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

          APPEAL OF                               DOCKET NO. BG410263RO

                         JOSE TUR,                DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO. AI520401R


               On July 17, 1987, the above-named landlord filed a petition 
          for administrative review of an order issued on June 24, 1987 by a 
          Rent Administrator concerning the housing accommodation known as 
          Apartment 2, 557 West 187th 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 petition for review.

               This proceeding was commenced by the subject tenant filing an 
          overcharge complaint, dated August 19, 1986.  The tenant's 
          complaint noted that the subject apartment is rent controlled.

               In the order under review herein, the Administrator noted that 
          the subject apartment's maximum rents were as follows:

               Effective Date                Maximum Rents

               January 1, 1983               $203.95 per month

               January 1, 1986               $219.24 per month

               January 1, 1987               $235.68 per month
               The subject landlord's petition asserts, among other things, 
          that the subject apartment's maximum rents for the years 1981-1987, 
          are respectively, $203.36 per month, $218.61 per month, $235.00 per 
          month, $252.62 per month, $268.33 per month, $288.45 per month, and 
          $299.19 per month.  The subject landlord's petition also asserts 
          that the rent agency issued an order of eligibility for the 1984-

          ADM. REVIEW DOCKET NO. BG410263RO

          1985 maximum base rent (MBR) for the subject building issued under 
          Docket No. 6M1361, and that the landlord requests that the maximum 
          rents of the other rent controlled apartments in the subject 
          building should also be determined in this proceeding.

               To his petition the subject landlord attaches, among other 
          things, a copy of the "Landlord's Order of Eligibility," for the 
          1984-1985 maximum base rent (MBR), effective December 1, 1984, 
          issued on April 1, 1986, under Docket No. 6M1361; a copy of the 
          1984 "Master Building Rent Schedule," and the 1985 "Master Building 
          Rent Schedule.

               In the tenant's response, dated November 20, 1987, he alleges, 
          among other things, that the subject landlord did not serve the 
          subject tenant a copy of the order granting the landlord MBR 
          increases for the 1984-1985 period until March, 1987.

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

               The Commissioner finds that in listing the subject apartment's 
          maximum rents, in the order under review herein, the Administrator 
          inadvertently did not take into account the aforementioned order 
          issued on April 1, 1986, under Docket No. 6M1361, which granted the 
          subject landlord MBR increases for the 1984-1985 period effective 
          December 1, 1984.

               Based on the preponderance of the evidence submitted by the 
          subject landlord, i.e., the 1984 and 1985 "Master Building Rent 
          Schedule," the Commissioner finds that the subject landlord timely 
          served the requisite notices on the subject tenant to qualify for 
          MBR increases for the 1984-1985 period.

               Accordingly, the Commissioner finds that the Administrator's 
          order under review herein should be modified to show that the 
          subject apartment's maximum rents are as follows:

               Effective Date                Maximum Rent

               January 1, 1983               $203.95 per month

               December 1, 1984              $219.24 per month

               January 1, 1985               $235.68 per month

               January 1, 1986               $253.36 per month

               January 1, 1987               $272.36 per month

               The Commissioner finds that the rents listed for the subject 
          apartment in the landlord's petition are not consistent with the 

          ADM. REVIEW DOCKET NO. BG410263RO

          subject apartment's maximum rents as noted in the rent agency's 

               Accordingly, the Commissioner finds that the landlord's 
          petition should be granted in part.

               As to the issue of the maximum rents of the other rent 
          controlled apartments, the Commissioner finds that that issue is 
          outside of the Commissioner's scope of review in this proceeding as 
          that issue was not before the Administrator.

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

               ORDERED, that the landlord's petition be, and the same hereby 
          is, granted in part, and that the Administrator's order be, and the 
          same hereby is, modified in accordance with this order and opinion; 
          and it is 

               FURTHER ORDERED, that if there is retroactive rent due to the 
          landlord by the subject tenant as a result of this order, such 
          retroactive rent may be payable by the subject tenant in equal 
          monthly installments equal to the number of months between July 1, 
          1987 and the date of issuance of this order.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner



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