BL 110143 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.: BL 110143 RO

                                               DISTRICT RENT ORDER
               Kola Camaj                      DOCKET NO.: Q 3118471 RT

                                   
                                   PETITIONER                              
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On December 28, 1987, the above named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December 4, 1987, by the District Rent Administrator, 10 Columbus 
          Circle, New York, New  York,  concerning  housing  accommodations
          known as Apartment 4A,  86-39  90th  Street,  Queens,  New  York,
          wherein the Administrator established the  legal  regulated  rent
          for the subject apartment and directed the owner to refund to the 
          tenant any rent collected in excess of the legal  regulated  rent
          as established in the Administrator's order.

          The Commissioner notes that this proceeding was  filed  prior  to
          April 1, 1984.  Sections 2526.1(a)  and  2521.1(d)  of  the  Rent
          Stabilization  Code  (effective  May  1,  1987)  governing   rent
          overcharge  and  fair  market  rent  proceedings   provide   that
          determination of these matters be based  upon  the  law  or  code
          provisions 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 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 on March 30, 1984 by the 
          tenant filing an overcharge complaint with the  former  New  York
          City Conciliation and Appeals Board.

          The owner was served  with  a  copy  of  the  complaint  and  was
          requested to submit rent records from the base date to prove  the
          lawfulness  of  the  rent  being  charged.   In  answer  to   the
          complaint, the owner submitted rent ledgers started from February 
          1981.

          Based upon a finding that the owner failed to submit  a  complete
          rent history the Administrator applied the  Section  42A  default
          procedures, established the lawful stabilization rent at  $324.32
          per month and ordered a roll back in the rent and a refund in the 
          amount of $4901.64, including interest.







          BL 110143 RO
          In his petition the owner contends, in substance, that the tenant 
          willingly executed a vacancy lease at a rental charge of $400.00; 
          and that the tenant is withdrawing her complaint.  Submitted with 
          the petition is a signed statement by the tenant confirming same. 

          The Commissioner is of the opinion that this petition  should  be
          denied.

          Section 42A of the former Rent Stabilization Code  requires  that
          an owner retain complete records for each stabilized apartment in 
          effect from June  30,  1974(or  the  date  the  apartment  became
          subject to rent stabilization, if later) to date and  to  produce
          such records to the DHCR  upon  demand.   If  the  apartment  was
          decontrolled from the Rent Control Law after June  30,  1974  the
          owner must provide proof of the apartment's  date  of  decontrol,
          and produce a rental history from the date.

          A review of the proceeding  before  the  Administrator  discloses
          that the owner failed to submit a complete  rental  history  from
          the base date.  Furthermore, the owner has not even complied with 
          the record keeping  requirements  of  JRD,  which  mandates  rent
          records  from  at  least  April   1,   1980.    Accordingly   the
          Commissioner finds that  the  Administrator  properly  found  the
          owner in default and determined the rent pursuant to  established
          and judicially approved procedures.

          The Commissioner notes that  the  tenant's  "withdrawal"  of  the
          overcharge complaint on appeal may  not  be  considered  at  this
          stage of the proceeding nor does it effect the propriety  of  the
          Administrator's determination.

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







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

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner