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

          APPEAL OF                              DOCKET NO.: CA 410312 RO  
                                              :  DRO DOCKET NO.:
            671  WEST  162ND  STREET   ASSOCIATES       Q   3122770   -   RT

                                PETITIONER    : 


               On January 28, 1988, the above-named petitioner-owner filed a 
          Petition for Administrative Review  against  an  order  issued  on
          December 24, 1987, by the District Rent Administrator, 10 Columbus 
          Circle, New York,  New  York,  concerning  housing  accommodations
          known as Apartment 26, 671 West 162nd 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, 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 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 and Fair Market Rent Application by  the
          tenant on March 31, 1984 with the New York City  Conciliation  and
          Appeals Board, one of the predecessor agencies to the  DHCR.   The
          tenant took occupancy pursuant to a lease commencing May  1,  1977
          and expiring April 30, 1980 at a monthly rent of $295.00. 

               The owner  was  served  with  copies  of  the  complaint  and
          application and was requested to submit rent records to prove  the
          lawfulness of the rent being charged.   The  owner  responded  and
          provided copies of leases and renewals for the  subject  apartment
          for the period from May 1, 1977 through April 30, 1988, and a copy 
          of a report of statutory decontrol filed November 9, 1973.   

               In the order appealed herein, the District Rent Administrator 
          determined that the tenant's Fair Market Rent Application did  not

          ADM. REVIEW DOCKET NO.: CA 410312 RO
          meet the statutory criteria for a Fair Market Rent Appeal  and  it
          was  therefore  dismissed.   The  Administrator  established   the
          lawful stabilization rent using the default procedure based on the 
          owner's failure to submit required rent records back to  the  base
          date of June 30,  1974,  set  the  lawful  stabilization  rent  at
          $315.87 as of May 1, 1986 through April 30,  1988  and  ordered  a
          refund of the overcharges in the amount  of  $10,867.95  including

               In this petition, the owner contends that the  District  Rent
          Administrator's Order is incorrect and should be modified  because
          the Fair Market Rent Application was dismissed and  all  increases
          on the tenant's renewal leases were calculated in accordance  with
          rent guidelines. 

               In answer to this petition,  the  tenant  contends  that  the
          order should be upheld because owner never charged a  fair  market
          rent and the apartment has many violations.

               The Commissioner is of the opinion that this 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 (or the date the  apartment
          became subject to rent stabilization, if later)  to  date  and  to
          produce such records to the DHCR upon demand.

               The  evidence  of  record  indicates  that  the   owner   was
          requested to submit a complete rent history back to the base date. 
          The owner failed to  provide  documentation  to  that  date.   The
          Commissioner  therefore  finds  that  the  Administrator  properly
          established the rent using the default procedure.  

               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.


                                          ELLIOT SANDER
                                          Deputy Commissioner

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