BJ 430016-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 430016-RO
     CAPRICE MANAGEMENT CORP.,
                                        RENT ADMINISTRATOR'S
DOCKET NO.:
                        PETITIONER      L 3115980-RT
----------------------------------x     TENANT: SANDRA ROBERTS


  ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                             IN PART
                                
On  October  14, 1987, the above-named petitioner-owner  filed  a
Petition  for  Administrative Review against an order  issued  on
September  9,  1987  by a Rent Administrator  concerning  housing
accommodations known as Apartment 12-G at  320 East 58th  Street,
New  York,  New  York,  wherein the District  Rent  Administrator
determined that the owner had overcharged the tenant.

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 provision  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  issue  in this appeal is whether the District Rent  Adminis-
trator'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  on
February 29, 1984 of a rent overcharge complaint by the tenant in
which she stated that she had commenced occupancy on May 1,  1976
at a rent of $325.00 per month.

In  its answer the owner submitted a complete rental history  for
the  subject  apartment.  The owner also enclosed numerous  bills
and  statements  for  new equipment that  was  installed  in  the
apartment  after  the  prior tenant's departure  but  before  the
complainant entered the apartment in May, 1976.

In  Order No. L 3115980-RT, issued on September 9, 1987, the Rent
Administrator determined that the tenant had been overcharged  in
the amount of $8,3420.95 as of April 30, 1986, including interest
and directed the owner to refund such overcharge to the tenant as
well as to reduce the rent. The Administrator stated therein that
the owner failed to submit sufficient documentation to verify the
cost of new equipment.  As a result only the claim for a new sink
and  faucet was approved for a $5.00 per month increase.  Affixed
to  the  order  was a rent calculations chart which detailed  the
amount and reason for the overcharges in each lease term in which
such  overcharges had been determined.  An initial overcharge  of
$55.81  per  month was found in the complainant's vacancy  lease,
effective May 1, 1976.  Overcharges in all subsequent leases were
a direct result of this initial overcharge.

In  its  petition, the owner contends that the order was improper
because  the  Administrator failed to consider  the  improvements
made  to  the subject apartment.  The owner claims the  following
improvements:

               *    venetian blinds
               *    new stove
               *    new refrigerator
               *    re-finishing of parquet floor
               *    installation charges.

The tenant's answer disputes that the stove and refrigerator were
new  and  states that there are witnesses who can  confirm  this.
Additionally,  the  tenant  claims that  there  have  never  been
venetian  blinds  in the apartment and that the floors  were  not
refinished before she moved in.

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

Section 20C (1) of the former Rent Stabilization Code provides in
pertinent  part  that for the installation of  new  equipment  or
improvements   in  a  particular  dwelling  unit,   the   monthly
stabilization rent may be increased by 1/40th of the  total  cost
of  such equipment or improvement, provided that the tenant  then
in
occupancy has given written consent.  If the new equipment is
installed  during a vacancy prior to the commencement  of  a  new
tenancy  or  upon the commencement of a new tenancy  and  is  re-
flected  in the lease rent, the new tenant's consent  to  pay  an
increase for new equipment is implied.

The  record  below contains two lease histories that were  separ-
ately submitted by the owner.  This was possibly due to the  fact
that the owner was served with the complaint twice.  Although one
of  these packets contains no bills or invoices - and may be  the
one  on  which  the Administrator based his determination  -  the
other packet does contain such documentation: for a refrigerator,
($226.80), a stove ($140.40) and the finishing of the floors. The
expense  for  the floors must be considered as normal maintenance
and  repair  for which no rent increase can be granted.  However,
the invoices for the refrigerator and the stove are sufficient as
documentation to withstand the tenant's claim that these were the
same  appliances  that were used by prior tenants.  Although  the
tenant  alleges that there are witnesses who could  testify  that
the appliances were not new, he submits no evidence that disputes
the  invoices submitted by the owner which establish the date  of
delivery,  the cost and the model numbers of the appliances  with
specificity.   Finally,  the tenant's  three-year  renewal  lease
effective May 1, 1978 was incorrectly given a guidelines increase
of 11% instead of 11 1/2% by the Adminis-trator.  The addition of
1/40th  of  the  combined cost of the stove and refrigerator  per
month  plus  the  corrected  guidelines  increase  results  in  a
reduction  of total overcharges to $6,953.95, from $8,320.95,  as
is  documented  in the rent calculations chart  affixed  to  this
opinion and made a part hereof.

If  the owner has already complied with the Administrator's order
and there are arrears due to the owner as a result of the instant
determination, the tenant may pay off the arrears  in  six  equal
monthly  installments.  Should the tenant vacate after the  issu-
ance of this order, said arrears shall be payable immediately.

