BL610365RO

                                  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. BL610365RO
                                              :  DRO DOCKET NO. 3208
          Martin Shapiro                         TENANT: Sheila Boyce         
                                                                 
                  

                                PETITIONER    : 
          ------------------------------------X           
                        
              
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                                                        

               On December 26,1987, the above-named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order issued 
          on October 29,1987, by the Rent Administrator, 10 Columbus Circle, 
          New York,New York, concerning the housing accommodations known as   
          3540 Decatur Avenue, Bronx, New York, Apartment No. 1E, wherein the 
          Rent Administrator determined that the owner had  overcharged the 
          tenant. 

               The Administrative Appeal is being determined pursuant to the 
          provisions of the  Rent Stabilization Law and Code.

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

               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 on      
          June 26, l984 of a rent overcharge complaint by the tenant.

               In response to the tenant's complaint, the owner stated in 
          substance that he had purchased the subject property in 1982 and he 
          had not received any leases earlier than the one commencing November 
          1980.  The owner submitted a lease history from November 1, l980 and 
          a copy of the purchase contract.

               In Order Number 3208, the Rent Administrator established the 
          legal stabilization rent at $354.07 effective January 1,1986 and 
          determined that due to the owner's failure to submit a complete 
          rental history, the owner had collected a rent overcharge of 
          $5,027.18 including interest  on that portion of the overcharge 
          occurring on and after April 1, 1984.

               In this petition, the owner contends in substance that the
           order should be reversed because 1) the tenant's objection to the 








          BL610365RO

           registration was untimely; 2) the owner did not know that prior to 
          1984, leases had to be saved; 3) the building was purchased in 1982 
          and the seller provided only current leases; 4) the rent computed by 
          the Administrator is not appropriate for the subject building which 
          is an elevator building constructed in or about 1970.

               In answer to the owner's petition, the tenant stated in 
          substance that  the Rent Administrator's order should be upheld.

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

               Section 2526.1(a)(3)(ii)of the Rent Stabilization Code provides 
          in pertinent part that as to complaints filed within ninety days of 
          the initial registration, the legal regulated rent for purposes of 
          determining an overcharge shall be deemed to be the rent charged and 
          paid on April 1, 1980, the base rent date.  Pursuant to Code Section 
          2523.7, every owner shall keep and make available for inspection,   
          rent records from the applicable base date, in the instant case, 
          April 1, 1980.

               The owner has not provided a complete rental history.  That the 
          owner did not purchase the subject property until 1982 does not 
          excuse his failure to do so.  Further the record shows that the 
          tenant received the apartment registration form from the owner on 
          April 16, 1984 and filed the objrction on June 26, 1984-within the 
          ninety day period for timely filing.  Accordingly, the Rent 
          Administrator's order establishing the lawful stabilization rent 
          utilizing the    default procedures and finding a rent overcharge 
          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 
          increases.

               The Commissioner has determined in this Order and Opinion that 
          the owner collected overcharges of $$5,027.18.  This Order may, upon 
          expiration of the period for seeking review of this Order and 
          Opinion pursuant to Article Seventy-eight of the Civil Practice Law 
          and Rules, be filed and enforced as a judgment or not in excess of 
          twenty percent per month of the overcharge may be offset against any 
          rent thereafter due the owner.  Where the tenant credits the 
          overcharge, the tenant may add to the overcharge, or where the 
          tenant files this Order as a judgment, the County Clerk may add to 
          the overcharge, interest at the rate payable on ajudgment pursuant 
          to section 5004 of the Civil Practice Law and Rules from the 
          issuance date of th Rent Administrator's order to the issuance date 
          of the Commissioner's Order.  
               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is  

            


          BL610365RO


          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.

          ISSUED



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                     




































    

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