BG 610170 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 610170 RT
                                              :  DRO DOCKET NO.TC-049846-G
               DUTY MACKENZIE                    OWNER: INTERBORO HOLDING     
                                                    CORP.

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


               On July 1, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on June 
          11, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 2420 Morris 
          Avenue, Bronx, New York, Apartment No. 2D, wherein the Rent 
          Administrator determined that the owner had not 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 
          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 16, 1981 of a rent overcharge complaint by the tenant who 
          first moved to the subject apartment on September 1, 1975 at a 
          rental of $335.00 per month.

          The owner was served with a copy of the complaint and was 
          directed to submit a complete rental history for the subject 
          apartment from the base date including copies of all leases.  On 










          BG 610170 RT
          February 5, 1981, the owner submitted a complete rental history 
          including copies of the rent ledgers for the period from September 
          1, 1979 through September, 1980, and stated that the tenant had 
          refused to sign leases for this period so that the owner charged 
          the tenant one year lease renewal guideline increases during this 
          period.

          In a reply to the owner's answer dated February 27, 1981, the 
          tenant conceded that he refused to sign lease renewals in order 
          "to stop the ceaseless increasing demand of the owner".  The 
          record further shows that subsequent to September, 1980, the 
          tenant did not actually sign a renewal lease until the two year 
          lease commencing September 1, 1983.

          In Order Number CDR 30,420, the Rent Administrator determined 
          that the owner had not collected a rent overcharge.  In this 
          determination, the Rent Administrator credited the owner with four 
          one year lease renewal guideline increases effective September 1, 
          1979, September 1, 1980, September 1, 1981, and September 1, 1982 
          - the period for which the tenant refused to sign renewal leases.

          In this petition, the tenant alleges in substance that a rent 
          overcharge should have been found because all his lease renewals 
          from September 1, 1979 through August 31, 1983 were two year 
          leases.  The tenant submitted no evidence in support of his 
          contention.

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

          In the instant case, the record, including the tenant's own 
          assertion that he refused to sign renewal leases, discloses that 
          the tenant would not sign renewal leases during the period from 
          September 1, 1979 through August 31, 1983 although duly afforded 
          an opportunity to do so by the owner in accordance with the Rent 
          Stabilization Law and Code.  In such circumstances, the 
          Commissioner is of the opinion that it was proper to increase the 
          rent during this period by annual guideline increases as if the 
          tenant was signing one year lease renewals.  Accordingly, the Rent 
          Administrator correctly found that no rent overcharge had 
          occurred.

















          THEREFORE, in accordance with the provisions of the Rent 


          BG 610170 RT
          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