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

          APPEAL OF                              DOCKET NO. BJ630303RO       

                                              :  DRO DOCKET NO. B3100272R     
               STEVEN FINKELSTEIN                TENANT: MINNIE AGEDA         

                                PETITIONER    : 

               On October 5, 1987,  the above-named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order issued 
          on July 27, 1987, by the Rent Administrator, 10 Columbus Circle, New 
          York, New York, concerning the housing accommodations known as 1571 
          Sheridan Avenue, Bronx, New York, Apartment No. 34B 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 Administrative Appeal is being determined pursuant to the 
          provisions of Section 42A of the former 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 by the filing in 
          March, 1984,  of a rent overcharge complaint by the tenant.  The 
          owner was directed to submit a complete rental history of the 
          subject apartment.  It is noted that the tenant who had occupied the 
          subject apartment since January, 1973, submitted a rental history 
          from that date.

               In response to the tenant's complaint and the directive to 
          submit a rental history, the owner stated in substance that the 
          BJ 630303 RO

          tenant's rent had been set pending the outcome of the Bryant Avenue 
          Tenants' Association's law suit so that it was not necessary for the 
          owner to submit a rental history.

               In Order Number CDR 40,030, the Rent Administrator determined 
          that due to the owner's failure to submit a complete rental history, 
          the rental history submitted by the tenant would be used and based 
          on such rental history determined that the owner had collected a 
          rent overcharge of $9,298.95 including interest on that portion of 
          the overcharge occurring on and after April 1, 1984.

               In this petition, the owner contends in substance that after 
          receiving his answer regarding the Bryant Avenue case, the Rent 
          Administrator should have informed him of the necessity to submit a 
          rental history and he would have done so.

               In answer to the owner's petition, the tenant stated in 
          substance that the Rent Administrator's order was warranted.

               The Commissioner is of the opinion that this petition should be 

               Section 42A of the former Rent Stabilization Code requires that 
          an owner retain complete records for each stabilized apartment in 
          effect from June 30, 1974 to date and produce them to the DHCR upon 
          demand.  If the apartment was decontrolled from the Rent Control Law 
          after June 30, 1974, the owner must provide satisfactory documentary 
          evidence of the apartment's date of decontrol and submit a rental 
          history from that date.

               In the instant case, the owner has not provided a complete 
          rental history as mandated by Section 42A although given an adequate 
          opportunity to do so.  Further the owner did not submit any rental 
          history along with his petition.  The fact that the Bryant Avenue 
          lawsuit was pending does not excuse the failure to submit a rental 
          history since that lawsuit involved a determination of whether 
          tenants had to pay major capital improvement rent increases  and did 
          not serve to stay rent overcharge proceedings.  Further it is noted 
          that in the determination of rent overcharge appealed herein, the 
          owner was credited with the major capital improvement rent increase 
          to which it was entitled.  Accordingly, the Rent Administrator 
          properly determined a rent overcharge based on the rental history 
          submitted by the tenant.

               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 

          BJ 630303 RO

               This order may, 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, be filed and enforced in the same 
          manner as a judgment or not in excess of twenty percent per month 
          thereof may be offset against any rent thereafter due the owner.

               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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