BC 110451-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.:
                                        BC 110451-RO
     WINDSOR PARK APARTMENTS
                                        RENT ADMINISTRATOR'S
DOCKET NO.:
                        PETITIONER      28464
----------------------------------x     TENANT: Larry Arnolds

  ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                             IN PART
                                
                                
On  March  24,  1987,  the above-named petitioner-owner  filed  a
Petition  for  Administrative Review against an order  issued  on
March  17,  1987  by  the Rent Administrator  concerning  housing
accommodations  known as Apartment 4-4N at 75-40 Bell  Boulevard,
Bayside,  New  York,  wherein  the  District  Rent  Administrator
determined  that  the owner had overcharged  the  tenant  in  the
amount of $883.07.

The   issue   in  this  appeal  is  whether  the  District   Rent
Administrator's order was warranted.

The applicable sections of the Law are Section 26-516 of the Rent
Stabilization  Law,  and Section 2526.1(c) of  the  current  Rent
Stabilization Code.

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 August
31, 1984 of a tenant objection to the initial registered rent  in
which he stated that he had commenced occupancy in January,  1972
at a rent of $225.00 per month.

The owner filed an initial registration statement for the subject
premises  effective April 1, 1984.  The registration  stated  the
legal rent as $366.90.




The  owner  was  served  with a copy of  the  complaint  and  was
directed  to  submit a complete rental history  for  the  subject
apartment  as of March 31, 1980, which in this case is  the  base
rent  date  for  the  tenant's objection to  the  April  1,  1984
registration.

The  owner  complied with this request.  The history  included  a
hardship  order which was issued by the Conciliation and  Appeals
Board  (CAB, the agency formerly charged with enforcing the  Rent
Stabilization  Laws) on January 4, 1979, and  an  MCI  Order  for
electrical rewiring, which was issued on November 21, 1984.

On March 17, 1987 the District Rent Administrator determined that
the  tenant  had been overcharged in the amount of $883.07.   The
order  identified all overcharges as occurring in the  three-year
renewal  lease  term effective January 1, 1981:  for  $21.71  per
month  from January, 1981 through December, 1982; and  for  $6.65
per  month  from  January to December, 1983,  following  the  MCI
increase.

In its petition, the owner contends that the Administrator failed
to incorporate the hardship order, which would have increased the
base  rent  on April 1, 1980 to $313.28, and failed  to  properly
calculate the MCI increase.

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

The  owner correctly points out that the Administrator failed  to
include the hardship order issued on January 4, 1979 under Docket
No.  OM-1217.  The order authorizes an increase of 6.21%  of  the
legal rent on January 1, 1975, as added to the rent on April  27,
1975.   Although the rent on that date is undocumented, the prior
lease,  at a rent of $225.00, is available, which results  in  an
increase of $13.97 to the rent on January 4, 1979 of $294.96  for
a base rent of $308.93 on April 1, 1980.

Overcharges  are  thus  reduced  to  $123.84,  from  $883.07,  as
follows:

     Legal rent of $366.08 for 3-yr. lease effective 01/01/81:
          06/30/80  rent  of $308.93 + 18.5% (Guidelines  12
          increase  of 17% for 3 year lease + 1  1/2%  elec-
          trical inclusion = $366.08)
          
     Actual rent of $371.24 - $366.08 = $5.16 monthly overcharge:
          $5.16 x 24 months = $123.84 total overcharge.
          
          
          
          
Furthermore, overcharges are eliminated after the January 1, 1983
MCI  increase of $15.06 because the legal rent is not  less  than
the actual rent of $371.24.

The  current legal rent is not changed as a result of this  Order
and Opinion.


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

ORDERED,  that  the owner's petition be and the  same  hereby  is
granted  in part, and that the Administrator's order be  and  the
same  hereby  is,  modified in accordance  with  this  Order  and
Opinion.


ISSUED:




ELLIOT SANDER
                                         Deputy Commissioner
    

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