ADM. REVIEW DOCKET NO.: BF420191RT


                                 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.: BF420191RT

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: ZUC00038AD
            DOLORES CANTON,
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On May 5, 1987, the above named petitioner-tenant timely 
          refiled a Petition for Administrative Review (PAR) against an order 
          issued on March 2, 1987, by the Rent Administrator, concerning 
          housing accommodations known as Apartment #7 at 200 West 119th 
          Street, New York County, wherein the District Rent Administrator 
          determined that the subject apartment became vacant on or after 
          June 30, 1971 and therefore is not subject to the Rent Regulations.

               The issue in this proceeding is whether the Rent 
          Administrator's determination, that the subject apartment was 
          decontrolled, was correct.

               The applicable section of the Rent and Eviction Regulations is 
          Section 2200.2(f)(17).

               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.

               The then owner (Jesson Realty Corp c/o Jesse Howard commenced 
          this proceeding by filing a landlord's Report of Statutory 
          Decontrol filed in 1984 under docket # 2DR74602.

               The owner contended in documentary evidence submitted in 
          December 1984 that Marjorie Gregory resided in the subject 
          apartment on the crucial June 30, 1971 (rent control occupancy 
          date) and that the apartment was subsequently vacated and occupied 
          by Dolores Canton pursuant to lease effective March 10, 1973.

            













          ADM. REVIEW DOCKET NO.: BF420191RT

               The tenant, in her answer, alleged that she took over her 
          cousin Marjorie Gregory's apartment in 1966, but continued to pay 
          rent to her cousin rather than directly to the landlord until 1971.
          The tenant contends that the 1973 lease submitted by the owner was 
          a "one year rent control lease".

               The tenant was advised by this agency in writing starting 
          April 2, 1985 to submit "documentary proof regarding your occupancy 
          of subject apartment prior to June 30, 1971.

               Said evidence, the tenant was informed, may consist of rent 
          receipts, gas and light bills, tax returns, bills for things 
          purchased prior to June 30, 1971, medical bills, etc.

               On April 30, 1985 the tenant submitted a letter contending 
          that she doesn't have any records due to a fire in her apartment.  
          She purportedly submitted with the April 30, 1985 letter a letter 
          from Con Edison re: service in her name from June 1966, and a fuel 
          increase letter dated March 27, 1971.

               Said documents supposedly became separated from the file.

               Accordingly, the tenant was advised on January 28, 1986 and 
          again on November 23, 1986 to resubmit a copy of the con Edison 
          bill purportedly showing service prior to June 30, 1971.

               The tenant failed to submit the requested information and the 
          decontrol order was issued on March 2, 1987 (ZUC00038RT).

               The tenant filed her first PAR of the subject order on March 
          30, 1987.  Said PAR was rejected on April 3, 1987 for failure to 
          state landlord's name and address.

               The tenant refiled the PAR on May 5, 1987, which included 
          owner's name but failed to include the exhibits attached to the 
          initial PAR.  These exhibits are incorporated by reference and have 
          been given appropriate consideration in deciding this matter.

               The tenant in her March 30, 1987 PAR failed to include the 
          subject Con Edison records requested by the Rent Administrator.

               Instead the tenant submitted an unsworn March 22, 1987 letter 
          from Columbia Mutual Life Insurance Company purporting to show that 
          the insurance agent has records of the tenant's occupancy since 
          1960.  A cover sheet from a policy included with the letter is 
          dated July 1971, after the cut-off date for vacancy decontrol under 
          the applicable section of the regulations.



               The tenant further resubmitted (referred to in her 1985 
          correspondence with the agency) a fuel passalong rent bill dated 






          ADM. REVIEW DOCKET NO.: BF420191RT

          March 27, 1971.

               The bill however makes reference to 1980-81 fuel passalong and 
          is on the stationery of a past owner who first purchased the 
          building in 1973 (Jesson Realty Corp) according to a prior 
          statement.

               The owner's attorney in a December 4, 1992 letter contended 
          that the tenant's PAR exhibits are not conclusive as to date of 
          occupancy.  After review, it is determined that the purported March 
          27, 1971 rent bill is of no value as evidence, as there was in fact 
          no separate fuel passalong increase program in effect for rent 
          control N.Y.C. tenants in calendar year 1971.

               Further it should be noted that Dolores Canton doesn't qualify 
          as an immediate family member, for rent control purposes, of the 
          former tenant's (her cousin, Marjory Gregory); no evidence has been 
          submitted to prove that a prior owner acknowledged a substitute 
          tenancy by the petitioner prior to the June 1971 base date.

               On the basis of the entire evidence of record, the 
          Commissioner finds that the weight of the credible evidence of 
          record supports the Administrator's determination, which should be 
          affirmed.

               THEREFORE, pursuant to the applicable provisions of the Rent 
          Law and Regulations, it is

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

          ISSUED:




                                                                            
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner        






    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name