BG 410155-RO

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

      APPEAL OF                              DOCKET NO. BG 410155-RO

                                          :  DISTRICT RENT OFFICE
                                             DOCKET NO. L-3112971-R
           Suzanne Lavanant,                
                                             TENANT: Adrienne Hale            

                            PETITIONER    : 

                                     IN PART

      On July 7, 1987, the above-named petitioner-owner filed a Petition for 
      Administrative Review against an order issued on June 3, 1987, by a Rent 
      Administrator concerning the housing accommodations known as 336 East 
      30th Street, New York, New York, Apartment No. 4A, wherein the Rent 
      Administrator determined that the owner had overcharged the tenant.

      The Commissioner notes that this proceeding was filed 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 issue herein is whether the Rent Administrator's order was 

      The applicable sections of the Law are Section 26-516 of the Rent 
      Stabilization Law and Section 2526.1(a) of the current Rent 
      Stabilization Code.

      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 by the filing on March 25, 1984 
      of a rent overcharge complaint by the tenant, in which she stated that 
      she had commenced occupancy in September, 1978 at a rent of $390.00 per 
      month.  The tenant also stated that she entered into a 3 year renewal 
      lease commencing on September 1, 1980, at a monthly rent of $465.00, 
      including an $8.00 per month fuel passalong charge.

      The owner was served with a complaint, and directed to submit a complete 
      rent history from the base date.

          BG 410155-RO

      The owner submitted copies of all required leases, as well as 
      documentation of the cost of new equipment.  The owner stated that the 
      tenant's three year renewal lease commencing on September 1, 1980 
      included a fuel passalong charge.

      In Order Number L 3112971-R, the Rent Administrator determined that the 
      tenant had been overcharged in the amount of $1,315.91, including 
      interest and excess security.

      In its petition, dated July 7, 1987, the owner protests the omission of 
      "any and all" applicable fuel passalong charges from the order.

      The tenant's answer states that since the fuel passalong charges are not 
      supposed to merge with the base rent, their omission is not relevant.

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

      The record shows that the two year lease effective September 1, 1978 set 
      the rent at $390.00.  The Administrator correctly found an $8.48 per 
      month overcharge based on the allowances in Guidelines 10 and 10a.  
      However, fuel passalong increases were granted by the Rent Guidelines 
      Board in Guidelines Orders 10b, 10c and 10d which were not included by 
      the Administrator.  The owner is therefore correct that the rent 
      calculation chart should have included these increases, thereby reducing 
      overcharges for the remainder of the lease term.  However, since none of 
      these later increases could be added to the base rent for calculation of 
      the next lease, and were to be discontinued as of the expiration of the 
      existing lease, the amount of overcharges calculated for the two 
      remaining lease terms in the Administrator's order is unchanged.

      Regarding the $8.00 fuel sucharge which was included in the tenant's 
      September 1, 1980 lease commencing under Guideline 12, there was no fuel 
      sucharge granted by the Rent Guidelines Board for that guideline.  
      Therefore no fuel surcharge has been allowed for that lease term.

      The Commissioner has recalculated the interest on overcharges collected 
      on and after April 1, 1984 in accordance with current interest 
      calculation methods.  With the inclusion of the aforementioned fuel 
      surcharges and the recalculation of interest, total overcharges are 
      reduced to $1,193.28 from $1,315.91 as follows: 

      Lease term: 9/1/78 to 8/31/80

           (9/1/78 to 2/25/79):          $8.48 x 6 mos. =         $50.88
      10b  (3/1/79 to 12/31/79):           .85 x 10 mos. =          8.50
      10c  (1/1/80 to 8/31/80):          no overcharge              0.00    
      Lease term: 9/1/80 to 8/31/83      unchanged               $670.32    
      Lease term: 9/1/83 to 8/31/86      
           (9/1/83 to 3/31/84)           unchanged                $76.86
           (4/1/84 to 8/31/86)           unchanged               $318.42  
      interest (new calculation method)                           $57.32

          BG 410155-RO

      security                                                    $10.98    
      TOTAL OVERCHARGES                                        $1,193.28

      A copy of this order and opinion is being sent to the current occupant 
      of the subject apartment.

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

      ORDERED, that the owner's petition be, and the same hereby is, granted 
      in part, and that the Rent Administrator's order be and the same hereby 
      is, modified in accordance with this Order and Opinion.


                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner


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