BI 110309 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. BI 110309 RO
                                              :  DRO DOCKET NO.Q-3119695-S
               YELLOW MANOR REALTY CO.           TENANT: EVA GELBSTEIN

                                PETITIONER    : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On September 19, 1986, the above-named petitioner-owner filed 
          a Petition for Administrative Review against an  order  issued  on
          September 12, 1986, by the Rent Administrator, 10 Columbus Circle, 
          New York, New York, concerning the housing accommodations known as 
          68-61 Yellowstone Blvd., Queens,  New  York,  Apartment  No.  404,
          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  by  the  filing  in
          March, 1984, of a rent overcharge  complaint  by  the  tenant  who
          first  moved   to   the   subject   apartment   prior   to   1968.
          Subsequently, the  tenant  submitted  a  rental  history  for  the
          subject apartment.

               The owner was served with a copy of the complaint on November 
          2, 1984 and was directed to submit a complete rental  history  for
          the subject apartment from the base date including copies  of  all
          leases.  No response was received from the  owner.   On  July  18,
          1986, the owner was served with a Final Notice of Pending  Default
          and again directed  to  submit  a  complete  rental  history.   No
          response was submitted by the owner.

               In Order Number CDR 22,163, the Rent Administrator, based  on
          the rental history submitted by the tenant,  determined  that  the
          owner had collected a rent overcharge of $888.96 through  May  31,
          1986, and directed the owner  to  refund  the  overcharge  to  the
          tenant.  In said order it was incorrectly stated  that  the  owner
          had submitted a complete rental history from June 30, 1974.








          BI 110309 RO


               In this petition, the owner alleges  in  substance  that  the
          lease history used in the Rent Administrator's order is  different
          from the lease history submitted by the owner in that the tenant's 
          leases all began on October 1 and not on June 1 as stated  in  the
          Rent  Administrator's  order.   No  copies  of  any  leases   were
          submitted by the owner with its petition.

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

               An examination of the records in this case discloses that the 
          lawful stabilization rents and amount of rent overcharge listed in 
          the Rent Administrator's order were based on  the  rental  history
          submitted  by  the  tenant  and  that  contrary  to  the   owner's
          contention on appeal, the owner did not in fact  submit  a  rental
          history either in the proceeding before the Rent Administrator nor 
          on the appeal  level.   Due  to  the  owner's  default,  the  Rent
          Administrator's  determination,  based  on  the   rental   history
          supplied by a tenant  who  was  in  continuous  occupancy  of  the
          subject apartment from prior to 1968, was warranted.  However, the 
          Rent Administrator's  order  is  hereby  modified  to  delete  the
          sentence stating that the owner had supplied a rental history  for
          the subject apartment.

               Because this determination concerns lawful rents only through 
          May 31, 1986, 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.

               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, not in excess of twenty percent per  month
          of the overcharge may be offset against any  rent  thereafter  due
          the owner.

               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, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, affirmed as modified.

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                     







          BI 110309 RO