CB 410032 RT

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

          APPEAL OF                               DOCKET NO. CB 410032-RT
                                                              CDR 32317
                      RICHARD J. KARPE,
                                                  DISTRICT RENT ADMINISTRATOR'S
                                                  DOCKET NO. L-3113569-RT

                           MODIFYING ADMINISTRATOR'S ORDER

          On February 12, 1988, the above-named petitioner-tenant  filed  a
          Petition for Administrative Review of an order issued on  January
          14, 1988 by a District Rent Administrator concerning the  housing
          accommodations known as Apartment 5F, 95 Christopher Street,  New
          York, New York.

          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 31, 1984 and this proceeding is being  determined
          pursuant thereto.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the petition for review.

          This proceeding was commenced on March 7, 1984  by  the  tenant's
          filing of a rent overcharge complaint  and  a  Fair  Market  Rent

          The tenant's complaint was served  on  the  owner  along  with  a
          notice requesting that it submit a complete  rental  history  for
          the subject apartment from its base  date.   The  owner  complied
          with the notice and submitted a full rental  history  along  with
          detailed information documenting agency  approved  major  capital
          improvement  installations  for   which   rent   increases   were
          collected.  The owner made no  mention  of  rents  due  from  the
          subject tenant for the months of December, 1985  or  January  and
          February 1986.

          CB 410032 RT

          On January 14, 1988 the District Rent  Administrator  issued  the
          order here under review in  which  it  was  determined  that  the
          tenant had been  overcharged  for  the  period  January  1,  1983
          through November 30, 1985 in the amount  of  $2,329.80  including
          interest on those overcharges collected  on  or  after  April  1,
          1984, as well as excess security.

          In his petition, the tenant asserts that he vacated  the  subject
          apartment on January 31, 1986 thereby implying that an additional 
          two months overcharge is due him.

          The owner  answers  asserting,  in  substance,  that  the  tenant
          vacated the subject apartment  on  January  31,  1986  leaving  a
          balance of the December, 1985 rent and the rents for  the  months
          of January and February, 1986 outstanding.

          The tenant submits a reply to the  owner's  answer  in  which  he
          asserts, in pertinent part, that during those  months  for  which
          his paying rent is in question he was a party to a  rent  strike.
          The tenant asserts that the rents for that period were put in an
          escrow account and were subsequently  given  to  the  owner.   He
          further asserts that his rent security was used as a set off  for
          the February, 1986 rent.  Thus, the tenant asserts  that  all  of
          the rent owed to the owner was received by him.

          After careful consideration the Commissioner is  of  the  opinion
          that  this   petition   should   be   granted,   and   that   the
          Administrator's order should be modified.

          The record reveals that the Rent Administrator was on notice that 
          the tenant remained in occupancy of the subject  apartment  until
          January 31, 1986.  On May  14,  1986,  the  rent  agency  sent  a
          letter to the tenant requesting, among other things, an update of 
          the tenant's lease terms and rents paid.  This letter, which  was
          returned completed to the agency on May  27,  1987  indicated  in
          pertinent part that the tenant had vacated the subject  apartment
          on January 31, 1986.  Further, it  is  clear  from  the  tenant's
          petition and the owner's answer to that petition  that  the  fact
          that the tenant vacated the subject apartment on January 31, 1986 
          is not in dispute.  Accordingly,  the  Commissioner  finds  that,
          based on the pertinent calculations, the tenant  was  overcharged
          for the period January 1, 1983 through January 31,  1986  in  the
          amount of $2,492.14,  including  interest  on  those  overcharges
          collected on or after April 1, 1984 as well as excess security of 

          This order, which because of lack of  evidence  to  the  contrary
          does not deviate from the usual presumption that the  rent  which
          the lease contractually obligated the tenant to pay was  actually
          paid, is issued without prejudice to any rights which  the  owner
          may have against the tenant in a court of competent  jurisdiction
          for the tenant's failure to fulfill  his  obligations  under  the

          Because of the  possibility  that  the  rents  charged  were  not
          reduced after the Administrator's order, the owner  is  cautioned
          to adjust the rent, in  leases  after  those  considered  by  the
          Administrator, to amounts no greater than that determined by  the

          CB 410032 RT
          Administrator's order plus any lawful increases, and to  register
          any adjusted rents with the Administrator's order being given  as
          the reason for the adjustment.

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

          ORDERED, that this petition be, and the same hereby  is,  granted
          and the  Administrator's  order  be,  and  the  same  hereby  is,
          modified in accordance with this order and  opinion.   The  total
          overcharge is $2,492. 14 as of  January  31,  1986.   The  lawful
          stabilization rent  is  $805.39  per  month  in  the  lease  from
          January 1, 1984 to December 31, 1986.


                                                  JOSEPH A. D'AGOSTA
                                                  Acting Deputy Commissioner

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