Docket No. BK 110239 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL  OF                               DOCKET  NO.   BK   110239   RO
                                                 DOCKET NO. 034088
                                                 Tenant:  Stephen Irwin
                                       IN PART

          On November 9, 1987, the above-named owner filed  a  petition  for
          administrative review of an order issued on October 26, 1987 by  a
          District Rent Administrator concerning the  housing  accommodation
          known as Apartment L-2, 18-35 Corporal  Kennedy  Street,  Bayside,
          New York, wherein the owner was directed to roll back the rent and 
          to refund overcharges of $391.15, including  excess  security  and
          accrued interest for overcharges collected after April 1, 1984.

          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 petition for review.

          The proceeding was commenced by the filing of  a  rent  overcharge
          complaint by the tenant on September 28, 1984.

          The tenant took occupancy pursuant to a two-year lease  commencing
          on October 1, 1977 and expiring on September 30, 1979 at a monthly 
          rent of $360.99.

          In its answer the owner submitted a complete rental history, filed 
          with the Division of Housing and Community Renewal  (D.H.C.R.)  on
          February 13, 1987.  The owner's answer pointed out  that  a  Major
          Capital Improvement (M.C.I.) rent increase in the amount of  $4.48
          per month had been granted earlier.

          On April 17, 1987 the Administrator mailed to the owner  a  letter
          requesting the M.C.I. opinion number, or  a  copy  of  the  actual

          The  owner,  in  a  letter  dated  May  11,  1987,  informed   the
          Administrator that the M.C.I. rent increase order was issued under 
          Docket No. OM-2556.

          In the order under review herein, the Administrator found that the 
          tenant had been overcharged, and determined that the initial legal 
          rent for the subject tenant was $403.77 for the lease from October 
          1, 1979  to  September  30,  1981.   The  total  overcharges  were
          determined to be $391.15 including  excess  security  and  accrued
          interest from April 1, 1984.  

          Docket No. BK 110239 RO

          In the petition for administrative review, the owner asserts  that
          the Administrator failed to take  into  account  the  M.C.I.  rent
          increase, and that the Administrator erred  in  finding  that  the
          tenant had been overcharged.

          After careful consideration, the Commissioner is  of  the  opinion
          that the owner's petition should be granted in part.

          The Conciliation and Appeals Board ("C.A.B."), the agency formerly 
          charged with the enforcement of the Rent Stabilization  Law  prior
          to April 1, 1984, approved an M.C.I. rent increase for the subject 
          premises on June 4, 1981, under Docket  No.  OM-2556.   The  order
          provided for a 1.11% increase effective December  18,  1980.   The
          Commissioner finds that the M.C.I. rent increase should have  been
          calculated in  determining  the  lawful  stabilized  rent  of  the
          subject  apartment.   Recalculation  shows  the  total  overcharge
          through September 30, 1986 to be $49.21.

          The pertinent calculations are set  forth  on  the  attached  rent
          calculation chart, which  is  fully  a  part  of  this  order  and
          opinion.  The  owner  is  cautioned  that  rents  for  the  period
          subsequent to September 30, 1986 should be based upon  the  amount
          of $515.41 for  the  lease  period  of  October  1,  1984  through
          September 30, 1986 as indicated on the chart, and that any  demand
          for and collection of an amount in excess of the lawful amount may 
          give rise to a new overcharge complaint, in which  treble  damages
          may be awarded if warranted.

          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 that the Administrator's order be, and the  same  hereby
          is, modified, as described  hereinabove  and  as  appears  on  the
          annexed Rent Calculation Chart, which is hereby made fully a  part
          of this order and opinion; and it is

          FURTHER ORDERED, that the owner shall immediately  refund  to  the
          tenant all amounts  not  yet  refunded  representing  overcharges,
          penalties, and excess security; and it is

          FURTHER ORDERED, that if the owner has not commenced a  proceeding
          pursuant to Article 78 of the Civil Practice  Law  and  Rules  for
          judicial review of this order within 60 days of its issuance,  the
          tenant may recover the total overcharge of $49.21 (or so much of 

          Docket No. BK 110239 RO

          it as may still be owing) by deducting it from the rent due to the 
          owner at a rate not in excess of twenty percent of the  amount  of
          the penalty for any one month's rent; and it is

          FURTHER  ORDERED,  that  if  the  owner  has  complied  with   the
          Administrator's order regarding the rent for the period commencing 
          October 1, 1986, and, as a result of  the  instant  determination,
          there are arrears due to the owner from the tenant, the tenant may 
          pay off the arrears in twelve equal  monthly  installments  during
          the next twelve  months.   Should  the  tenant  vacate  after  the
          issuance of this order, all arrears are due immediately.


                                          ELLIOT SANDER
                                          Deputy Commissioner


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