DOCKET NO.:  CB410058RT
                             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   :   
     APPEAL OF                                ADMINISTRATIVE REVIEW
                                           :  DOCKET NO. CB410058RT
                ADA PILOTO,                   DISTRICT RENT ADMINISTRATOR'S 
                                           :  DOCKET NO. BH420024RP
                            PETITIONER        
     --------------------------------------X            


      ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN PART

     On February 5, 1988, the above-named tenant filed a petition for 
     administrative review of an order issued on January 28, 1988 by a Rent 
     Administrator concerning the housing accommodation known as Apartment 31, 
     227-229 West 109th Street, New York, New York.

     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 administrative review.

     This proceeding was commenced by the subject tenant filing with the rent 
     agency a "Request for Maximum Base/Collectible Rent Determination," dated 
     June 27, 1984.

     The Administrator issued an order on June 26, 1985, under Docket No. 
     LC000699RU, which listed the subject tenant's maximum base rent (MBR) for 
     the 1984-1985 period as $293.23 per month, and the maximum rent for the 
     1984-1985 period as $272.48 per month, both effective on May 1, 1984.

     On July 17, 1985, the subject tenant filed a petition for administrative 
     review of the above-mentioned order alleging that the Administrator 
     incorrectly calculated the subject tenant's rent.

     The Commissioner issued an order on July 28 1987, under Docket No. 
     ART03660L, which pointed out that the Administrator in calculating the 
     subject tenant's MBR and maximum rent for the 1984-1985 period increased 
     the tenant's 1973 MBR and maximum rent.  The Commissioner stated that, 
     "the rent update for the subject accommodation is in error because the 
     1973 maximum base rent increase should not have been included as an order 
     was issued on August 19, 1975, under Docket No. 2C29645, specifically 
     finding that the landlord is not entitled to a 1973 increase."  The 
     Commissioner remanded the proceeding to the Administrator for the purpose 
     of recalculating the tenant's rent.

     In the order under review herein, the Administrator noted that the 
     landlord was not eligible for an MBR increase for 1973.  The 
     Administrator's order also listed the subject tenant's maximum rent as 
     follows:









          DOCKET NO.:  CB410058RT

                    Effective Date                Maximum Rent per month

                    January 1, 1972                       $129.15
                    January 1, 1973                       $129.15
                    January 1, 1974                       $138.84
                    January 1, 1975                       $149.26
                    February 4, 1976                      $146.06
                    September 1, 1977                     $153.06
                    January 1, 1978                       $164.54
                    January 1, 1979                       $176.89
                    January 1, 1980                       $190.16
                    January 1, 1981                       $204.43
                    January 1, 1982                       $219.77
                    January 1, 1983                       $236.26
                    May 1, 1984                           $253.98
                    January 1, 1984                       $273.03
                    October 16, 1986                      $261.53


     In her petition the subject tenant asserts that the Administrator 
     incorrectly calculated the tenant's maximum rent as the next effective 
     date, in the Administrator's order, of the increase in the tenant's 
     maximum rent after May 1, 1984 was January 1, 1984; that there was no 
     effective date listed for 1985, and that the "Landlord was denied rent 
     increases in 1973, 1976, 1977, 1986 and 1987."

     To her petition the subject tenant attaches, among other things, a copy of 
     an Administrator's order issued on January 13, 1986, under Docket No. 
     L002665B, in which the Administrator reduced the subject tenant's maximum 
     rent by $3.00 per month, effective on February 1, 1986, due to a 
     diminution in building-wide services, and a copy of an administrator's 
     order issued on October 16, 1986, under Docket No. LCS000489B, in which 
     the Administrator reduced the subject tenant's maximum rent by $11.50 per 
     month, effective on November 1, 1986.

     After careful consideration the Commissioner is of the opinion that the 
     tenant's petition should be granted in part.

     The record reflects that the next increase in the subject tenant's maximum 
     rent after May 1, 1984 had an effective date of January 1, 1985.  
     Accordingly, the Commissioner finds that the Administrator's order should 
     be modified to reflect the fact that the maximum rent of $273.03 per month 
     had an effective date of January 1, 1985, not January 1, 1984.

