BL 410254 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 410254 RO

               Barry Martin, Inc.              DISTRICT RENT ADMINISTRATOR
               c/o Isadore Fishman,            DOCKET NO.: U-3123734-R/T
                                   
                                   PETITIONER  Tenants: A. & A.E. Morales
          -----------------------------------X

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                       IN PART

          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  Rent  Administrator  at  10  Columbus
          Circle, New York, New York, concerning the housing accommodations 
          known as apartment number 4G at  4410  Broadway,  New  York,  New
          York, wherein the Administrator established the  stabilized  rent
          and directed the owner to refund $53.56, including interest  from
          April 1, 1984.

          The Commissioner notes that this proceeding was  initiated  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
          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  31,  1984,  by
          the filing of a Fair Market Rent Appeal (FMRA) and a complaint of 
          rent overcharge (both of  which  were  assigned  the  same  above
          referenced docket number: U-3123734-R/T) with the New  York  City
          Conciliation and Appeals Board (CAB, the agency formerly  charged
          with enforcing the Rent Stabilization Law) by the tenants.

          The owner submitted a rental history from the base date.  

          On the chart attached to and made a part of the order,  based  on
          the  rental   documentation   submitted   by   the   owner,   the
          Administrator established the stabilized rent; and found that for 
          each month during the tenants' September 1, 1985  through  August
          31, 1987 renewal lease, the owner  had  overcharged  the  tenants
          $1.97.

          In its Petition, the owner contends that the Administrator  erred






          BL 410254 RO
          on the rent calculation chart attached to the order by failing to 
          acknowledge that the owner was entitled to an MCI increase  equal
          to $1.81 under CAB Opinion Number 20,923 as of the  beginning  of
          the tenants' September 1, 1985 through August  31,  1987  renewal
          lease.  The owner states that if said increase had been  factored
          into the Administrator's calculations, no overcharge  would  have
          been found.

          Although  afforded  the  opportunity,  the   tenants   have   not
          interposed an answer to the owner's Petition.

          The Commissioner is of the opinion that the  Petition  should  be
          granted in part.

          The Commissioner finds that under Opinion Number 20,923 the owner 
          had been granted a .38% increase over the June 1, 1981 rent.  The 
          Commissioner further finds that the legal rent on  June  1,  1981
          was $393.86.  Therefore, the Commissioner finds  that  the  owner
          should have been credited below  with  a  $1.50  per  month  rent
          increase.  The Commissioner, further, calculates that  the  total
          refund to be paid by the owner  to  the  tenant  is  as  follows:
          $12.31 ([$.47 x 24 mos.] + interest) + $.47 (excess  security)  =
          $12.78.  The Commissioner also finds that the tenants' legal rent 
          during the lease term which commenced on September  1,  1985  and
          terminated on August 31, 1987 was $579.20.

          This order may, upon the expiration of the period  in  which  the
          owner may institute a proceedi g  pursuant  to  Article  Seventy-
          eight of the Civil Practice Law and Rules,  be  enforced  by  the
          tenants  by  their  deducting  the  overcharge  from   any   rent
          thereafter due the owner. 

          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  two  (2)
          equal monthly installments.  Should the tenants vacate after  the
          issuance of this order, or if they  have  already  vacated,  said
          arrears shall be payable immediately.


          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 the Administrator's order be, and the same  hereby  is,
          modified in accordance with this order and opinion.

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner 






    

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