ADM. REVIEW DOCKET NO.: CA 410199 RO
                                    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 410199 RO 
                                              :
                                                 D.R.O.     DOCKET     NO.:
                                                 L-3110081-RT 
               216          WEST          104          ST.           ASSOC.
               
                                                 Tenants:  T.   Christopher
                                                       and A. Ackerly   

                              PETITIONER      : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On January 25, 1988, the above-named petitioner-owner  filed
          a Petition for Administrative Review against an order  issued  on
          December  21,  1987,  by  the  District  Rent  Administrator,  10
          Columbus  Circle,  New  York,  New   York,   concerning   housing
          accommodations known as Apartment 5B, 218 West 104th Street,  New
          York,  New  York  wherein   the   District   Rent   Administrator
          determined that the tenant had been overcharged.

               The Commissioner notes that this  proceeding  was  initiated
          prior to April 1, 1984.  Sections 2526.1(a)(4) and  2521.1(d)  of
          the Rent Stabilization Code (effective May 1, 987) 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 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 of  a
          rent overcharge complaint by the tenants with the New  York  City
          Conciliation and Appeals Board, one of the  predecessor  agencies
          to the DHCR.  The tenants took  occupancy  pursuant  to  a  lease
          commencing June 1, 1982 and expiring June 1, 1985  at  a  monthly
          rent of $550.00.  

               The owner was served with a copy of the  complaint  and  was






          ADM. REVIEW DOCKET NO.: CA 410199 RO
          requested to submit rent records to prove the lawfulness  of  the
          rent being charged.

               In  Order   Number   L-3110081   RT,   the   District   Rent
          Administrator determined that the owner had failed to  provide  a
          full rental history for the subject  apartment,  set  the  lawful
          stabilized rent at $447.13 as of June 1,  1986  through  May  31,
          1988, and ordered a refund of the overcharges in  the  amount  of
          $7576.70 including interest.   

               In this petition, the owner contends that the District  Rent
          Administrator's Order is incorrect and should be modified because 
          the owner filed an answer to the  tenants'  complaint,  that  the
          calculation of the agency is wrong because it does not allow  for
          vacancy and  guidelines  increases  for  the  tenant  before  the
          complaining tenants,  and  that  the  agency's  decision  is  not
          supported by the facts.  Other assertions regarding late  receipt
          of the order are  irrelevant  in  view  of  the  fact  the  owner
          submitted a timely PAR.   

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

               In response to the  agency's  notice,  the  owner  filed  an
          answer to the tenants' complaint on January 5, 1987.  The  answer
          however did not constitute a full  rental  history  to  the  base
          date.  A subsequent agency notice resulted in the owner's request 
          on August 17, 1987 for additional time  to  answer.  The  owner's
          request was granted and the time for answering  was  extended  to
          September 27, 1987.   The  owner  made  no  further  request  for
          additional time to answer nor was any further answer  interposed.

               The  Commissioner  finds  that  the  Administrator  properly
          applied the default procedure  to  establish  the  tenant's  rent
          using the tenant's initial rent less a guideline increase.

               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 District Rent Administrator's  order  be  and  the
          same hereby is affirmed.

          ISSUED:






                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner









          ADM. REVIEW DOCKET NO.: CA 410199 RO

                                                    

    

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