BJ 110136 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



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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW 
          APPEAL OF                               DOCKET NO.: BJ 110136 RO

                  THREE TOWERS ASSOCIATES,
                                                  DRO DOCKET NO.: 49966

                                  PETITIONER
          ----------------------------------X                                   


                  ORDER AND OPINION GRANTING ADMINISTRATIVE APPEAL


          On October 23, 1987 the  above-named  petitioner-owner  filed  an
          Administrative Appeal against an order issued  on  September  21,
          1987 by the District Rent Administrator, 10 Columbus Circle,  New
          York, New York concerning the  housing  accommodations  known  as
          271 Grand Central Parkway, Floral Park, New York, Apartment 12 N.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of 9 NYCRR 2528.1.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly determined  the  tenant's  objection  to  the  apartment
          rent/services registration.

          The  District  Rent  Administrator's  order,   appealed   herein,
          determined that the tenant had been overcharged a total of $52.32 
          during the period from May 1, 1980 through  April  30,  1982  and
          from May 1, 1984 through  April  30,  1985.   The  order  further
          determined that the rent charged under the lease  from  April  1,
          1987 through April 30, 1989  equalled  the  lawful  stabilization
          rent.

          On appeal, the petitioner-owner alleges, in substance,  that  the
          District Rent Administrator failed to take into consideration the 
          accumulated 2.2% rent increases to which the owner  was  entitled
          to collect on a prospective basis pursuant to Real  Property  Tax
          Law Section 421-a, even if not collected at the time it initially 
          could have been collected; that in  other  proceedings  involving
          other apartments in the subject  housing  complex,  the  District
          Rent Administrator ruled that the 2.2% rent increases assessed by 
          the owner pursuant to Real Property Tax Law 421-a were proper and 
          in accordance with the Rent Stabilization Law; that  in  each  of
          the time periods referred to in the District Rent Administrator's 
          order, the owner collected amounts below the lawful stabilization 
          rents; and that, accordingly, no overcharge occurred.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 






          BJ 110136 RO
          should be granted.

          The owner has demonstrated  on  appeal  that  the  District  Rent
          Administrator's calculations were in error  in  not  taking  into
          consideration certain 2.2% rent increases to which the owner  was
          entitled.  When such calculations are corrected for the  relevant
          time periods it appears that the owner did  not  charge  rent  in
          excess of the lawful stabilization rent and the tenant  therefore
          was not overcharged.

          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this Administrative Appeal be, and the same  hereby
          is, granted and that the District Rent Administrator's order  be,
          and the same hereby is, modified to provide  that  no  overcharge
          occurred.



          ISSUED:
                                                  ------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
           
             
                                          
    

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