This  order may, 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, be filed and enforced by the tenant
in  the  same  manner as a judgment or not in  excess  of  twenty
percent  thereof  per  month  may  be  offset  against  any  rent
thereafter due the owner.


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





ORDERED, that this petition be, and the same hereby is, granted
in part; and that the Administrator's order be, and the same
hereby is, modified in accordance with this order and opinion.


ISSUED:




ELLIOT SANDER
                                         Deputy Commissioner



     RENT CALCULATION CHART

TENANT   :    W. Chapman / L. Levine / S. Roberts                    Rent Overcharge (through 04/31/86) =    $    6,888.82

PREMISES :    320 East 58th Street, New York, NY                     Excess Security                    =    $   +   65.13

APT. #   :    12-G
                                                                                 TOTAL OVERCHARGE       =    $    6,953.95
DOCKET # :    BJ 430016-RO                                                                                     ============
                                                                                               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 |
================+===========+==========+==============+=============+==========================+==========+=================
                |           |          |              |             |                          |          |
 W. Chapman     | 05/01/73  | 04/30/76 |  $ 235.10    |  05/01/73   |         Base Rent        | $ 235.10 |      - 0 -
                |           |          |              |             |                          |          |
----------------+-----------+----------+--------------+-------------+--------------------------+----------+-----------------
                |           |          |              |             |                          |          |
                |           |          |              |             |  Guideline  7:  07/01/75 |          |
 L. Levine      | 07/01/75  | 03/31/76 |  $ 246.85    |  07/01/75   |  subletting rent of      | $ 246.85 |      - 0 -
                |           |          |              |             |  $235.10 increased by 5% |          |
                |           |          |              |             |                          |          |
----------------+-----------+----------+--------------+-------------+--------------------------+----------+-----------------
                |           |          |              |             |  Guideline  7:  06/30/75 |          |
                |           |          |              |             |  rent of $235.10 in-     |          |
 S. Roberts     | 05/01/76  | 04/30/78 |  $ 325.00    |  05/01/76   |  creased by 14.5% =      | $ 278.37 |  $   46.63
                |           |          |              |             |  (9.5% guideline + 5%    |          |      x  24 mos.
                |           |          |              |             |  vacancy allowances) +   |          |  $1,119.12
                |           |          |              |             |  $9.18 20(c)(1) stove &  |          |
                |           |          |              |             |  refrigerator.           |          |
                +-----------+----------+--------------+-------------+--------------------------+----------+-----------------
                |           |          |              |             |  Guideline  9:  06/30/77 |          |
                |           |          |              |             |  rent of $278.37 in-     |          |  $   52.02
                | 05/01/78  | 04/31/81 |  $ 367.40    |  05/01/78   |  creased by 11.5% guide- | $ 315.38 |      x  36 mos.
                |           |          |              |             |  line + $5.00 20(c)(1)   |          |  $1,872.72
                |           |          |              |             |  new sink & faucet.      |          |
----------------+-----------+----------+--------------+-------------+--------------------------+----------+-----------------

/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.



                                                    RENT CALCULATION CHART

TENANT   :    W. Chapman / L. Levine / S. Roberts                    Rent Overcharge (through 04/31/86) =    $    6,888.82

PREMISES :    320 East 58th Street, New York, NY                     Excess Security                    =    $   +   65.13

APT. #   :    12-G
                                                                                 TOTAL OVERCHARGE       =    $    6,953.95
DOCKET # :    BJ 430016-RO                                                                                     ============
                                                                                               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 |
================+===========+==========+==============+=============+==========================+==========+=================
                |           |          |              |             |  Guideline 12:  06/30/80 |          |
 S. Roberts     | 05/01/81  | 04/31/84 |  $ 429.86    |  05/01/81   |  rent of $315.38 in-     | $ 368.99 |  $   60.87
                |           |          |              |             |  creased by 17% for      |          |      x  36 mos.
                |           |          |              |             |  3 year lease renewal.   |          |  $2,191.32 *
                |           |          |              |             |                          |          |
----------------+-----------+----------+--------------+-------------+--------------------------+----------+-----------------
                |           |          |              |             |                          |          |
                |           |          |              |             |  Guideline 15:  09/30/83 |          |
   "   "        | 05/01/84  | 04/31/86 |  $ 459.95    |  05/01/84   |  rent of $368.99 in-     | $ 394.82 |  $   65.13
                |           |          |              |             |  creased by 7% for       |          |      x  24 mos.
                |           |          |              |             |  2 year lease renewal.   |          |  + interest =
                |           |          |              |             |                          |          |  $1,705.66
----------------+-----------+----------+--------------+-------------+--------------------------+----------+-----------------

/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.
 *   Interest for month of April, 1984 is $0.00.



































    

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