BG 410214 RT

                                  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 410214 RT
                                              :  DRO DOCKET NO.L-3113453-R
               MARTHA JACOBS                     OWNER: PAUL BOGONI

                                PETITIONER    : 
          ------------------------------------X                             
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On July 2, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on May 
          29, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 945 West 
          End Avenue, New York, New York, Apartment No. 3B, wherein the Rent 
          Administrator determined that the tenant had been overcharged.

          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 
          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 March, 1984, by 
          the filing of a rent overcharge complaint by the tenant who took 
          occupancy pursuant to a lease commencing April 1, 1980 and 
          expiring March 31, 1981 at a monthly rent of $802.75.

          In answer to the complaint, the owner submitted a Report of 
          Statutory Decontrol showing that the subject apartment was rented 
          on March 8, 1965, and became vacant on January 1, 1979 and listing 
          the tenant as "Oscar de Leon".  The owner also submitted a copy of 
          a two year lease for the subject apartment dated December 15, 1978 










          BG 410214 RT

          and commencing January 1, 1980 at a rental of $650.00 per month 
          and listing the tenant as "Courtlandt H. K. Van Rooten".  However, 
          the owner pointed out that the January 1, 1980 commencement date 
          was a typo and that the said lease actually commenced on January 
          1, 1979.  In support of such contention, the owner submitted a 
          copy of Van Rooten's lease application dated December 13, 1978.  
          In such application, the lease was listed as commencing January 1, 
          1979 and expiring December 31, 1980 at a rental of $650.00 per 
          month.

          In Order Number CDR 30,389, the Rent Administrator determined 
          that the tenant had been overcharged in the amount of $.54.  In 
          such determination, the Rent Administrator listed prior tenant Van 
          Rooten's lease as commencing on January 1, 1979.

          In this petition, the tenant contends in substance that no 
          DC-2 Notice (Notice of Initial Legal Regulated Rent) was served on 
          the prior tenant so that the tenant herein should be entitled to 
          have the fair market rent of the subject apartment determined; 
          that the owner did not submit the lease of prior tenant Oscar De 
          Leon; and that the Van Rooten lease submitted by the owner 
          commenced on January 1, 1980 so that there is a period of one year 
          after the January 1, 1979 vacancy decontrol for which no rental 
          history was furnished.

          In answer to the tenant's petition, the owner stated in 
          substance that the Rent Administrator's order was warranted.

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

          In the instant case, the evidence of record discloses that 
          the tenant herein was not the first rent stabilized tenant to 
          occupy the subject apartment and did not file a fair market rent 
          adjustment application prior to April 1, 1984.  Accordingly, the 
          Rent Administrator correctly did not ask the owner to submit a 
          copy of the DC-2 Notice served on the prior tenant but directed 
          the owner to submit a complete rental history of the subject 
          apartment.  In addition, it is noted that the owner registered the 
          subject apartment in 1984 and the tenant did not file an objection 
          to such registration questioning the fair market rent within the 
          required ninety day period.  Therefore the tenant is preculuded 
          from now filing a fair market rent appeal.  The record further 
          discloses that the owner did submit a complete rental history 
          including a Report of Statutory Decontrol showing that the subject 
          apartment was vacancy decontrolled as of January 1, 1979.  The 
          prior tenant "Oscar De Leon" listed on the Report of Statutory 
          Decontrol was actually the last rent controlled tenant so that no 
          lease information needed to be submitted for such tenant.  In 
          addition as shown by the lease application submitted by the owner, 
          prior tenant Van Rooten actually rented the subject apartment 
          pursuant to a two year lease commencing January 1, 1979, and the 



          commencement date on the Van Rooten lease of January 1, 1980 was a 
          typographical error.  Accordingly, the Rent Administrator's order 
          was warranted.


          BG 410214 RT

          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



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                     




































    

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