BJ 410349-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 410349-RO
     PARK WEST MANAGEMENT CORP.         RENT ADMINISTRATOR'S
                                        DOCKET NO.:
                                        L 3111968-R
                        PETITIONER      TENANT: JOAN B. ELLS
----------------------------------x


  ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
        IN PART AND MODIFYING RENT ADMINISTRATOR'S ORDER
                                
                                
On  October  20,  1987 the above-named petitioner-owner  filed  a
Petition  for  Administrative  Review  of  an  order  issued   on
September  24,  1987,  by  the  Rent Administrator,  10  Columbus
Circle,  New  York,  New York, concerning housing  accommodations
known as Apartment 10-T located at 784 Columbus Avenue, New York,
New  York,  wherein the Administrator determined that the  tenant
had been overcharged.

The  issue under appeal is whether the Administrator's order  was
warranted.

The  Commissioner notes that this proceeding was filed  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
over-charge  and  fair  market  rent  proceedings  provide   that
determina-tion  of these matters be based upon the  law  or  code
provisions  in  effect  on  March 31,  1984.   Therefore,  unless
otherwise   indi-cated,  reference  to  sections  of   the   Rent
Stabilization  Code (Code) contained herein are to  the  Code  in
effect on April 30, 1987, and this proceeding is being determined
in accordance therewith.

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 in the administrative appeal.

This  proceeding was originally commenced by the filing of a rent
overcharge complaint by the tenant on March 30, 1984.

The  owner  was served with a copy of the complaint and  was  re-
quested  to  submit rent records to prove the lawfulness  of  the
rent  being charged.  In answer to the complaint, the owner  pro-
vided  the rental history and copies of all requested leases  for
the subject apartment.

In  Order  No. CDR 31,449 the Rent Administrator determined  that
the  owner  had collected an overcharge from the tenant totalling
$185.74  including excess security, through September  30,  1987.
The  owner was directed to roll back the rent to the lawful  sta-
bilized  amount  and to make full refunds to the  tenant  of  all
overcharges,  plus interest on all overcharges  collected  on  or
after April 1, 1984.

In this petition, the owner contends that the Rent Administra-
tor's  computation  was incorrect in that the Guidelines  6  1/2%
stabilizer was omitted from all leases subsequent to the June  1,
1975  lease; and that if this were corrected, no overcharge would
be found.

The tenant did not respond to this petition.

The  Commissioner is of the opinion that this petition should  be
granted in part, and the Administrator's order modified.

Pursuant to Rent Guidelines Board Order No. 6, the 1/2% sta-
bilizer was chargeable for leases commencing on July 1, 1974  and
for  subsequent leases commencing under Guidelines Nos. 7 through
10,  and became part of the base rent for leases commencing under
Guidelines  No.  11  and thereafter.  In the  instant  case,  the
tenant took occupancy pursuant to a lease commencing June 1, 1975
under  Guidelines 6.  The record indicates that the Administrator
failed  to  include the Guideline 6 stabilizer  in  the  tenant's
renewal lease commencing June 1, 1978, and failed to include  the
stabilizer  as  part of the base rent  for the  tenant's  renewal
lease commencing June 1, 1981 under Guidelines No. 12.

The lawful stabilized rent is recalculated on the attached rental
history chart to include the Guidelines 6 stabilizer.  The  total
amount of overcharge is reduced to $15.71.





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:




                                      ELLIOT SANDER
                                      Deputy Commissioner





                             RENT CALCULATION CHART
                                        
TENANTS  :   Geiss, H. / Ellis, J.                                     Rent Overcharge (through 09/30/87)   =    $     20.65

PREMISES :   784 Columbus Avenue, N.Y., NY                             Excess Security                      =    $      0.28

