Docket No. CB 810274-RO
                                 STATE OF NEW YORK 
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO. CB 810274-RO  

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO. AL 8-2-0022-AN 
          Renee Stewart 


              On February 9, 1988, the above-named owner filed a petition for 
          administrative review of an order issued on January 11, 1988 by a 
          District Rent Administrator concerning the housing accommodation 
          known as Apartment C-22, 7 Field End Lane, Eastchester, New York.

              The Commissioner has reviewed all of the avidence in the record 
          and has carefully considered that portion of the record relevant to 
          the issues raised by the administrative appeal.

              This proceeding was commenced by the owner filing an "Owner's 
          Sixty-Day Notice of Maximum Rent Adjustment and Certification of 
          Unavoidable Increased Costs of Operation With No Increase In 
          Maximum Rent For Past Two Year Period," dated December 8, 1987.  
          The owner requested that the maximum rent be increased from $352.44 
          per month to $378.87 for the first year, and from $378.87 per month 
          to $407.29 per month for the second year.

              To the application the owner attaches a newsletter from the 
          subject building's Co-op Board, from December 1987-January 1988, 
          which stated that "the Board has voted to increase monthly 
          maintenance fees by five percent effective January 1."  The 
          newsletter noted that the maintenance charges of the subject owner 
          would be increased to $349.16 per month.

              The tenant's response to the owner's application noted that she 
          resided at the subject apartment since Feburary 1971, and that her 
          apartment is subject to rent control.  The tenant also alleged that 
          the subject owner was paying $332.34 per month in maintenance fees 
          for four years prior to the building's Board of Directors 
          increasing it to $349.16 per month, and that the rent increase 
          requested by the subject owner is an "exhorbitant" (sic) amount in 

          Docket No. CB 810274-RO

          comparison to the monthly maintenance fees paid by the subject 

              In the order under review herein, the Administrator increased 
          the maximum rent from $352.44 per month to $370.06 per month, 
          effective march 1, 1988 through "February 29, 1990" (sic), which 
          was a 5% increase in the monthly maximum rent.

              In this petition, the owner asserts that the monthly maximum 
          rent should be increased from 5% to 7 1/2%, and that the increase 
          granted in this proceeding is not "in keeping with the rental 
          market or my investment."

              After careful consideration, the Commissioner is of the opinion 
          that the owner's petition should be denied.

              As the owner's monthly maintenance fee was only increased by 
          5%, and that the owner did not submit any proof that her operating 
          costs had increased by 7 1/2%, the Commissioner finds that the 
          Administrator's order should not be disturbed.

              As the issue in this proceeding is the increase in the maximum 
          rent due to an increase in the owner's operating expenses, the 
          Commissioner finds that the owner's allegation that the increase in 
          the maximum rent that was granted by the Administrator "is not in 
          keeping with the rental market or my investment," is not a relevant 
          issue in this proceeding.

              Accordingly, the owner's petition should be denied.

              THEREFORE, in accordance with the Emergency Tenant Protection 
          Act of 1974, and the State Tenant Protection Regulations, it is

              ORDERED, that this petition be, and the same hereby is, denied, 
          and that the Rent Administrator's order be, and the same hereby is, 


                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner

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