CK410018RO
                                  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. CK410018RO
                                              :    DRO DOCKET NO.CF410089R
            Mordland Associates                    
                                                   TENANT: Sande M.Pisik
                               PETITIONER     :
          ------------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On November 2, 1988, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          September 29, 1988, by the Rent Administrator, 92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known as 290 Avenue of the Americas, New York, New York, Apartment 
          No. 3A.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of Section 2529.6 of the Rent Stabilization Code.

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

          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 July 1, 1988.  The tenant stated she took 
          occupancy of the subject housing accommodations pursuant to a three 
          year lease commencing on September 1, 1981 and expiring on August 
          31, 1984 at a monthly rent of  $340.55  and  that  her  rent  was
          thereafter increased to $374.61 on September 1, 1984 and to $398.95 
          on September 1, 1986.

          In her complaint, the tenant contended, among other things, that a 
          lease for the period from September 1, 1984 to August 31, 1986 was 
          never sent to her by the owner and that she was being overcharged. 
          The tenant submitted, among other things, a copy of a lease for the 
          period from September 1, 1986 to August 31, 1988, signed only  by
          the tenant.   



          CK410018RO












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          In response to the tenant's complaint, the  owner  stated,  among
          other things, that the rent it was charging was the correct legal 
          amount, and that the tenant failed to  include  an  approved  MCI
          increase.  The owner submitted a copy of the  September  1,  1986
          lease signed by both parties.  

          In Order  Number  CF410089R  (Amended),  the  Rent  Administrator
          determined the lawful stabilization  rent  based  on  the  rental
          history provided by the tenant; established  the  April  1,  1984
          Initial Legal Registered Rent at $340.55 per month; deemed a  two
          year lease for the period from September 1, 1984  to  August  31,
          1986; determined that the tenant had been overcharged $311.38, and 
          directed the owner to roll back the rent to the  legal  regulated
          rent and make a full refund of the overcharge to the tenant.  

          In this petition, the owner contends in substance that errors were 
          made on the Administrator's  Rent  Calculation  Chart,  based  on
          incorrect lease periods.  In support of this contention, the owner 
          submitted a copy of a lease  commencing  September  1,  1981  and
          terminating August 31, 1983 at a monthly rent of $340.55,  and  a
          lease commencing September 1, 1983 and terminating August 31, 1986 
          at a monthly rent of $374.61, along with a printout of the tenant's 
          rental history from September 1984.

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

          Section 2529.6 of the Rent Stabilization Code states, in pertinent 
          part, that review on administrative appeal shall  be  limited  to
          facts or evidence before a Rent Administrator as  raised  in  the
          petition.
             
          Review of the record evidences that the  owner  was  afforded  an
          opportunity during the proceeding  before  the  Administrator  to
          produce documentation  of  the  rental  history  of  the  subject
          apartment and to rebut the tenant's assertions regarding the rental 
          history, but that no such evidence was produced nor did the owner 
          contradict the tenant's assertions pertaining to the lease periods. 
          Accordingly, in the absence of any  explanation  as  to  why  the
          documentation was not produced below, it may not be considered on 
          appeal.

          The owner is directed to reflect the findings and  determinations
          made in this order on all future registration statements, including 
          those for the current year if not already 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 










          CK410018RO



          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 increases.

          The Commissioner  herein  determines  that  the  owner  collected
          overcharges of $311.38.  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,  not  in  excess  of  twenty
          percent per month of the overcharge may be offset against any rent 
          thereafter due the owner.  The tenant may add to  the  overcharge
          interest at the rate payable on a judgment pursuant to Section 4004 
          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.  

          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.



          ISSUED:






           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
               






    

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