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

          APPEAL OF                              DOCKET NO. BI110072RO
                                              :  DRO DOCKET NO.Q3121838R
               GRENADIER REALTY CORP./           TENANT: LOUIS SILVERMAN      
               JANET SPAFFORD
                                PETITIONER    : 

               On September 18, 1987, the above-named petitioner-owner filed 
          a Petition for Administrative Review against an order issued on 
          August 19, 1987, by the Rent Administrator, 10 Columbus Circle, New 
          York, New York, concerning the housing accommodations known as 260- 
          46 Langston Avenue, Queens, New York, Apartment No. 2, wherein the 
          Rent Administrator determined that the owner had overcharged the 

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of the Rent Stabilization Code.

               The issue herein is whether the Rent Administrator's order was 

               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 in February, 1984, by 
          the tenant's filing of a rent overcharge complaint.  In answer to 
          the tenant's complaint, the owner submitted a complete rental 
          history as required.

               In Order Number CDR 31,138, the Rent Administrator determined 
          that the tenant had been overcharged in the amount of $419.64 and 
          directed the owner to refund such overcharge to the tenant.

               In this petition, the owner alleges in substance that it is not 
          the owner, but the managing agent and that the DHCR incorrectly 
          calculated the three year renewal lease under Guidelines 7 resulting 
          in an overcharge of $8.76 per month.

               The Commissioner is of the opinion that this petition should be 

               Pursuant to Section 2520.6(i) of the Rent Stabilization Code, 
          an owner is defined in pertinent part as any person or entity 
          receiving or entitled to receive rent for the use or occupation of 


          any housing accommodation or an agent of any of the foregoing.

               In the instant case, the petitioner herein, the managing agent 
          meets the above definition of an owner and it was proper for the 
          Rent Administrator to list it as an owner in the order under appeal 
          herein.  However, this order is issued without prejudice to any 
          action the managing agent may have against the actual owner of the 
          subject premises for a refund of any overcharge received by said 
          actual owner.

               The petitioner's contention that the amount of the Guideline 7 
          three year renewal increase was incorrectly determined is without 
          merit. The Rent Administrator correctly determined such increase to 
          be 12 1/2 percent over the prior rent of $184.00 or $207.00.  
          Accordingly, the Rent Administrator's order was warranted.

               The owner is directed to reflect the findings and 
          determinations made in this order on all future registration 
          statements, including those for the current year if not already 
          filed, citing this order as the basis for the change.  Registration 
          statements already on file, however, should not be amended to 
          reflect the findings and determinations made in this order.  The 
          owner is further directed to adjust subsequent rents to an amount no 
          greater than that determined by this order plus any lawful 

               Upon the expiration of the period in which the owner may 
          institute a proceeding pursuant to Article 78 of the Civil Practice 
          Law and Rules, not in excess of twenty percent per month thereof of 
          the overcharge may be offset against any rent thereafter due the 

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

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and, that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




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