BH 210241-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. BH 210241-RT

                                              :  DISTRICT RENT OFFICE
               Susan Levy,                       DOCKET NO. K 3104739-R/T

                                                   

                                PETITIONER    : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On August 25, 1987  the  above-named  petitioner-tenant  filed  a
          Petition for Administrative Review against  an  order  issued  on
          July 22, 1987, by the Rent Administrator concerning  the  housing
          accommodations known as 40 Clinton Street,  Brooklyn,  New  York,
          Apartment No. PHA, 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 42A of the former 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 May 29, 
          1984 of a rent overcharge complaint by the  tenant.   The  tenant
          had assumed occupancy on May 1, 1975 pursuant to a two year lease 
          at a rent of $250.00 per month.

          In response to the tenant's  complaint,  the  owner  stated  that
          there were no leases available prior to the tenant's occupancy.

          In Order Number K 3104739-RT, the Rent  Administrator  determined
          that due to the owner's  failure  to  submit  a  complete  rental
          history, the owner had collected a rent overcharge of
          $4,096.24 including interest on that portion  of  the  overcharge






          BH 210241-RT


          occurring on and after April 1, 1984.

          In this petition, the tenant objects to the use of the rent of  a
          comparable apartment from the 1984 rent roll in the default  rent
          calculations, contending that a much lower rent would be  derived
          if all guidelines increases were rolled back until 1975, when the 
          tenant assumed occupancy.  The tenant also contends that the rent 
          for the lease term commencing May 1,  1979  remained  at  $294.30
          throughout the entire  three  year  lease  period,  and  was  not
          increased  to  $295.32,  as  listed  on  the  calculation  chart.
          Additionally, the tenant argues that the unlawful rent  increases
          were intentional, and merit treble damages.  Finally, the  tenant
          disputes the amount of interest calculated by the Administrator.

          The owner did not respond to the petition.

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

          Although the Administrator's order correctly employed the default 
          procedures for determining the lawful rent that were approved  by
          the Court of Appeals (in 61 Jane Street  Associates  v.  CAB,  65
          N.Y.2d 898, 493 N.Y.S.2d 455  (1985),  the  intervening  case  of
          J.R.D Mgt. v. Eimicke, 148 A.D.2d 610,  539  N.Y.S.2d  667  (App.
          Div. 2d Dep't 1989), preempts all issues  raised  herein  by  the
          petitioner-tenant insofar as it mandates the application  of  the
          law  in  effect  at  the  time  of  the  determination   of   the
          administrative complaint rather than the law  in  effect  at  the
          time of the filing of the complaint, with  the  result  that  the
          owner is not required to  produce  more  than  4  years  of  rent
          records.  As recalculated from the adjusted base rent of $294.30, 
          which was the  lease  rent  in  effect  on  April  1,  1980,  all
          previously determined overcharges are eliminated.

          Since all of the petitoner's objections are thus obviated by  the
          recalculation of the lease history from the adjusted  base  date,
          in accordance with the JRD decision, the tenant's  petition  must
          be denied as moot.

          It is noted, however, that the owner did not elect  to  file  its
          own appeal.  Accordingly, the  Commissioner  finds  no  remaining
          issues subject to review, and the order is affirmed.

          This order may, upon the expiration of the period  in  which  the
          owner may institute a proceeding pursuant to Article  78  of  the
          Civil Practice Law and Rules, be filed and enforced in the same 
          manner as a judgment or not in excess of twenty percent per month 
          thereof may be offset against any rent thereafter due the owner.

          THEREFORE, pursuant to the Rent Stabilization Law  and  Code,  it
          is

          ORDERED, that this Petition be, and the same hereby  is,  denied,
          and that the Administrator's order be, and the  same  hereby  is,
          affirmed.

          ISSUED:






          BH 210241-RT





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                     































    

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