STATE OF NEW YORK
                          OFFICE OF RENT ADMINISTRATION
                                   GERTZ PLAZA
                             92-31 UNION HALL STREET
                             JAMAICA, NEW YORK 11433

      APPEAL OF                              DOCKET NO. CC210334-RO

                                          :  DISTRICT RENT OFFICE
           MCD Realty Co.,                   DOCKET NO. AJ210226R
                                             TENANT: Ianthe Giles             
                            PETITIONER    : 


      On March 1, 1988, the above-named petitioner-owner filed a Petition for 
      Administrative Review against an order issued on January 26, 1988, by a 
      Rent Administrator concerning the housing accommodations known as       
      645 Eastern Parkway, Brooklyn, New York, Apartment No. 4B, wherein the 
      Rent Administrator determined that the owner had overcharged the tenant.

      The Administrative Appeal is being determined pursuant to the provisions 
      of Section 2526.1 of the Rent Stabilization Code.

      The issue herein is whether the Rent Administrator's order was 

      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 commenced by the tenant's filing of a rent 
      overcharge complaint on October 1, 1986.  The tenant assumed occupancy 
      in June, 1986 pursuant to a one year lease at a rent of $360.00 per 

      In answer to the complaint, the owner submitted leases dating from 
      October, 1983.  According to the lease commencing on that date, and 
      terminating on October 14, 1985, the rent on April 1, 1984 was $277.16 
      per month.  The rent charged for the subsequent lease term, from October 
      15, 1985 to October 14, 1986, was $303.25 per month.  The subsequent 
      lease was the complainant's vacancy lease.

      In Order Number AJ210226R, issued on January 26, 1988, the Administrator 
      determined that the tenant had been overcharged a total of $900.70, 
      including excess security and interest on overcharges collected on and 
      after April 1, 1984.

      In this petition, the owner contends that the Rent Administrator used an 
      incorrect base rent.  The petition claims that the base rent on April 1, 


      1984 was $295.00 per month.

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

      The record in this case establishes that the owner had submitted into 
      the record below which a lease covered the period from October 15, 1983 
      though October 14, 1985, and that such lease documented an initial legal 
      registered rent of $277.16 on April 1, 1984.  This amount is confirmed 
      in DHCR registration records.  The owner's claim that the actual rent 
      was $295.00 per month is not independently supported by evidence, and is 
      in conflict with the documentation previously submitted by the owenr.  
      The petition is therefore denied.

      The owner is directed to reflect the findings and determinations made in 
      this order on all future registrations filed, citing this order as the 
      basis for the change.  Registration statements already on file, however, 
      should not be amended to reflect the findings and determinations made in 
      this order.  The owner is further directed to adjust subsequent rents to 
      an amount no greater than that determined by this order plus any lawful 

      The Commissioner has determined in this Order and Opinion that the owner 
      collected overcharges of $900.70.  This Order may, upon expiration of 
      the period for seeking review of this Order and Opinion pursuant to 
      Article Seventy-eight of the Civil Practice Law and Rules, be filed and 
      enforced as a judgment.   Where the tenant files this Order as a 
      judgment, the County Clerk may add to the overcharge, interest at the 
      rate payable on a judgment pursuant to Section 5004 of the Civil 
      Practice Law and Rules from the issuance date of the Rent 
      Administrator's Order to the issuance date of the Commissioner's Order.

      A copy of this opinion will be sent to the current tenant in occupancy.

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

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


                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner

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