ADM. REVIEW DOCKET NO.: BJ 130226 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.:  BJ  130226  RO
                                                        
                                              :     D.R.O.    DOCKET    NO.:
                                                 Q 3121576 R  
           PERSHING CRESCENT APTS.                                        
           C/O                      SCHLESINGER                       MGMT.,
                                                                  
                                 PETITIONER   :  
          ------------------------------------X 

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
              IN PART AND MODIFYING DISTRICT RENT ADMINISTRATOR'S ORDER

               On October 29, 1987, the above-named petitioner-owner filed a 
          Petition for Administrative Review of an order issued  on  October
          7, 1987, by the District Rent Administrator, 10  Columbus  Circle,
          New York, New York, concerning  housing  accommodations  known  as
          Apartment 3G  at  141-30  Pershing  Crescent,  Jamaica,  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  DHCR.   The  tenant  took  occupancy  pursuant  to  a   lease
          commencing April 1,1970 and expiring March 31, 1973 at  a  monthly
          rent of $250.00.

               In Order Number CDR 31,517, the District  Rent  Administrator
          established the lawful stabilized rent  and  determined  that  the
          tenant had  been  overcharged  in  the  amount  of  $1,260.82  and
          directed the refund of that amount to the tenant.


               In this petition, the owner contends that the overcharge  for
          the lease term from April 1, 1979 to  March  31,  1981  should  be






          ADM. REVIEW DOCKET NO.: BJ 130226 RO
          $66.96 rather than $38.79, as stated by  the  Administrator;  that
          the rent for the lease term from April 1, 1984 to March  31,  1986
          was $414.57 rather than $422.42, resulting in  an  overcharge  for
          this period of $11.28 rather than $215.27; that  the  lawful  rent
          for the lease term from April  1,  1986  to  March  31,  1988  was
          $441.02 rather than $451.37  and  that  the  overcharge  for  this
          period was $9.00 rather than  $189.07.   The  owner  calculates  a
          total overcharge of $885.08 and states that this  amount  will  be
          credited to the tenant's rent account. 

               The Commissioner is of the opinion that this petition  should
          be granted in part.

               A review of the record in this case indicates that the  owner
          is correct as to the rent amount for the April 1, 1984 lease  term
          and as to the cited calculation errors in the Administrator's rent 
          chart.  However, in its calculations the owner failed  to  include
          interest on the overcharges collected on or after  April  1,  1984
          and excess security.   In  addition,  the  Administrator  did  not
          properly calculate  the  allowable  fuel  cost  adjustments  under
          Guideline 10.  

               The lawful stabilized rent is recalculated  on  the  attached
          rental history chart, which is fully made a part  of  this  order.
          The total amount of  overcharge,  including  interest  and  excess
          security, and taking into account the rent credit of  $885.08,  is
          $17.49. 

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

               ORDERED, that  this  petition  be  and  the  same  hereby  is
          granted in part and the District Rent Administrator's order be and 
          the same hereby is modified to the extent hereinabove indicated.  

          ISSUED:








                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



                                          














          ADM. REVIEW DOCKET NO.: BJ 130226 RO






















    

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