Docket No. BF420026RO
                                 STATE OF NEW YORK 
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO. BF420026RO

                                                  DISTRICT RENT
          MOSES DYCKMAN,                          ADMINISTRATOR'S DOCKET
                                                  NO. AJ420008AD


               On June 2, 1987, the above-named landlord filed a petition for 
          administrative review of an order issued on April 28, 1987 by a 
          Rent Administrator concerning various housing accommodations in the 
          premises known as 28 West 47th Street, New York, New York.

               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 administrative appeal.

               In a letter submitted to the rent agency, dated February 24, 
          1986, the subject landlord alleged that in establishing the subject 
          apartments' initial maximum base rent (M.B.R.) in 1972 the rent 
          agency improperly listed the subject building's "assessed value."

               In a letter dated August 26, 1986, the subject landlord 
          alleged that he had received a "Landlord's Order of Maximum Base 
          Rent" issued on June 25, 1986 effective January 1, 1972, and that 
          the above-mentioned order incorrectly listed the number of rooms 
          and the number of apartments contained in the subject building.

               Pursuant to the above-mentioned letters, the rent agency 
          initiated an administrative determination, based on Section 2202.22 
          of the City Rent and Eviction Regulations, to recalculate the 
          subject apartments' M.B.R. and maximum rent.

               In the order under review herein, the Administrator determined 
          that the M.B.R. orders issued in 1972 "were in error based on an 
          incorrect building profile," and that the 1972 maximum rents were 
          incorrect.  Furthermore, the Administrator stated that the rent 
          agency "is hereby issuing a corrected 1972/73 Maximum Base Rent 

          Docket No. BF420026RO

          Order, a copy of which is attached hereto together with rental 
          updates for apartments 3F, 4F, 5F and 5R."

               In addition to issuing the order under review herein, the 
          Administrator issued a corrected order which recalculated the 
          subject apartments' 1972-1973 M.B.R. and their maximum rents 
          effective January 1, 1972; and the Administrator issued a rental 
          update for each subject apartment which noted their 1986-1987 M.B.R 
          and their maximum rents effective January 1, 1986 and January 1, 

               In his petition the landlord alleges, among other things, that 
          the rents listed in the rental updates are one year behind the 
          rents listed in the landlord's "Master Building Rent Schedules," 
          and that the rent agency should order a hearing "in order that this 
          matter be corrected."

               To his petition the landlord attaches copies of the "Master 
          Building Rent Schedule" from 1976 through 1987.

               After careful consideration, the Commissioner finds that the 
          landlord's petition should be denied.

               The record reflects that the subject landlord has been 
          eligible for M.B.R. increases for each biennial cycle from the 
          inception of the M.B.R. system through the issuance date of the 
          Administrator's order under review herein, except for the 1974-1975 
          period.  The Commissioner points out that the 1974-1975 M.B.R. for 
          the subject building was revoked, pursuant to an order issued on 
          February 11, 1975, under Docket No. M11491-1967, which determined 
          that the landlord had not properly certified that it removed at 
          least 80% of the rent impairing violations that were on record as 
          of January 1, 1973.  As the landlord did not appeal the above- 
          mentioned order, the Commissioner finds that the denial of the 
          1974-1975 M.B.R. is a final determination of the rent agency, and 
          as such may not be collaterally attacked in this proceeding.

               Based on the rent agency's record, the Commissioner finds that 
          the Administrator properly noted the subject apartments' maximum 
          rents in the aforementioned rental updates.

               The Commissioner is of the opinion that the discrepancy 
          between the rents listed in the landlord's "Master Building Rent 
          Schedules" and the aforementioned rental updates is a result of the 
          landlord improperly increasing the  maximum rents for the 1974-1975 

               Accordingly, the Commissioner finds that the subject 
          landlord's petition should be denied.

               The Commissioner is of the opinion that the subject landlord 
          does not raise any factual issues which require the ordering of a 

          Docket No. BF420026RO

          hearing in this proceeding.

               THEREFORE, in accordance with the City Rent and Rehabilitation 
          Law and the Rent and Eviction Regulations, 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.


                                             Lula M. Anderson
                                             Deputy Commissioner


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