CK 410015 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.:  CK 410015-RO

                     
                     SIGFELD REALTY,              DRO DOCKET NO.: L-3115216-RT;
                                                  CDR 34114

                                                  TENANTS: JANINE & NILS NICHOLS
                                  PETITIONER
          ----------------------------------X                                   


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


          On November 11, 1988 the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          October 18, 1988 by the District Rent Administrator, 10  Columbus
          Circle, New York,  New  York  concerning  housing  accommodations
          known as Apartment 3J at 200 East 16th Street, New York, New York 
          wherein the District Rent Administrator determined that the owner 
          had overcharged the tenants.

          The Commissioner notes that this proceeding was  initiated  prior
          to April 1, 1984.  Sections 2526.1(a)(4)  and  2521.1(d)  of  the
          Rent Stabilization Code (effective May 1,  1987)  governing  rent
          overcharge  and  fair  market  rent  proceedings   provide   that
          determination of these matters be based  upon  the  law  or  code
          provisions in  effect  on  March  31,  1984.   Therefore,  unless
          otherwise  indicated,  reference  to   Sections   of   the   Rent
          Stabilization Code (Code) contained herein are  to  the  Code  in
          effect on April 30, 1987.

          The  issue  in  this  appeal  is  whether   the   District   Rent
          Administrator's order was warranted.

          The application sections of the Law are  Section  26-516  of  the
          Rent Stabilization Law and Section 2526.1(a) of the current  Rent
          Stabilization Code.


          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 in  March,
          1984 of a rent overcharge complaint by the tenants, in which they 
          stated that they had commenced occupancy on November 1, 1979 at a 
          rent of $525.00 per month for the  first  year  and  $555.00  per
          month for the second year.






          CK 410015 RO

          The owner was served  with  a  copy  of  the  complaint  and  was
          requested to submit rent records to prove the lawfulness  of  the
          rent being charged.  In answer to the  complaint,  the  owner  on
          November 12,  1986  submitted  leases  from  July  1,  1976,  and
          contended that the apartment was subject to rent control prior to 
          that time.

          On May 5, 1988 the owner was requested to submit Form R-42 Report 
          of Decontrol.  On May  16,  1988  the  Division  of  Housing  and
          Community Renewal (DHCR) received the form, which was dated  July
          20, 1976 and which stated that  the  rent-controlled  tenant  had
          vacated on May 31, 1976.

          In an order issued on October 18, 1988 the  Administrator  stated
          that the owner had failed  to  provide  a  full  rental  history.
          After calculating a default rent, the Administrator determined an 
          overcharge of $3,426.39 as of August 31, 1984.

          In this petition, the owner contends in  substance  that  it  did
          submit a full rental history, and that  all  rents  charged  have
          represented   lawful   increases   over   the   initial    lawful
          stabilization rent.

          The Commissioner is of the opinion that this petition  should  be
          granted.

          The owner is correct that it submitted a complete rental  history
          from the base date in the proceeding  before  the  Administrator.
          Taking the rental history submitted by the  owner  into  account,
          the Commissioner has recalculated the lawful stabilization  rents
          for the  subject  apartment  and  has  determined  that  no  rent
          overcharge occurred.  The  lawful  stabilization  rents  are  set
          forth on the amended rent calculation chart attached  hereto  and
          made a part hereof.

          The Commissioner notes that the tenants vacated in 1984, and that 
          the owner has registered the subject  apartment  as  exempt  from
          rent regulation as of January 4, 1989 because of  cooperative  or
          condominium conversion.

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

          ORDERED, that this petition be, and the same hereby  is,  granted
          and that the District Rent Administrator's order be, and the same 
          hereby is, revoked since  there  was  no  rent  overcharge.   The
          lawful  stabilization  rents  are  established  on  the  attached
          chart, which is fully made a part of this order.



          ISSUED:
                                                  ------------------------
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
           
             
                                          
    

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