BH 410120 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 410120 RO
                                              :  DRO DOCKET NO.L-3110630-R/T
               PERRY AGIOVLASITIS                TENANT: MARIA C. BAEZ

                                PETITIONER    : 

               On August 22, 1987, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on July 
          22, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 230 West 
          108th Street, New York, New York, Apartment No. 5A, wherein the Rent 
          Administrator determined that the owner had overcharged the 

          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 in 
          March 1984, of a rent overcharge complaint by the tenant in which 
          the tenant stated that she first moved to the subject apartment on 
          May 1, 1975 at a rental of $220.00 per month.  The tenant further 
          submitted a rental history of the subject apartment.

          It is unclear from the record whether the owner was properly 
          served with a copy of the tenant's complaint and afforded an 
          opportunity to respond.  In an event, no response was received 

          from the owner.

          BH 410120 RO

          In Order Number CDR 30,987, the Rent Administrator determined 
          that the owner had failed to submit a complete rental history and 
          based thereon, found that the tenant had been overcharged in the 
          amount of $11,028.34 including excess security and interest on 
          that part of the overcharge occurring on and after April 1, 1984, 
          and directed the owner to refund such overcharge to the tenant.

          In this petition, the owner contends in substance that it is 
          now submitting a complete rental history and that in fact no rent 
          overcharge occurred.  In support of such contention, the owner 
          submitted copies of leases for the subject apartment which are in 
          agreement with the rental history previously supplied by the 
          tenant.  The owner also submitted a copy of a Report of Statutory 
          Decontrol (docket 2 DR 7160 submitted to the Rent Office in 1975) 
          which established that the subject apartment was vacancy 
          decontrolled from Rent Control on April 15, 1975 and rented to the 
          tenant herein, the first rent stabilized tenant, on May 1, 1975.

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

          Section 42A of the former Rent Stabilization Code requires 
          that an owner retain complete records for each stabilized 
          apartment from June 30, 1974 to date and produce them to the DHCR 
          upon demand.  If the apartment was decontrolled from the Rent 
          Control Law after June 30, 1974, the owner must provide 
          satisfactory documentary evidence of the apartment's date of 

          An examination of the records in this case discloses that the 
          owner has now submitted a complete rental history which is in 
          agreement with the rental history previously submitted by the 
          tenant.  In addition, the owner has submitted proof that the 
          tenant herein was the first rent stabilized tenant.  Because the 
          record is not clear as to whether the owner was afforded an 
          opportunity to submit a complete rental history in the proceeding 
          before the Rent Administrator and because the tenant did in fact 
          submit a complete rental history in such proceeding the 
          Commissioner deems it appropriate to accept the owner's 
          submissions on the appeal level.

          The Commissioner has recalculated the lawful stabilization 
          rents and amount of the rent overcharge for the subject apartment 
          on the basis of the rental history submitted by the owner.  The 
          lawful stabilization rents and the amount of the rent overcharge 
          are set forth on the amended rent calculation chart attached 
          hereto and made a part hereof.

          Because this determination concerns lawful rents only 
          through July 31, 1987, the owner is cautioned to adjust subsequent 
          rents to an amount no greater than that determined by this 

          order plus any lawful increases, and to register any adjusted 
          rents with this order and opinion being given as the explanation 
          for the adjustment.

          BH 410120 RO
          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 as a judgment 
          or not in excess of twenty percent per month thereof may be offset 
          against any rent thereafter due the owner.

          If the owner has already complied with the Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenant is permitted to pay off the 
          arrears in twenty four equal monthly installments.

          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 in part, and, that the order of the 
          Rent Administrator be, and the same hereby is, modified in 
          accordance with this order and opinion.  The lawful stabilization 
          rents and amount of rent overcharge are established on the 
          attached chart which is fully made a part of this order.  The 
          amount of the rent overcharge through July 31, 1987 is $1163.25.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


          BH 410120 RO


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