Docket Number: BK-710377-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.: BK-710377-RO
                                            :  
             TRES REYES REALTY INC.,           DRO DOCKET NO.:  BF-730001-RV
                                                           
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW 

        On August 1, 1987, the above-named petitioner-owner filed a Petition 
        for Administrative Review against an order issued on June  29,  1987
        by the Rent  Administrator  at  the  50  Clinton  Street,  Hempstead
        District Rent Office, concerning the housing accommodations known as 
        253 Roslyn Road, Roslyn Heights, New York, Apartment A, wherein  the
        Administrator directed the owner  to  offer  the  tenant  a  renewal
        lease.  

        The applicable law  is  Section  2503.5  of  the  Tenant  Protection
        Regulations.

        The issue in  these proceedings is whether the Administrator's order 
        was correct.

        The  tenant  commenced  these  proceedings  by  filing  a  complaint
        alleging that the owner had failed to offer  the  tenant  a  renewal
        lease, as the owner wanted all the apartments in  the  building  for
        his large family.

        Acknowledging that he was not listed on the expiring lease,  a  copy
        of which was submitted with the complaint, the  tenant  submitted  a
        copy of his certificate of marriage to the named tenant,  issued  by
        the Town of North Hempstead on April 3, 1986, as well as  copies  of
        cancelled rent checks from the complainant  accepted  by  the  owner
        from April 29, 1987.

        Copies of the tenant's complaint were  served  on  the  owner.   The
        owner's responded, on July  23,  1987,  indicating  that  the  owner
        needed the accommodations for his family and offering to  waive  the
        rent for four months to facilitate the tenant's relocation.  

        Based  on  the  evidence  in  the  record  on  June  29,  1987,  the
        Administrator issued an order finding  the  owner  in  violation  of
        Section  2503.5  (recodification  of  Section  45)  of  the   Tenant
        Protection Regulations by not offering the tenant a  lease  renewal.







          Docket Number: BK-710377-RO
        The Administrator also directed the owner  to  offer  the  tenant  a
        lease renewal and to pay the tenant a penalty of $250.00.

        A supplement to the owner's answer, dated July 1,  1987,  after  the
        Administrator's  order  issued,  could  not  be  considered  by  the
        Administrator.  Therein the owner asserted that the tenant had  paid
        the rent with a personal check showing a different current address.

        In the petition, the owner initially stated that  he  regretted  any
        inconvenience caused, and advised that the tenant would  receive  an
        offer for a new lease.  However, in a supplement dated  November  2,
        1987 the owner asked review of the matter,  noting  that  the  lease
        expiring on June 30, 1987 did not list the complainant as a tenant.

        The tenant responded, as below, that he had resided with  the  named
        tenant since 1984, reiterating that they had been married  in  1986,
        and that the owner had been accepting his rent checks.   The  tenant
        added that the tenant-of-record had passed away in February 1987.  A 
        copy of the death certificate was attached.

        After careful consideration, the Commissioner is of the opinion that 
        the petition should be denied.

        Section 2503.5(d) of the Tenant Protection Regulations,  as  amended
        effective November 1989, prohibits the eviction of an occupant,  who
        is a member of the tenant's immediate family as follows:

                            (d) (1) Unless otherwise prohibited by 
             occupancy restrictions based upon income limitations   
             pursuant to federal, state or local law, regulations 
             or  other  requirements  of  governmental   agencies,   if   an
             offer is made to the tenant pursuant to provisions of 
             subdivision (a) and such tenant has permanently 
             vacated  the  housing  accommodation,  any   member   of   such
             tenant's family, as defined in subdivision (n) of 
             section  2500.2  of  this  Title,  who  has  resided  with  the
             tenant   in   the   housing   accommodation   as   a    primary
             residence for a period of no less that two (2) years, 
             or  where  such  person   is   a   "senior   citizen,"   or   a
             "disabled  person"  as  defined  in  paragraph  (4)   of   this
             subdivision, for a  period  of  no  less  than  one  (1)  year,
             immediately prior to the permanent vacating of the 
             housing   accommodation   by   the   tenant,   or   from    the
             inception   of   the   tenancy   or   commencement    of    the
             relationship,  if  for  less  than  such  periods,   shall   be
             entitled to be named as a tenant on the renewal lease.
             [Emphasis added]    

        Section 2500.2(m) and (n) define the tenants  immediate  family  and
        family members, respectively, as

                       (m) Immediate family.

                       Husband, wife, son, daughter, grandson, 
             granddaughter, stepson, stepdaughter, father, mother, 
             father-in-law, mother-in-law, grandfather, 
             
             grandmother, stepfather or stepmother of the owner.         







          Docket Number: BK-710377-RO
                       (n) Family member.

                       (1) Husband, wife, son, daughter, grandson,
             granddaughter, stepson, stepdaughter, father, mother,
             father-in-law, mother-in-law, grandfather, grandmother,
             stepfather, stepmother, brother, sister, nephew,
             niece, uncle, aunt, son-in-law, or daughter-in-law of
             the tenant; or 

        Section 2503.5(a) in effect on the issue date of the Administrator's 
        order, provided that every owner notify the "tenant in occupancy" of 
        the termination of the tenant's lease demand offer to renew prior to 
        the end of the  lease  term.   Section  2500.2  of  the  regulations
        defined a tenant as "A  tenant,  subtenant,  lessee,  sublessee,  or
        other person entitled to the possession of to the use  or  occupancy
        of any  housing  accommodations."   However,  the  regulations  were
        otherwise silent as to the  rights  of  family  members  to  renewal
        leases.

        In accordance with Division policy, the issues presented herein  are
        determined pursuant to current regulations.  

        The record below and  on  appeal  adequately  established  that  the
        complaining tenant was the spouse of  the  tenant-of-record,  as  of
        April 3, 1986, until the tenant-of-record's demise  or  February  5,
        1987 and that a marital relationship existed sufficient  to  entitle
        the present occupant to a renewal lease in his own name.

        THEREFORE,  in  accordance  with  the  applicable   provisions   the
        Emergency Tenant Protection  Act  of  1974,  the  Tenant  Protection
        Regulations, Chapter 403, Laws of 1983, as amended by  Chapter  102,
        Laws of 1984, and Operational Bulletin 84-1, it is

        ORDERED, that this petition be, and the same hereby denied and  that
        the Administrator's order is affirmed.

        ISSUED:



                                                                       
                                      ELLIOT SANDER
                                      Deputy Commissioner      
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name