BG 410222 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 410222 RT
                                              :  DRO DOCKET NO. 42336
               STEVEN S. MILLER                  OWNER:CLARENDON MGMT. CORP.

                                PETITIONER    : 
          ------------------------------------X                             
                   ORDER AND OPINION REMANDING PROCEEDING ON APPEAL


               On July 20, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on June 
          15, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 425 West 
          23rd Street, New York, New York, Apartment No. 14F, wherein the Rent 
          Administrator dismissed the tenant's fair market rent appeal.

          The record indicates that in September, 1984, the tenant 
          herein filed a Tenant's Objection to Rent/Registration in which he 
          stated that he was filing a fair market rent appeal and had first 
          moved to the subject apartment on November 1, 1982 at a rental of 
          $1500.00 per month.

          In response, the owner stated that the fair market rent 
          appeal should be denied on the basis that the last rent controlled 
          tenant, James Beizer, vacated the subject apartment between April 
          2, 1973 and June 1, 1973, and that the subject apartment was then 
          occupied in September, 1974, by the resident superintendent who 
          did not pay any rent and who remained in occupancy until the 
          tenant herein first moved to the subject apartment.  In support of 
          such contention, the owner submitted a copy of James Beizer's 
          letter dated April 2, 1973, to the effect that he would vacate the 
          subject apartment on or before June 1, 1973, and a copy of the 
          September, 1974 rent roll for the subject premises indicating 
          Beizer as the old tenant of the subject apartment and indicating 
          the superintendent as the new resident of the subject apartment. 

          In Order Number 42336, the Rent Administrator dismissed the 
          tenant's fair market rent appeal on the basis that the subject 
          apartment became vacant on June 1, 1973.

          In this petition, the tenant alleges in substance that the 
          fair market rent appeal should not have been dismissed or in the 
          alternative that unique and peculiar circumstance (the long 
          occupancy of the subject apartment by the superintendent) 
          materially affecting the rent has resulted in a stabilization rent 
          substantially different from the rents generally prevailing in the 
          same area for substantially similar housing accommodations.










          BG 410222 RT

          In answer to the tenant's petition, the owner stated in 
          substance that the superintendent was the first occupant of the 
          subject apartment after vacancy decontrol and that therefore the 
          tenant herein was not eligible to file a fair market rent appeal.

          The Commissioner is of the opinion that this proceeding 
          should be remanded to the Rent Administrator for further 
          processing.

          Section 26-513 b. 1. of the Rent Stabilization Law provides 
          in pertinent part that the tenant of a housing accommodation that 
          was rent controlled prior to July 1, 1971, and that became vacant 
          on or after January 1, 1974, may file a fair market rent appeal 
          with the Commissioner within ninety days after notice of the 
          initial legal regulated rent has been received from the owner.

          In the instant case, the owner submitted insufficient 
          evidence to show that the subject apartment was vacancy 
          decontrolled between April 2, 1973 and June 1, 1973 and remained 
          vacant until the September 1974 occupancy by the superintendent.  
          The owner submitted a copy of a letter from rent controlled tenant 
          Beizer to the effect that Beizer would be vacating on or before 
          June 1, 1973.  There is nothing in the record to show that Beizer 
          did in fact vacate on or before June 1, 1973 and nothing to 
          establish the history of the subject apartment from June 1, 1973 
          to September 1974 when the superintendent moved in.  The 
          Commissioner notes that the superintendent may not be deemed a 
          tenant within the intent and meaning of Section 26-513 as it is 
          clear that as used therein, the term tenant means a rent 
          stabilized tenant.  Moreover, according to the owner, the 
          superintendent paid no rent.

          Although the owner did not in fact submit sufficient 
          information to establish the required rental history as noted 
          above, the Rent Administrator unfortunately thought that 
          sufficient evidence was submitted and did not afford the owner an 
          opportunity to submit additional evidence in support of its 
          allegations.  Accordingly, this proceeding is being remanded to 
          satisfy due process requirements by affording the owner a final 
          opportunity to submit evidence of the complete rental history of 
          the subject apartment from April 2, 1973 to the September 1974 
          initial occupancy of the subject apartment by the resident 
          superintendent.  Such evidence should include copies of rent 
          ledgers for the subject apartment and/or other competent evidence 
          showing the history of the subject apartment during this period.  
          The tenant should be afforded an opportunity to comment on any 
          evidence submitted by the owner.  If it is then established that 
          the last rent controlled tenant in fact vacated between April 2, 
          1973 and June 1, 1973 as alleged by the owner and the subject 
          apartment then remained vacant until the initial occupancy by the 
          superintendent in September, 1974, the Rent Administrator's order 
          dismissing the fair market rent appeal should be upheld.  If it is 




          shown that the rental history of the subject apartment in fact 
          differs from the owner's allegations or if the owner fails to 


          BG 410222 RT
          submit sufficient evidence of the rental history, then the Rent 
          Administrator should determine whether the tenant herein is 
          eligible to file a fair market rent appeal pursuant to Section 26- 
          513 and if so process the fair market rent appeal in accordance 
          with current procedures.

          The Commissioner is of the opinion that the tenant's 
          contention that the presence of unique and peculiar circumstances 
          materially affecting the rent has resulted in a stabilization rent 
          substantially different from the rents generally prevailing in 
          the same area as the subject apartment is without merit since 
          occupancy of an apartment by a resident superintendent by itself 
          does not constitute unique and peculiar circumstances.

          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 to the extent of remanding this 
          proceeding to the Rent Administrator for further processing in 
          accordance with this order and opinion. 

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner





                     































          BG 410222 RT







    

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