CG 110172-RT
                                  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

          APPEAL OF                              DOCKET NO. CG 110172-RT
                                                 (refiling of CE 110164-RT)

                                              :  DISTRICT RENT OFFICE
               Naomi Blecker                     DOCKET NOS. 47056
               Helen Rabinowitz,                 
                                                 OWNER: Pershing Crescent
                                                        Co., c/o
                                  PETITIONERS :  Schlesinger Mgmt. Corp.


          On July 19, 1988  the  above-named  petitioner-tenants  perfected
          the filing of a Petition for  Administrative  Review  against  an
          order issued  on  April  12,  1988  by  the  Rent  Administrator,
          10 Columbus Circle, New York, New  York  concerning  the  housing
          accommodations known as 141-30 Pershing Crescent, Briarwood,
          New  York,  Apartment  No.   1A   wherein   the   District   Rent
          Administrator determined  that  the  owner  had  overcharged  the

          Docket No. 47056  was  originally  commenced  by  the  filing  in
          September,  1984  of  a  Tenant's  Objection   to   Rent/Services
          Registration by the tenants, in which they stated that  they  had
          commenced occupancy on August 1, 1975 at a rent  of  $240.00  per

          In an order issued on April 12, 1988 the Administrator determined 
          the services objection, and found a rent overcharge of $395.57 as 
          of April 30, 1988 by taking the tenants' April 1,  1980  rent  of
          $277.33 as the base date rent.

          In this petition, the tenants  contends  in  substance  that  the
          order is inconsistent with an order in  Docket  No.  Q-3118703-R,
          Order No. CDR 24421, and is clearly wrong.

          The owner did not submit an  answer  to  the  tenants'  petition,
          although given an opportunity to do so.
          The Commissioner is of the opinion that this petition  should  be

          On October 20, 1986 the Administrator issued an order  in  Docket
          No.  Q-3118703-R  determining  a  lawful  stabilization  rent  of
          $237.74 per month in the lease from August 1, 1978  to  July  31,
          1980, and finding an overcharge of $8,917.81 as of July 31, 1986. 
          [The owner's Administrative Appeal (Docket No. BD 110109-RO)  was
          denied on January 13, 1989,  and  its  Article  78  petition  was
          denied by Justice LeVine on August 21, 1989.]   Rather  than  use

          CG 110172-RT
          the April 1, 1980 rent of $237.74 established 18  months  earlier
          in  Docket  No.  Q-3118703-R,  the  order  in  Docket  No.  47056
          incorrectly based its calculation of lawful rents on the  $277.33
          lease rent, as if no prior determination as to  the  lawful  rent
          had ever  been  made.   In  addition,  the  order  in  No.  47056
          calculated lawful rents and overcharges from  April  1,  1980  to
          July  31,  1986,  a  period  for  which  they  had  already  been
          calculated in No. Q-3118703-R.  The order  in  Docket  No.  47056
          should therefore be modified to calculate the lawful rents on the 
          basis of the April 1, 1980 rent of $237.74 established in  Docket
          No. Q-3118703-R.  The rents through July 31, 1986 were set  forth
          in that earlier proceeding, and  need  not  be  duplicated  here,
          although the Commissioner notes that the owner was  obligated  to
          the tenant for $4,578.84  (not  including  excess  security)  for
          overcharges through July 31, 1986 as a result of that order.  The 
          lawful stabilization rent in the lease from  August  1,  1986  to
          July 31, 1988 is $325.87 per month ($305.98 found in  Docket  No.
          Q-3118703-R  +  6  1/2%  for  a  two-year  renewal  lease).   The
          overcharge from August 1, 1986 through April 30, 1988  (the  last
          month considered in  the  Administrator's  order  in  Docket  No.
          47056) is $3,657.15 ($383.92  minus  $325.87  equals  $58.05  per
          month,  times  21  months  equals  $1,219.05,  times   3   equals
          $3,657.15).  Treble damages are  imposed,  since  the  overcharge
          from August 1, 1986 to July 31, 1988 was a  continuation  of  the
          overcharge from August 1, 1975 to July 3, 1986, on  which  treble
          damages were imposed in Docket No. Q-3118703-R.  In addition that 
          order, issued less than three months after the beginning  of  the
          August 1, 1986 lease, directed the owner to roll back the rent to 
          the lawful  stabilized  amount.   (The  filing  of  Petition  for
          Administrative Review did not stay such rollback, although it did 
          stay  the   refund   of   past   overcharges).    The   apartment
          registrations do not indicate that there was any  rent  reduction
          until a small one occurred as a result  of  the  April  12,  1988
          order in Docket No. 47056.  This failure to follow a  DHCR  order
          is a further reason for imposing treble damages.  No refund of  a
          specific amount of excess  security  is  directed,  since  it  is
          unknown whether  the  owner  previously  refunded  $54.51  excess
          security in  Docket  No.  Q-3118703-R.   However,  the  owner  is
          directed to refund any security  being  held  in  excess  of  one
          month's current lawful rent.
          The owner is cautioned to adjust the rent, in leases after those 
          considered by  this  order,  to  amounts  no  greater  than  that
          determined by this  order  plus  any  lawful  increases,  and  to
          register any adjusted rents, with this order being given  as  the
          reason for the adjustment.  Because of the possibility  that  the
          tenants  herein  may  have  vacated  by  the   time   that   this
          determination is issued, a copy of this  determination  is  being
          mailed to the tenant-in-occupancy.

          This order may, upon the expiration of the period  in  which  the
          owner may institute a proceeding pursuant to Article  78  of  the
          Civil Practice Law and Rules, be filed and enforced in  the  same
          manner as a judgment or not  in  excess  of  twenty  percent  per
          month thereof may be offset against any rent thereafter  due  the

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

          CG 110172-RT
          ORDERED, that this petition be, and the same hereby  is,  granted
          and that the Administrator's order in Docket No.  47056  be,  and
          the same hereby is, modified in accordance with  this  order  and
          opinion. The lawful  stabilization rent is $325.87 per  month  in
          the lease from August 1,  1986  to  July  31,  1988.   The  total
          overcharge, not including excess security, or  the  refund  which
          the owner owes the tenants as a result of the order in Docket No. 
          Q-3118703-R, is $3,657.15 from August 1, 1986 to July 31, 1988.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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