BI 110308 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO. BI 110308 RO

                                                  DISTRICT RENT ADMINISTRATOR'S
                                                  DOCKET NO. Q 3119484 R
                                                  TENANT:  SOL FERSTENDIG


          On September 22, 1986, the above-named  owner  filed  a  petition
          for administrative review of an order  issued  on  September  11,
          1986 by a District  Rent  Administrator  concerning  the  housing
          accommodation  known  as   Apartment   111,   68-61   Yellowstone
          Boulevard, Forest Hills, New York, wherein the Administrator 
          determined that an overcharge had occurred.

          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 petition for review.

          This petition was commenced on March 26, 1984 upon the filing  of
          a general complaint of rent overcharge by the tenant.  The tenant 
          stated that he was  not  presented  with  a  rental  history  and
          requested a complete rent review.

          On June 19, 1985, the Division of Housing and  Community  Renewal
          (DHCR) received the owner's answer.  Submitted with  the  owner's
          answer was a completed answer form, copies  of  all  leases  from
          1974, and documentation of the installation of a new stove during 
          a vacancy period in 1981 at a cost of $283.77.

          In the order issued on  September  11,  1986,  the  Administrator
          determined that an overcharge had occurred  and  established  the
          lawful stabilization  rent  at  $346.63  beginning  May  1,  1983
          through April  30,  1986.   The  owner  was  directed  to  refund
          overcharges  of  $4,031.40  including  interest  on   overcharges
          collected after April 1, 1984 and excess security.

          In its petition for administrative  review  the  owner  reasserts
          that  no  overcharges  occurred.   It  points  out  that  in  the
          Administrator's order the calculations  begin  with  the  May  1,
          1981 lease period and do  not  display  how  those  figures  were

          After careful consideration, the Commissioner is of  the  opinion

          BI 110308 RO
          that this petition should be granted.

          A thorough reexamination of the Administrator's order finds  that
          no  overcharge  occurred.   There  are  several  errors  in   the
          Administrator's calculations.  First the  Administrator  did  not
          allow for an appropriate increase for the lease periods beginning 
          August 1, 1976 and  December  15,  1977  under  Guideline  8  and
          Guideline 9.  Second, the Administrator did not include a vacancy 
          allowance when the current tenant took occupancy on May 1,  1981.
          The correct calculations accompany this  order  and  opinion  and
          demonstrate that no overcharge occurred.

          The Rent Calculation Chart is made part of and fully incorporated 
          in this order and opinion.

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

          ORDERED, that this petition be, and the same hereby  is,  granted
          and that the Administrator's order be, and the  same  hereby  is,
          revoked; and it is 

          FURTHER ORDERED, that if the owner has already complied with  the
          Administrator's order and there are arrears due to the  owner  as
          result of the instant determination, the tenant may pay  off  the
          arrears in twelve (12) equal monthly  installments.   Should  the
          tenant vacate after the issuance  of  this  order,  said  arrears
          shall be payable immediately.

                                                  ELLIOT SANDER
                                                  Deputy Commissioner

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