CC 210432 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  SJR No.: 6366
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO. CC-210432-RO

                                              :  DISTRICT RENT OFFICE
               Anastasios Vasilakos,             DOCKET NO. 41749
                                                      
                                                 TENANT:  Jennifer  Mokarry
                           
                                   PETITIONER : 
          ------------------------------------X 

                    ORDER AND OPINION REMANDING PROCEEDING TO THE
                             DISTRICT RENT ADMINISTRATOR


          On March 15,  1988,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          February 9, 1988, by the District Rent  Administrator  concerning
          the housing accommodations known as 2012 68th  Street,  Brooklyn,
          New  York,   Apartment   No.C9,   wherein   the   District   Rent
          Administrator  determined  the   fair   market   rent   guideline
          promulgated by the New York City Rent Guidelines Board for use in 
          calculating fair market rent appeals. 

          Subsequent thereto, the petitioner-landlord filed a  petition  in
          the Supreme Court pursuant to Article 78 of  the  Civil  Practice
          Law and  Rules,  in  the  nature  of  mandamus,  for  a  judgment
          directing  the  Division  to  render  a  determination   of   the
          petitioner's administrative appeal.

          By so ordered stipulation, it was  agreed  that  the  DHCR  would
          render a determination of the  owner's  petition  by  August  13,
          1992.

          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
          tenant's objection form by the tenant  including  a  fair  market
          rent appeal.

          The tenant took occupancy pursuant to a one year lease commencing 
          September 11, 1984 and expiring September 10, 1985 at  a  monthly
          rent of $390.00.  

          In  the  order  under  appeal  herein   ,   the   District   Rent
          Administrator  adjusted  the  initial  legal  regulated  rent  by
          establishing a fair market rent of  $251.16  effective  September
          11, 1984, the commencement date of the  initial  rent  stabilized
          lease.  The Administrator directed the  owner  to  refund  excess
          rent in the amount of $5,450.08 to the tenant.






          CC 210432 RO

          In this  petition,  the  owner  objects  to  the  Administrator's
          failure to use comparability in  determining  the  tenant's  fair
          market rent.   The owner submits  with  its  petition  copies  of
          apartment registration  forms  for  other  apartments  in  nearby
          buildings. 
           
          In answer to  the  petition,  the  tenant  asserts,  among  other
          things, that the Administrator's decision was fair.

          The Commissioner is of the opinion that this petition  should  be
          remanded to the Administrator.

          Pursuant to Sections 2522.3(e) and  (f)  the  Rent  Stabilization
          Code effective May 1, 1987, for fair market  rent  appeals  filed
          after April 1, 1984, comparability will be  determined  based  on
          the following:

               (e)  (1)  Legal regulated rents, for which the time to  file
                    a Fair Market Rent  Appeal  has  expired  and  no  Fair
                    Market Rent Appeal is then pending, or the Fair  Market
                    Rent  Appeal  has  been  finally  determined,   charged
                    pursuant to a  lease  commencing  within  a  four  year
                    period prior to, or a one year  period  subsequent  to,
                    the commencement date of  the  initial  lease  for  the
                    housing accommodation involved; and 

                    (2)  At the owner's option, market rents in effect  for
                    other comparable housing accommodations on the date  of
                    the  initial  lease  for  the   housing   accommodation
                    involved as submitted by the owner.

               (f)    Where   the   rents   of   the   comparable   housing
                    accommodations being  considered  are  legal  regulated
                    rents, for which the time to file a  Fair  Market  Rent
                    Appeal has expired, and such rents are charged pursuant 
                    to a lease  ending  more  than  1  year  prior  to  the
                    commencement date of the initial lease for the  subject
                    housing accommodation, such rents shall be  updated  by
                    guidelines  increases  for  one-year  renewal   leases,
                    commencing with the expiration of the initial lease for 
                    the comparable housing accommodation to a  date  within
                    12  months  prior  to  the  renting  of   the   housing
                    accommodation involved.

          The record in this case indicates that the owner was not afforded 
          an opportunity to  submit  comparability  data  pursuant  to  the
          requirements of the current Rent Stabilization Code.   Therefore,
          the Commissioner finds that the proceeding should be remanded  to
          the Administrator for further processing in order to  afford  the
          owner an opportunity to submit comparability data pursuant to the 
          requirements of the current Code.

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

          ORDERED, that this petition be, and the same hereby is,  remanded
          to  the  District  Administrator  for   further   processing   in
          accordance with this Order and Opinion.  The automatic stay of so 






          CC 210432 RO
          much of the District Rent Administrator's  order  as  directed  a
          refund is hereby continued until  a  new  order  is  issued  upon
          remand.  However, the Administrator's  determination  as  to  the
          rent is not stayed and shall remain in  effect,  except  for  any
          adjustments pursuant to lease renewals, until  the  Administrator
          issues a new Order upon remand.

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                     































    

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