CF 810239 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
          IN THE MATTER OF THE ADMINISTRATIVE  ADMINISTRATIVE REVIEW
          APPEAL OF                            DOCKET NO.: CF 810239 RO
                                                           
               Jonathan Woodner Company,       DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: YAL 8-1-0039/R
           
                                   PETITIONER               
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On June 30, 1988 the above-referenced owner filed a petition  for
          administrative review of an order issued on May 31, 1988  by  the
          District Rent  Administrator  in  White  Plains,  concerning  the
          housing accommodation known as 13 Cleveland Place,  Apartment  1,
          Yonkers,  New  York,  in  which  order  said  Administrator   had
          determined that the owner had overcharged the tenant.

          This proceeding was  originated  by  the  tenants'  complaint  of
          November 30, 1986, alleging that starting on  February  1,  1985,
          they were paying $45 per month for a garage, that their lease was 
          due to expire on  January  31,  1988,  and  that  the  owner  was
          nevertheless demanding a  $30  increase  in  the  garage  rental,
          effective December 1, 1986.

          The owner in answer denied any illegal increase in rent, stating: 
          "The tenant's garage is not  part  of  his  lease.   We  have  no
          written agreement . . . for  said  garage.   The  rent  for  this
          garage is $75.  The tenant is not forced to rent this garage."

          The Administrator then determined, in the  order  here  appealed,
          that "garage parking constitutes an additional service for  which
          rental increases may only  be  exacted  in  accordance  with  the
          offering of a . . . lease at prescribed percentage increases" and 
          that the averments of the complaint were accurate.   The  subject
          order therefore  restores  the  garage  rental  to  $45  monthly,
          adjudicating an overcharge based on  the  number  of  months  the
          tenants had paid $75 therefor.

          In attacking that order the petitioner  has  changed  its  stance
          from what it was before the Administrator, now stating that  "the 
          provision of parking privileges to the tenant with respect to the 
          garage parking which  is  the  subject  of  this  proceeding  was
          established by the written agreement with tenant, the  rent  bill
          not being relevant to this parking."

          After careful consideration of the record, the Commissioner is of 
          the opinion that the petition herein should be denied.

          Petitioner's argument appears to be that  because  apartment  and
          garage rentals are set forth in separate agreements, an  increase
          in the latter cannot constitute an increase in "rent" within  the






          CF 810239 RO
          meaning of the rent-stabilization  laws  and  regulations.   That
          proposition is manifestly untrue.  The owner has thus raised  the
          tenants' rent in the middle of a lease term;  that  impermissible
          increase must be rescinded and its proceedings refunded, which is 
          what the Administrator has ordered.

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

          ORDERED, that this petition be and the  same  hereby  is  denied,
          and that the order of the Rent Administrator  be,  and  the  same
          hereby is, affirmed.

          ISSUED:

           
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner




    

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