          to the complaint filed on December 5, 1984, the owner submitted  a
          rental history for the subject apartment.

               In Order Number CDR 30,875, the Rent Administrator determined 
          that the tenant had been overcharged in the amount of $276.08 from 
          March 1, 1986 to May 31, 1987 and directed  the  owner  to  refund
          such overcharge to the tenant.

          BG 410189 RO

               In this petition, the owner contends in  substance  that  the
          Rent Administrator's order failed to take into account  the  lease
          from June 1, 1985 to May 31, 1987 which the owner was not asked to 
          submit below and that when this is done, it is  apparent  that  no
          rent overcharge occurred.  The owner submitted a copy of the  June
          1, 1985 to May 31, 1987 lease along with his appeal.

               The tenant did not file an answer to the owner's petition.

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

               An examination of the records in this case discloses that the 
          owner is correct in his contention that the  lease  from  June  1,
          1985 to May 31, 1987 at  a  rental  of  $383.24  (the  correct  9%
          increase over the prior rent of $352.60 pursuant to Guideline  16)
          was not taken into account by the Rent Administrator.  Rather  the
          Rent Administrator incorrectly thought the tenant entered  into  a
          one year renewal lease effective March 1, 1986 to May 31, 1987  at
          a rental of $383.24.  However it was on March  1,  1986  that  the
          tenant herein was issued a lease in accordance with the Section  8
          program - the rent remained at $383.24 but the tenant's  share  of
          the rent was reduced to $188.00 effective March 1, 1986.  When the 
          aforementioned factors are taken into account, it is apparent that 
          no rent overcharge occurred.  It is noted that the owner  was  not
          given an opportunity to submit a copy of the June 1, 1985 lease in 
          the proceeding before the Rent Administrator as  the  owner  filed
          his answer prior to the issuance of the  new  lease  and  was  not
          thereafter told to update the rental history.

               If  the  owner   has   already   complied   with   the   Rent
          Administrator's order and there are arrears due to the owner as  a
          result of the instant determination, the tenant  is  permitted  to
          pay off the arrears in six equal monthly installments.  Should the 
          tenant vacate after the issuance of this order  or   have  already
          vacated, said arrears shall be payable immediately.

               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, and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, revoked, and it is found 
          that there was no rent overcharge.


                                          ELLIOT SANDER
                                          Deputy Commissioner


          BG 410189 RO


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