CF610181RO
                             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. CF610181RO

                                          :  DISTRICT RENT OFFICE
           Vinnick Realty Management,        DOCKET NO. B3101195R/T
                                            
                                             TENANT: Anna Kowalski            
              
                             PETITIONER   : 
      ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


      On June 21, 1988, the above-named owner filed a Petition for 
      Administrative Review against an order issued on May 23, 1988, by a Rent 
      Administrator, concerning the housing accommodations known as 3240 
      Kingsbridge Avenue, Bronx, New York, Apartment No. 1F, 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 must 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 contained herein are to the Code in effect on April 
      30, 1987.

      This administrative appeal is being determined pursuant to the 
      provisions of Section 42A thereof.

      This proceeding was originated with the filing in February, 1984, of a 
      Fair Market Rent Adjustment Application and a rent-overcharge complaint 
      by the tenant.

      In response to the tenant's complaint, the owner submitted a rental 
      history covering the period from October, 1983, through the date of the 
      aforementioned order.

      In Order Number CDR 33,436, the Rent Administrator determined, due to 
      the owner's failure to submit a complete rental history, that the owner 
      had collected a rent overcharge of $4,154.96, including interest on that 
      portion of the overcharge occurring on and after April 1, 1984, and 
      excessive security deposited.  The overcharge was calculated as follows: 
      $450.18 for the period from October 17, 1983 to April 1, 1984 plus 
      $1,573.86 plus $2,036.08 for periods from April 1, 1984 through May 30, 
      1988 plus excess security of $94.74 equals $4,154.96.


      In this petition, the owner's "argument" consists entirely of a 
      recitation of the rental history starting with February 15, 1980, with 







          CF610181RO

      copies of leases attached.

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

      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.  This history must be submitted to the Rent Administrator, not for 
      the first time to the Commissioner on appeal.

      In the instant case, the owner has not provided a complete rental 
      history as mandated by Section 42A.  Accordingly, the Rent 
      Administrator's order establishing the lawful stabilization rent 
      utilizing the Section 42A default procedure 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 $4,154.96.  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 
      a judgment pursuant to section 5004 of the Civil Practice Law and Rules, 
      from the date of the Rent Administrator's order to the date of the 
      Commissioner's order.

      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.

      ISSUED:


                                                                    
                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner
    

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