BH 610122 RO

                                  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 610122 RO
                                              :  DRO DOCKET NO. 45409
               WEINREB MANAGEMENT                TENANT: MITCHELL UDOFF

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


               On August 25, 1987, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on July 
          23, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 3950 
          Blackstone Avenue, Bronx, New York, Apartment No. 4U, wherein the 
          Rent Administrator determined that the owner had overcharged the 
          tenant.

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of the 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 in September, 1984, 
          by the filing of a rent overcharge complaint by the tenant herein 
          who first moved to the subject apartment on July 16, 1984.

          In answer to the complaint the owner submitted a rental 
          history from October 1, 1979.  On April 23, 1987, the owner was 
          directed to submit proof that the prior tenant had occupied the 
          subject apartment prior to July 1, 1975.  The owner failed to 
          submit any rental history prior to October 1, 1979.  On July 13, 
          1987, a DHCR staff member telephoned the owner's agent and was 
          informed that said agent had no information as to when the prior 
          tenant initially took occupancy of the subject apartment.

          In Order Number 45409, the Rent Administrator determined that 
          the tenant had been overcharged in the amount of $4062.59 
          including interest.  In such order, the owner was allowed a 5% 
          vacancy increase pursuant to Guideline 15 effective July 16, 1984 
          - the date of initial occupancy of the subject apartment by the 
          tenant herein.











          BH 610122 RO

          In this petition, the owner alleges in substance that it was 
          entitled to a 10% vacancy allowance pursuant to Guideline 15.  
          The owner submitted no evidence in support of this contention.

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

          Pursuant to Guideline 15, in effect when the tenant herein 
          took occupancy on July 16, 1984, the vacancy allowances are as 
          follows:

          1) 0% where vacancy allowances totalling 15% or more have been 
          charged pursuant to provisions governing new tenancies commencing 
          on or after July 1, 1979.

          2) 5% where vacancy allowances totalling more than 0% but less 
          than 15% have been charged pursuant to provisions governing new 
          tenancies commencing on or after July 1, 1979.

          3) 10% where vacancy allowances were last charged pursuant to 
          provisions governing new tenancies commencing July 1, 1975 through 
          June 30, 1979.

          4) 15% where no vacancy allowances have ben charged pursuant to 
          provisions governing new tenancies commencing on or after July 1, 
          1975.

          In the instant case, the owner has submitted no rental 
          history for any period prior to October 1, 1979 although directed 
          to do so in the proceeding before the Rent Administrator.  In 
          addition, the lease commencing October 1, 1979 for the prior 
          tenant does not indicate whether said lease was a renewal or a 
          vacancy lease.  Accordingly, the owner has not established that 
          it is entitled to a vacancy allowance of more than 5% pursuant to 
          Guideline 15.  Therefore the Rent Administrator's order was 
          warranted.

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

          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.








          THEREFORE, in accordance with the provisions of the Rent 


          BH 610122 RO
          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



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                     




































    

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