ADM. REVIEW DOCKET NO. BL 610333 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 610333 RO   
                                                             
                                                 DISTRICT RENT              
                                                 ADMINISTRATOR'S DOCKET NO.
                                              :  AB-610410-R
                                                           
              RALPH LANGSAM ASSOCIATES, INC.                                
                                      
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On December 20, 1987 the above-named owner  timely  filed  a
          petition for administrative review of an order issued on  October
          28, 1987 by a District Rent Administrator concerning the  housing
          accommodation known as Apartment  B3,  1565  White  Plains  Road,
          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 February 20, 1986 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 lease commencing  on
          December 15, 1982, and expiring on December 31, 1984 at a monthly 
          rent of $294.00. 








               In the order reviewed herein, the  Administrator  determined
          that the complainant's initial legal regulated rent  was  $294.00
          per month, and the owner was directed to  refund  overcharges  of
          $106.70, including excess security and interest  for  overcharges
          collected after April 1, 1984.

               In its petition, the owner contends that the Administrator's 
          rent calculations were faulty.  The petitioner  points  out  that






          ADM. REVIEW DOCKET NO. BL 610333 RO
          the Administrator, in calculating the lawful stabilized rent  for
          the lease commencing on January 1,  1987,  should  have  added  a
          $15.00 surcharge, pursuant to Rent Guideline Order No. 18, as the 
          rent for the prior lease period was less than $350.00.  

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

               Rent Guideline Order No. 18 provides that  for  a  two  year
          lease the September 30, 1986 rent  (in  this  proceeding  it  was
          $320.46) may be increased by 9%, plus a $15.00 monthly  surcharge
          may be added if the September 30, 1986 rent is less than $350.00. 
          Accordingly, the Commissioner finds that the owner is correct  in
          its assertion that a $15.00 per month surcharge should have  been
          added to the legal regulated rent commencing on January 1,  1987,
          and there was no overcharge. 

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

               ORDERED, that this petition be,  and  the  same  hereby  is,
          granted, and that the order of the  District  Rent  Administrator
          be, and the same hereby is, revoked; and it is,

               FURTHER ORDERED, that if the owner  has  complied  with  the
          Administrator's  order  regarding  the  rent   for   the   period
          commencing  July  1,  1987,  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 six  equal  monthly
          installments during the  next  six  months.   Should  the  tenant
          vacate after the issuance of this  order,  all  arrears  are  due
          immediately.   

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    

    

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