BL 610331 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO. BL 610331 RO

                  235TH STREET CORPORATION,
                                                  DISTRICT RENT ADMINISTRATOR'S
                                                  DOCKET NO. AA 600805 R


          On December  24,  1987  the  above-named  owner  timely  filed  a
          petition for administrative review of an order issued on November 
          2, 1987 by a District Rent Administrator concerning  the  housing
          accommodation known as Apartment,  E6,  710  East  235th  Street,
          Bronx, New York, wherein the Administrator  determined  that  the
          tenant had been overcharged.

          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.

          On November 25, 1985, the subject tenant  filed  a  complaint  of
          rent overcharge  with  the  Division  of  Housing  and  Community
          Renewal (D.H.C.R.).

          The tenant took occupancy pursuant to a two-year lease commencing 
          on November 1, 1984 and  expiring  on  October  31,  1986,  at  a
          monthly rent of $379. 05.

          The owner in its answer, dated February 13,  1986,  alleged  that
          the complainant's initial rent was derived by the prior  tenant's
          rent of $325.00 plus rent  guideline  increases  for  a  two-year
          lease plus a vacancy increase.

          On July  20,  1987,  the  Administrator  mailed  a  "Request  for
          Additional Information/Evidence" to the  owner,  requesting  that
          the owner submit a copy of the lease that was in effect prior  to
          the complainant's initial occupancy to substantiate  the  vacancy
          allowance that  was  claimed.   In  addition,  the  Administrator
          requested that the owner submit a  copy  of  the  1984  apartment

          On August 12, 1987, the Administrator remailed the aforementioned 
          "Request for Additional Information/Evidence" to the owner.

          The  owner  did  not  submit  these  requested   items   to   the

          BL 610331 RO

          In the order reviewed herein, the Administrator found that  there
          was a rent overcharge, in  the  amount  of  $1,044.15,  including
          excess security and accrued interest from April 1, 1984.

          The owner's petition  reiterates  its  allegation  found  in  its
          answer to the Administrator, dated February  13,  1986,  and  the
          owner asserts that the complainant's initial rent was  the  legal
          regulated rent.  To its petition the  owner  attaches  the  lease
          which was in effect prior to the complainant's initial occupancy, 
          and a "1985 Rent Registration Worksheet"  which  allegedly  shows
          that the complainant's initial lease was a vacancy lease for  two

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

          As the owner has not established that the lease which it  submits
          for  the  first  time  upon  administrative  review   could   not
          reasonably have been offered or included in the proceeding before 
          the District Rent Administrator, it is outside the scope  of  the
          Commissioner's  review  in  this  proceeding,  and  will  not  be
          considered in establishing the rent.

          The  Commissioner  further  finds  that  as  the  owner  did  not
          substantiate its allegation that it was  entitled  to  a  vacancy
          increase, the Administrator's order was properly determined.

          Accordingly, the Commissioner is of the  opinion  that  the  Rent
          Administrator's order should be affirmed.

          The owner is cautioned that rents for the  period  from  November
          30,  1987   and   thereafter   as   established   by   the   Rent
          Administrator's order of November 2, 1987 were not stayed by  the
          filing of the petition for administrative review  and  remain  in
          full force and effect.

          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 Rent Administrator's order be, and the  same  hereby
          is, affirmed; and it is

          FURTHER ORDERED, that if the owner, 235th Street Corporation, has 
          not  refunded  to  the  tenant  all  amounts  not  yet   refunded
          representing overcharges, penalties, and excess security  deposit
          upon the expiration of the period for seeking judicial review  of
          this order pursuant to Article 78 of the Civil Practice  Law  and
          Rules, and the tenant has not  credited  any  such  amounts,  the
          tenant may file and enforce a certified copy of this order  as  a
          judgment for the amount of $1,044.15,  as  against  235th  Street

          BL 610331 RO

                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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