CA 210101-RT
                                  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.: CA 210101-RT
                                                           
                                               DISTRICT RENT ADMINISTRATOR
               Margie Ambrosino,               DOCKET NO.: K-3115401-R;
                                                           CDR       32033;
                                                           K-3102339-R

                                               Owner: 401-76th Street Corp.
                                   PETITIONER                   
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                         AND
                    MODIFYING DISTRICT RENT ADMINISTRATOR'S ORDER

          On January 4, 1988  the  above-named  petitioner-tenant  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December 3, 1987 by the District Rent Administrator, 10  Columbus
          Circle, New York, New York concerning the housing  accommodations
          known as Apartment 1C at 401  76th  Street,  Brooklyn,  New  York
          wherein the District Rent Administrator determined that the owner 
          had overcharged the tenant.

          The  issue  in  this  appeal  is  whether   the   District   Rent
          Administrator's order was warranted.

          The applicable sections of the Law are Section 26-516 of the Rent 
          Stabilization Law and  Section  2526.1(a)  of  the  current  Rent
          Stabilization Code.

          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, in  which  she
          stated that she  had  commenced  occupancy  of  Apartment  1C  on
          January 15, 1982 at a rent of $340.00 per month.  She also  filed
          an overcharge complaint concerning Apartment 4D  at  the  subject
          building, where she moved on February 15, 1984.  Both  complaints
          were initially assigned Docket No.  K-3102339-R.   The  complaint
          concerning Apartment 1C was later given Docket  No.  K-3115401-R,
          and  the  complaint  concerning  Apartment  4D  continued  to  be
          processed as Docket No. K-3102339-R.  The  Administrator's  order
          concerning Apartment 4D stated  that  it  concerned  both  docket
          numbers. However, since a separate order (Docket No. K-3102339-R, 
          Order No. CDR 31033) was issued  on  August  12,  1987  regarding
          Apartment 4D, and since the December 3, 1987 order  under  appeal
          in this proceeding determines the lawful  rents  and  overcharges
          only  for   Apartment   1C,   this   order   is   modifying   the
          Administrator's December 3, 1987 Order No.  CDR  32033  to  state






          CA 210101-RT
          that it is a determination only of Docket No. K-3115401-R.

          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.   In  answer  to  the  complaint,  the  owner
          submitted a complete rental history from the base date of June 1, 
          1978 as required.

          In an order  issued  on  December  3,  1987,  the  District  Rent
          Administrator determined that the tenant had been overcharged  in
          the amount of $88.06 as of January  31,  1984  and  directed  the
          owner to refund such overcharge to  the  tenant  as  well  as  to
          reduce the rent.  The order listed the owner as "407-67th  Street
          Corp."  This is a typographical error.  There is no  document  in
          the record bearing that name.  While one letter did have a  typed
          heading of "407-76th Street Corp., c/o Samuel Mandel, President," 
          Samuel Mandel signed that letter as President of 401-76th  Street
          Corp.  He also  signed  a  June  12,  1978  Report  of  Statutory
          Decontrol, a July 14, 1987 letter, a September  30,  1987  answer
          and the answer to the tenant's petition as President of  401-76th
          Street Corp.  The $81.79 refund check sent to the tenant was also 
          drawn on the account of 401 76th Street Corp. The Administrator's 
          order is therefore modified to name 401-76th  Street  Corp.,  c/o
          Samuel Mandel, President as the owner.

          In this petition, the tenant contends in substance that the owner 
          submitted rent records only  from  June  1,  1978,  whereas  rent
          ledgers submitted in Docket No.  K-3102339-R  show  Apartment  1C
          with rents increasing from $81.55 to $118.74  during  the  period
          from July, 1973 to May, 1978, with a 94% increase to  $230.00  in
          June,  1978;  that  interest  should  be  added  because  of  the
          illegality implied in the owner's  withholding  of  records;  and
          that the owner had given her a check for $81.79  dated  September
          30, 1987, which she has not cashed.

          In answer, the owner asserted in substance that DHCR records show 
          that the rent controlled tenant  vacated  Apartment  1C  in  May,
          1978; that this decontrolled  the  apartment;  that  the  initial
          stabilized tenant paid a rent of $230.00; and that this would not 
          have been in excess of the Fair Market Rent even if it  had  been
          challenged by the initial stabilized tenant.
          The Commissioner is of the opinion that this petition  should  be
          denied.

          The owner is correct in its claim that it  submitted  a  complete
          rental history by submitting leases beginning  with  the  initial
          stabilized tenant on June 1, 1978, and that the $230.00  rent  of
          that tenant would have been lawful even if he had  challenged  it
          in a Fair Market Rent Adjustment Application  (which  would  have
          calculated the Fair Market Rent based on increases over the 1978 
          1979 Maximum  Base  Rent  of  $205.62  rather  than  the  Maximum
          Collectible Rent of $122.27).  The  tenant  may  have  mistakenly
          assumed hat Apartment 1C had the same  base  date  as  her  other
          apartment (4D), which was vacancy decontrolled from rent  control
          sometime during or before 1973.

          Regarding the issue of  interest,  the  Commissioner  notes  that
          neither the former nor the current Rent Stabilization Codes allow 
          the DHCR to impose interest on  overcharges  occurring  prior  to






          CA 210101-RT
          April 1, 1984, and that the tenant vacated Apartment 1C prior  to
          that date.

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

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and that the order of the District Rent Administrator be, and the 
          same hereby is,  affirmed  except  as  modified  to  correct  the
          owner's name to 401-76th Street Corp. and to remove Docket No. 
          K-3102339-R as a case to which the order is said to apply.

          ISSUED:

           
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner




    

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