APT.                                           #                                            :                                            10-T
TOTAL OVERCHARGE                      =    $     20.93
DOCKET # :   BJ 410349-RO     DRO DOCKET # :   L-31111968-R                                                        ============
                                                                                                 Pg.  1  of  2
================+======================+==============+=============+=====================================+====================
     (1)        |          (2)         |      (3)     |     (4)     |           (5)            |   (6)    |       (7)
                |      LEASE TERM      |  ACTUAL RENT |  EFFECTIVE  |                          |  LAWFUL  |   OVERCHARGE
 TENANT'S NAME  |   FROM          TO   |    CHARGED   |   DATE OF   |        EXPLANATION       |  STABIL. |   CALCULATION
          |                      |              | INCREASE(S) |                          |  RENT /1 |
================+===========+==========+==============+=============+==========================+==========+====================
                |           |          |              |             |                          |          |
 Geiss, H.      | 01/01/73  | 12/31/75 |  $  245.00   |  01/01/73   | Base Rent                | $ 245.00 |        - 0 -
----------------+-----------+----------+--------------+-------------+--------------------------+----------+--------------------
|           |          |              |             | Guidelines  6, 6a:       |          |
                |           |          |              |             | 06/30/74 rent of $245.00 |          |
 Ells, J.       | 06/01/75  | 05/31/78 |  $  275.62   |  06/01/75   | + 12.5% (12% guideline + | $ 275.62 |        - 0 -
                |           |          |     + 5.00 * |             | 0.5% stabilizer) $274.40 |   + 5.00 |
                |           |          |  $  280.62   |             | + $1.23 = $275.63 + $5.00| $ 280.62 |
                |           |          |              |             | surcharge for A/C for a  |          |
          |           |          |              |             | 3 year vacancy lease. /1 |          |
                +-----------+----------+--------------+-------------+--------------------------+----------+--------------------
                |           |          |              |             | Guidelines  9:           |          |
                |           |          |              |             | 06/30/77 rent of $274.40 |          |
                | 06/01/78  | 05/31/81 |  $  307.32   |  06/01/78   | + 11.5% guideline for a  | $ 307.19 |    $ 0.13
                |           |          |     + 5.00 * |             | 3 year renewal lease =   |   + 5.85 |      x 36 mos.
               |           |          |  $  312.32   |             | $305.96 + $5.00 for A/C  | $ 312.19 |    $ 4.68
          |           |          |              |             | + $1.23 stabilizer =     |          |
          |           |          |              |             | $307.19 + $5.00 = $312.19|          |
                              |-----------+----------+--------------+-------------+--------------------------+----------+--------------------
|           |          |              |             | Guidelines 12:           |          |
                |           |          |              |             | 06/30/80 rent of $307.19 |          |
                | 06/01/81  | 05/31/84 |  $  359.56   |  06/01/81   | + 17% for a 3 year re-   | $ 359.41 |    $ 0.15
                |           |          |     + 5.85 * |             | newal lease = $359.41 +  |   + 5.85 |      x 12 mos.
                |           |          |  $  365.41   |             | $5.85 for A/C.           | $ 365.26 |    $ 1.80
----------------+-----------+----------+--------------+-------------+--------------------------+----------+--------------------
/1   Where the actual rent charged is less than the rent with maximum permitted increases, the lawful stabilization rent is        limited to the
rent charged.
 *   Air conditioner


                                                  RENT CALCULATION CHART

TENANTS  :   Geiss, H. / Ells, J.                                      Rent Overcharge (through 09/30/87)   =    $     20.65

PREMISES :   784 Columbus Avenue, N.Y., NY                             Excess Security                      =    $      0.28

APT.                                           #                                            :                                            10-T
TOTAL OVERCHARGE                      =    $     20.93
DOCKET # :   BJ 410349-RO     DRO DOCKET # :  L-3111968-R                                                          ============
                                                                                                       Pg.  2  of  2
================+======================+==============+=============+=====================================+====================
     (1)        |          (2)         |      (3)     |     (4)     |           (5)            |   (6)    |       (7)
                |      LEASE TERM      |  ACTUAL RENT |  EFFECTIVE  |                          |  LAWFUL  |   OVERCHARGE
 TENANT'S NAME  |   FROM          TO   |    CHARGED   |   DATE OF   |        EXPLANATION       |  STABIL. |   CALCULATION
                |                      |              | INCREASE(S) |                          |  RENT /1 |
================+===========+==========+==============+=============+==========================+==========+====================
                |           |          |              |             | Opinion #25350 MCI       |          |
 Ells, J.       | 06/01/81  | 05/31/84 |  $  362.11   |  06/01/82   | increase of $2.57 on     | $ 361.98 |    $ 0.13
                |           |          |     + 5.85 * |             | rent of 01/01/82         |   + 5.85 |      x 24 mos.
                |           |          |  $  367.96   |             | ($359.41 + $2.57) =      | $ 367.83 |    $ 3.12
                |           |          |              |             | $361.98.                 |          |
                |           |          |--------------+-------------+--------------------------+----------+-------------------
                |           |          |              |             |                          |          |
                |           |          |              |             | Interest is assessed     |          |    $ 0.13
                |           |          |  $  362.11   |  04/01/84   | on overcharges collected | $ 361.98 |      x  2 mos.
                |           |          |     + 5.85 * |             | on or after 04/01/84.    |          |    $ 0.29
                |           |          |  $  367.96   |             |                          |          |
                +-----------+----------+--------------+-------------+--------------------------+----------+--------------------
                |           |          |              |             | Guideline 15:            |          |
                |           |          |              |             | 09/30/83 rent of $361.98 |          |    $ 0.23
                | 06/01/84  | 05/31/86 |  $  387.46   |  06/01/84   | + 7% for a 2-year renewal| $ 387.32 |      x 24 mos.
                |           |          |     x 6.35 * |             | lease = $387.32 + $6.35  |   + 6.26 |    $ 6.02
                |           |          |  $  393.81   |             | for A/C.                 | $ 393.58 |
                              +-----------+----------+--------------+-------------+--------------------------+----------+--------------------
|           |          |              |             | Guideline 17:            |          |
                |           |          |              |             | 09/30/85 rent of $387.32 |          |    $ 0.28
                | 06/01/86  | 05/31/88 |  $  412.64   |  06/01/86   | + 6.5% for 2-year renewal| $ 412.50 |      x 16 mos.
                |           |          |     x 6.81 * |             | lease = $412.50 + $6.81  |   + 6.67 |    $ 4.74
                |           |          |  $  419.45   |             | for A/C.                 | $ 419.17 |
----------------+-----------+----------+--------------+-------------+--------------------------+----------+--------------------
/1   Where the actual rent charged is less than the rent with maximum permitted increases, the lawful stabilization rent is        limited to the
rent charged.
 *   Air conditioner

    

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