BH 410048 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO.: BH 410048 RO

               PLAZA REALTY INVESTORS,            DRO DOCKET NO.: CDR 26,068,
                                                  AS AMENDED
                                                  TENANT:  BOXBOARD MARKETING
                                                  INC. C/O D & M HALLAHAN


          On August 18, 1987,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          July 20, 1987, by the Rent Administrator, 10 Columbus Circle, New 
          York, New York, concerning housing accommodations  known  as  200
          East 33rd Street, Apartment 9F, New York, New  York  wherein  the
          Rent Administrator determined that there had been  an  overcharge
          and ordered a refund of $508.96 after deducting a $750.84  refund
          from a total overcharge of $1,259.80.

          The Commissioner notes that this proceeding was  initiated  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 Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the administrative appeal.

          The tenant commenced this proceeding on March 30, 1984 by  filing
          an overcharge complaint with the New York City  Conciliation  and
          Appeals Board, (CAB) the agency formerly charged  with  enforcing
          the Rent Stabilization Law based in part on a alleged failure  by
          the owner to provide a complete rental history.

          In  this   petition,   the   owner   contends   that   the   Rent
          Administrator's Order is incorrect and should be modified because 
          it did not reflect the rent reduction  from  $888.21  to  $851.25
          which the owner had made at the time of the above-stated  refund,
          i.e., July 1, 1984.  Accordingly, the owner alleges it  owed  the
          tenant only $183.94 after the $750.84  refund,  rather  than  the

          BH 410048 RO
          $508.96 found by the Administrator.

          The tenant did  not  answer  this  petition,  although  give  the
          opportunity to do so.

          The Commissioner is of the opinion that this petition  should  be

          The owner has submitted evidence that the rent was indeed reduced 
          at the time of the refund.  However, the Commissioner notes  that
          the owner's calculation of the effect of  the  reduction  on  the
          amount due is incorrect.  The Administrator's rent chart, at page 
          six, shows a overcharge of $902.78  including  interest  for  the
          twenty-three month period from April  1,  1984  through  February
          28, 1986.  The owner assumed  this  figure  was  for  the  entire
          thirty-six month period of the March 1, 1983 lease.  Accordingly, 
          the owner, in effect, counts the first  thirteen  months  of  the
          lease twice.

          The correct figures are as follows:

               1)   The $357.02 in overcharges from March  1,  1980
                    through March 31, 1984 (pp.  5  and  6  of  the
                    chart) remain unchanged.

               2)   The twenty-three  month  overcharge  of  $36.11
                    per  month  commencing   April   1,   1984   is
                    reduced to a three  month  overcharge  (through
                    June  30,  1984,  the  day  before   the   rent
                    reduction  to  $851.25  which  is   below   the
                    $852.10    lawful    rent    found    by    the
                    Administrator).   This  equals  $109.14,   with

               3)    The  overcharge  for  the   1986-1988,   lease
                    remains at zero, the lawful rent  remaining  at
                    $906.58 for that lease period.

          Thus the total overcharge collected was $466.16,  not  $1,259.80,
          so that  the  owner's  refund  of  $750.84  exceeded  the  actual
          overcharge by $284.68.  The owner  submitted  evidence  that  the
          above-stated additional refund of $183.94 has also been made, for 
          a total excess refund of $468.62.  

          The tenant may pay  off  the  arrears  in  twelve  equal  monthly
          installments during the next twelve months.   Should  the  tenant
          vacate after the issuance of this  Order,  all  arrears  are  due

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

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


          BH 410048 RO
                                                  ELLIOT SANDER
                                                  Deputy Commissioner

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