     The Commissioner finds that the subject tenant is correct in her assertion 
     that the landlord was denied MBR increases for the years, 1973, 1976, 
     1977, 1986 and 1987, and that the Commissioner points out that the 
     Administrator's order did not increase the subject tenant's maximum base 
     rent for those years.

     The Commissioner notes that on February 4, 1976 the Administrator issued 
     two separate orders, under Docket Nos. 2T475018 and 2T478166, in which the 
     Administrator reduced the subject tenant's maximum rent by $0.70 per month 
     and $2.50 per month, respectively, due to an administrator's finding of a 
     reduction in services.  Based on the above-mentioned orders, the 
     Commissioner finds that the Administrator properly reduced the subject 
     tenant's maximum rent by $3.20 per month, effective February 4, 1976.



          DOCKET NO.:  CB410058RT

     The record reflects that the Administrator issued an order on September 1, 
     1977, under Docket No. 2AC391256, increasing the subject tenant's maximum 
     rent by $7.00 per month, due to the modernization of the heating system by 
     the subject landlord.  The Commissioner finds that the $7.00 per month 
     increase in the subject tenant's maximum rent on September 1, 1977, as 
     reflected in the Administrator's order, was as a result of the 
     aforementioned Docket No. 2AC391256, and not as a result of an order 
     increasing the landlord's MBR.  

     As the aforementioned Docket No. L002665B reduced the subject tenant's 
     maximum rent by $3.00 per month effective on February 1, 1986, the 
     Commissioner finds that the Administrator's order should be modified to 
     reflect the fact that the subject tenant's maximum rent is to be reduced 
     by $3.00 per month effective on February 1, 1986.  Accordingly, the 
     Commissioner finds that the subject tenant's maximum rent effective on 
     February 1, 1986 is $270.03 per month.

     As reflected in the Administrator's order, the subject tenant's maximum 
     rent was reduced by $11.50 per month on October 16, 1986, based on the 
     aforementioned Docket No. LCS000489B.  The Commissioner finds that, as the 
     effective date of the rent reduction in Docket No. LCS000489B was November 
     1, 1986, the Administrator's order should be modified to reflect the fact 
     that the subject tenant's maximum rent effective on November 1, 1986 is 
     $258.53 per month ($270.03 - $11.50).

     The record also reflects that the Administrator issued an order on July 
     24, 1987 under Docket No. AB410075OR, which determined that the subject 
     landlord has restored services for which a rent reduction order was issued 
     on January 13, 1986 under Docket No. L002665B.  The order issued under 
     Docket No. AB410075OR restored the $3.00 per month to the subject tenant's 
     maximum rent effective on August 1, 1987.

     The Commissioner notes that the subject tenant's maximum rent that were 
     cited in the Administrator's order commencing from the effective date of 
     January 1, 1972 through the effective date of January 1, 1983 should not 
     be disturbed.  Subsequent to the effective date of January 1, 1983 the 
     Administrator's order under review herein should be modified as follows:


               Effective Date                Maximum Rent

              May 1, 1984                    $253.98 per month
              January 1, 1985                $273.03 per month
              February 1, 1986               $270.03 per month
              November 1, 1986               $258.53 per month
              August 1, 1987                 $261.53 per month


     The Commissioner finds that as a result of this order, the subject 
     landlord should refund to the subject tenant all rents collected in excess 
     of the maximum rent within thirty days from the date this order becomes 
     final.

     THEREFORE, in accordance with the City Rent and Rehabilitation Law and the 
     Rent and Eviction Regulations, it is 

     ORDERED, that this petition be, and the same hereby is, granted in part, 
     and that the Administrator's order be, and the same hereby is, modified in 







          DOCKET NO.:  CB410058RT

     accordance with order and opinion, and it is 

     FURTHER ORDERED, that the maximum rent of the subject apartment, effective 
     August 1, 1987, is $261.53 per month.

     Note:  The tenant may bring an action against the landlord in any court of 
     competent jurisdiction, pursuant to Section 2206.8(a)(2) of the Rent and 
     Eviction Regulations, within one year after the landlord fails to pay any 
     refund which is owed to the tenant.  The one-year time period is to be 
     calculated from when the order becomes final.  If there is no Article 78 
     petition of this order, then the time period is one year after this order 
     becomes final.

     ISSUED:


                                                                              
                                                     JOSEPH A. D'AGOSTA
                                                     Deputy Commissioner
    

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