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


          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NOS: BJ610285RO
               Steven     Finkelstein                     D.R.O.     DOCKET
                                                  NO: B3100984RT
                                                  TENANT: Evaldo Ruiz



          On  October  6,  1987,  the  above-named   petition-owner  timely
          refiled a Petition for Administrative  Review  against  an  order
          issued on July 14, 1987 by the Rent  Administrator,  10  Columbus
          Circle, New York, New York concerning the  housing  accommodation
          known as 215 Mount Hope Place,  apartment  4H,  Bronx,  New  York
          wherein the  Administrator  determined  that  an  overcharge  had
          occurred and directed  the  owner  to  refund  an  overcharge  of
          $2945.57  inclusive  of  excess  security  and  interest  on  the
          overcharge occurring on or after April, 1, 1984.

          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 in the administrative appeal.

          The tenant commenced this proceeding on March 26, 1984 by  filing
          both a Fair Market Rent Appeal and an overcharge  complaint  with
          the former New York City Conciliation and  Appeals  Board  (CAB),
          the predecessor of the DHCR.  The  tenant  stated  he  had  taken
          possession of the subject apartment on December 1, 1982  pursuant
          to a one year lease terminating November 30, 1983 at  a  rent  of

          A copy of the complaint was  served  on  the  prior  owner  (Fort
          Tryon Management Co.) on July 31, 1985.

          On January 13, 1987, the current owner notified the DHCR that  it
          was now the owner of the subject building and submitted copies of 
          the 1984 and 1985 registrations (RR-1 and  RR-2)  with  proof  of
          their service.

               Docket No. BJ610285RO    - 2 -

          On February 4, 1987,  notice  was  sent  to  the  current  owner,
          advising that the tenant had filed both an  overcharge  complaint
          and a Fair Market Rent  Appeal  and  requesting  that  the  owner
          submit proper documentation  and  information  to  establish  the

          tenant's eligibility or ineligibility to  file  the  Fair  Market
          Rent Appeal.  The owner was informed that failure to provide  the
          necessary information would be considered a default.

          On April 5, 1987 the current owner submitted a  copy  of  1)  the
          prior owner's  answer,  2)  a  rental  history,  including  lease
          renewals and leases, and  3) the current rent  roll.   The  owner
          did not provide base date information but asserted that the  rent
          paid by the tenant on December 1, 1982 was the first market  rent

          In the order here under review, the Administrator determined that 
          the owner had defaulted in providing a full rental history of the 
          subject  premises,  established  the  legal  stabilization   rent
          pursuant to approved default procedures, and directed  the  owner
          to refund $2945.57 in overcharges including excess  security  and
          interest on the overcharge occurring on or after April 1, 1984.

          In the appeal, the owner contends that it was  never  served  and
          seeks the opportunity to submit an answer.

          The Commissioner is of the opinion that this petition  should  be

          A review of the record reveals that the owner had full notice  of
          the proceeding before the Administrator and ample opportunity  to
          answer.  A review of the record reveals that the owner  submitted
          its answer on April 5, 1987 but despite notification that failure 
          to submit all necessary documents would be considered  a  default
          had  failed  to   submit   full   and   complete   documentation.
          Accordingly, the Commissioner denies the appeal.

          This order may, upon the expiration of the period  in  which  the
          owner may institute a proceedi g  pursuant  to  Article  Seventy-
          Eight of the Civil Practice Law and Rules, be filed and  enforced
          by the tenant in the same manner as a judgment or not  in  excess
          of  20%  thereof  per  month  may  be  offset  against  any  rent
          thereafter due the owner.

          Docket No. BJ610285RO         - 3 -

          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 Rent Administrator's  order  be,  and  the  same  hereby  is,


                                             Joseph A. D'Agosta
                                             Deputy Commissioner

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