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.: BI 410162-RO
                                         :  
                                            DRO DOCKET NO.: L 3115578-R
       GEORGE P. MIHALAKOS                                  CDR 31,311
                           PETITIONER    : 
     ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     On September 29, 1987, the above-named petitioner-owner filed  a  Petition
     for Administrative Review of an order issued on September 4, 1987, by  the
     District Rent Administrator, 10 Columbus Circle, New York, New York  known
     as Apartment #6, 79 Avenue A,  New  York,  New  York  10009,  wherein  the
     District  Rent  Administrator  determined  that  the   tenant   had   been
     overcharged.

     The Commissioner notes that this proceeding was initiated 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 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.

     This  proceeding  was  originally  commenced  by  the  filing  of  a  rent
     overcharge complaint by the tenant with the New York City Conciliation and 
     Appeals Board one of the predecessor agencies to  the  DHCR.   The  tenant
     took occupancy pursuant to a lease commencing May 1976 and expiring  April
     1978 at a monthly rent of $200.00.

     The owner was served with a copy of the complaint  and  was  requested  to
     submit rent records to prove the lawfulness of  the  rent  being  charged.
     The  owner  was  advised  that  its  failure  to  provide  the   requested
     information would be considered a default.

     In Order Number #31,311, the District Rent Administrator  determined  that
     the owner failed  to  provide  a  full  rental  history,  set  the  lawful
     stabilization rent at $170.22 and ordered a refund of the overcharges.

     In  this  petition,  the   owner   contends   that   the   District   Rent
     Administrator's Order is incorrect and should be reversed because the 







          DOCKET NUMBER: BI 410162-RO
     tenant was not overcharged and submits copies of  leases  for  the  period
     June 15, 1974 through June 30, 1978, and January 1, 1980 through  December
     31, 1987 for the first time on administrative appeal.

     In answer to this petition, the tenant contends that the order  should  be
     upheld because the owner refused to  acknowledge  the  overcharge  in  the
     several years since it has been brought to his attention, and  refuses  to
     accept the new rent or give receipts for it.

     The Commissioner is of the opinion that this petition should be denied.

     A review of the record indicates that the requested rent  history  in  the
     form of  leases  was  submitted  by  the  owner  for  the  first  time  on
     administrative appeal.  The owner offers no explanation for its failure to 
     submit such documentation in  the  proceeding  before  the  Administrator.
     Therefore, the Commissioner finds that the default procedure was correctly 
     applied resulting in the finding of an overcharge.

     The owner is cautioned that it is required to accept  the  lower  rent  as
     found in the Administrator's order and that refusal  to  accept  same  may
     form the basis for a tenant's complaint of harrassment.

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

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

     ISSUED:















                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner




                                                   
    

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