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  SJR NOS.: 5386 & 5390
     IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
     APPEALS OF                             DOCKET NOS.: BJ 430385-RO 
                                         :               BL 410276-RT
     JACK TAUBER, OWNER and                 DRO DOCKET NO.: 53438
     JASON HECHT/KAREN ROSENTHAL,
     TENANTS               PETITIONERS   : 
     ------------------------------------X                             


        ORDER AND OPINION MODIFYING COMMISSIONER'S PRIOR ORDER AND OPINION
                AFTER FURTHER CONSIDERATION PURSUANT TO COURT ORDER


     On  October  20,  1987   the   above-named   petitioner-owner   filed   an
     Administrative Appeal and on  December  31,  1987  the  petitioner-tenants
     timely refiled an Administrative Appeal against an order issued on October 
     7, 1987 by the District Rent Administrator, 10 Columbus Circle, New  York,
     New York, concerning the housing accommodations  known  as  70  West  82nd
     Street, New York, New York, Apartment 4B.

     Subsequent thereto, the petitioner-tenants filed a petition in the Supreme 
     Court pursuant  to  Article  78  of  the  Civil  Practice  Law  and  Rules
     requesting that the Court direct the Division  to  expeditiously  issue  a
     determination of their administrative appeal.

     On May 9, 1990, an order was signed by Justice Jawn Sandifer directing the 
     Division to expeditiously determine the tenants' administrative appeal.

     The Commissioner deemed it appropriate to consolidate the owner's and  the
     tenants' administrative appeals for determination under a single order and 
     opinion as they involved common issues of law and fact.

     On September 13, 1990,  the  Commissioner  issued  an  order  and  opinion
     denying the  owner's  administrative  appeal  and  granting  the  tenants'
     administrative appeal.  A copy of  said  order  and  opinion  is  attached
     hereto and made a part hereof.

     Subsequent thereto, the tenants and  the  owner  filed  petitions  in  the
     Supreme Court requesting that the order of the Commissioner be modified or 
     annulled.

     The Division filed  a  cross-motion  seeking  the  Court's  remit  of  the
     proceeding in order to address the objections raised  by  the  tenants  in
     their Article  78  petition.   The  owner  did  not  interpose  a  written
     objection to said cross-motion.

     On February 13, 1991, an order was signed by Justice David H. Edwards, Jr. 
     granting the Division's cross - motion and remitting the proceeding to the 








          DOCKET NUMBERS: BJ 430385-RO & BL 410276-RT
     Division for  an  expeditious  determination  of  the  objections  to  the
     Commissioner's  order  raised  by  the  tenants  before  the   Court   and
     appropriate revision of the Commissioner's order, if warranted.

     The District Rent Administrator's order against which the tenants and  the
     owner filed  administrative  appeals  found  that  the  tenants  had  been
     overcharged.  Although the record before the District  Rent  Administrator
     contained leases and registration information showing the rent charged for 
     the subject apartment during the period of the tenants'  occupancy  up  to
     and including part of the term of a two - year renewal lease commencing on 
     November 1, 1986, the  District  Rent  Administrator's  order,  which  was
     issued on October 7,  1987,  sets  forth  the  amount  of  the  overcharge
     collected only during the term of the tenants' initial lease from November 
     6, 1982 through November 5, 1984.  The tenants assert  that  the  Division
     was in error in failing to compute the amount of overcharges collected  up
     to the date of issuance of the District Rent Administrator's order.

     It is the Division's policy in overcharge  proceedings  to  calculate  the
     amount of the overcharges collected up through the last day of  the  month
     preceding the issuance of the District Rent Administrator's order  and  to
     direct the owner to refund said amount plus, as  the  facts  may  warrant,
     accrued interest or treble damages.  Upon review  of  the  record  in  the
     instant proceeding, the Commissioner can find no  valid  reason  why  this
     policy was not adhered to herein.  Such being the case,  the  Commissioner
     has recomputed the amount of the overcharges and treble  damages  due  the
     tenants, as set forth on the attached rent calculation chart.  As provided 
     on said chart, the  total  amount  of  the  overcharge,  including  excess
     security and treble damages, during  the  period  from  November  6,  1982
     through September 30, 1987 was $45,287.62.

     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.

     This order and opinion amends  and  supercedes  the  Commissioner's  prior
     order and opinion September 13, 1990.  As such, the owner's court petition 
     against the Commissioner's prior order is effectively rendered moot.   Any
     party aggrieved by this order and opinion may, as per the  attached  Right
     to Court Appeal notice, commence a proceeding in court within  sixty  days
     of the issuance date stamped below.

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

















          DOCKET NUMBERS: BJ 430385-RO & BL 410276-RT
     ORDERED, that  the  Commissioner's  prior  order  and  opinion  issued  on
     September 13, 1990 be, and  the  same  hereby  is,  modified  as  provided
     hereinabove  and  in   the   attached   rent   calculation   chart.    The
     Commissioner's prior order and opinion of September  13,  1990  is  hereby
     affirmed in all other respects.

     ISSUED:













                                                                   
                                            ELLIOT SANDER
                                          Deputy Commissioner
                                         
    

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