BH 410330 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 410330 RO

                                                  DRO DOCKET NO.: L 3110177 R



          On August 19, 1987,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          July 17, 1987, by the District Rent  Administrator,  10  Columbus
          Circle, New York, New  York,  concerning  housing  accommodations
          known as Apartment 3R, 230 West 16th Street, New York, New  York,
          wherein the  District  Rent  Administrator  determined  that  the
          tenant had been overcharged.

          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.

          This proceeding was originally commenced by the filing of a  rent
          overcharge complaint  by  the  tenant  with  the  New  York  City
          Conciliation and Appeals Board, one of the  predecessor  agencies
          to the Division of Housing and  Community  Renewal  (DHCR).   The
          tenant took occupancy pursuant to a lease  commencing  August  1,
          1983 and expiring July 31, 1984 at a monthly rent of $662.96.

          In the Order herein appealed,  the  District  Rent  Administrator
          established the rent at $393.24 as of August 1, 1983 through July 
          31, 1984 based on the owner's failure to provide  a  full  rental
          history to the base date, and ordered a refund of the overcharges 
          in the amount  of  $3,518.55  through  July  31,  1984  including
          interest and excess security.

          In this petition, the  owner  contends  that  the  District  Rent

          BH 410330 RO
          Administrator's Order is incorrect and should be reversed because 
          it had provided a rental history and documents in connection with 
          the tenant's complaint, and the  Administrator  should  not  have
          reduced the rent to the lowest in the line as this was not a Fair 
          Market Rent Appeal.  In  support  of  its  contention  the  owner
          submits a DC-2 notice  and  vacancy  lease  for  the  first  rent
          stabilized tenant beginning July 1, 1978  and  rent  ledgers  for
          subsequent tenants for the period July 1, 1979 - July 31, 1984.

          In answer to this petition, the tenant contends  that  the  order
          should be upheld because she had been told by other  tenants  and
          the  superintendent  that  the  owner  had  raised   some   rents
          illegally, and the owner has presented insufficient  evidence  of
          past rents and no proof as to which tenant  was  the  first  rent
          stabilized tenant in the apartment.

          The Commissioner is of the opinion that this petition  should  be

          The evidence of record indicates  that  from  the  time  tenant's
          complaint was  initially  filed  on  March  28,  1984  until  the
          Administrator's order was issued on July 17, 1987, the owner  was
          asked on several occasions  to  submit  leases  or  other  rental
          documents to establish the rent for the  subject  apartment  from
          the base date.  By letter dated  September  26,  1984  the  owner
          advised that he was completing a  rental  history  together  with
          appropriate leases and that same would be filed with the  agency.
          Two and a half years later, in response  to  a  Final  Notice  of
          Pending Default dated February 23, 1987 the owner  again  advised
          by letter dated March 20, 1987 that he was trying to assemble the 
          proper documents to answer the tenant's  complaint.   The  record
          does not contain  the  documents  which,  the  owner  alleges  on
          appeal, were filed in the proceeding  before  the  Administrator.
          The owner submits no evidence, either in the  form  of  proof  of
          mailing or copy of a cover letter which may have accompanied  the
          submission of rental records, that the required documentation was 
          submitted below.  Based on these facts,  the  Commissioner  finds
          that the owner's assertion is not credible.

          The Commissioner rejects the  owner's  contention  that,  as  the
          proceeding did  not  involve  a  Fair  Market  Rent  Appeal,  the
          administrator should not have reduced the rent to the  lowest  in
          the line.  The Commissioner finds that the Administrator properly 
          found the owner in default and determined the  rent  pursuant  to
          established and judicially approved procedures.
          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, it is

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

          BH 410330 RO

                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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