ADM. REVIEW DOCKET NO. CK420043RO
                                  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. CK420043RO 

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO. BL420444R
                               RONI DETOLEDO, 
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On November 16, 1988, the above-named landlord filed a 
          petition for administrative review of an order issued on October 
          12,1988 by a Rent Administrator concerning the housing 
          accommodation known as Apartment 7B, 685 West End Avenue, New York, 
          New York.

               The Commissioner has reviewed all of the evidence in the 
          record relevant to the issues raised by the administrative appeal.

               On December 9, 1987, the subject tenant filed an overcharge 
          complaint with the rent agency.  In his complaint, the subject 
          tenant alleged, among other things, that the subject landlord has 
          failed to refund the "fuel oil passalong" for 1987.

               The subject tenant commenced occupancy in August, 1958.  

               In the order under review herein, the Administrator noted that 
          the subject apartment's maximum rent should be $699.25 per month 
          effective January 1, 1985; $751.69 per month effective January 
          1,1986, and $778.75 per month effective January 1, 1987.  In 
          addition, the Administrator noted the cumulative fuel cost 
          adjustments effective from January 1, 1980 through January 1, 1985.

               In the landlord's petition he asserts, among other things, 
          that the refund for the 1987 fuel cost adjustment was the sole 
          basis of the tenant's complaint; that the subject tenant was given 
          a refund for the aforementioned fuel cost adjustment; that the 
          Administrator's order should recognize the "owner's refund of the 
          1987 fuel cost adjustments to the tenant"; that the maximum rents 
          that are noted in the Administrator's order "contradict" with the 















          ADM. REVIEW DOCKET NO. CK420043RO

          maximum rents that are "indicated on the owner's Master Building 
          Rent Schedules for 1985, 1986 and 1987, and that the subject 
          apartment's maximum rent should be calculated based on a 1984 
          maximum rent of $715.35 per month. 

               After careful consideration, the Commissioner finds that the 
          landlord's petition should be denied.

               The record reflects that the subject apartment's maximum rent 
          effective January 1, 1972 was $293.81 per month.

               Based upon subsequent maximum base rent (M.B.R.) orders of 
          eligibility granted by the rent agency, the record reflects that 
          the subject apartment's maximum rent effective January 1,1981 
          should be $563.33 per month, and that the 1980-1981 M.B.R. should 
          be $579.37 per month.

               The record reflects that the rent agency issued an order on 
          July 19, 1984 under Docket No. CPTA20923 which increased the 
          subject apartment's maximum rent by $7.92 per month effective May 
          26, 1982.  Accordingly, the Commissioner finds that the subject 
          apartment's maximum rent effective May 26, 1982 should be $571.25 
          per month.

               The record reflects that the rent agency issued an order on 
          June 4, 1982 under Docket No. 5M6686 which granted the landlord 
          M.B.R. increases for the 1982-1983 period effective June 1, 1982.

               Based on the applicable M.B.R. factor promulgated by the rent 
          agency and rent adjustments, the record reflects that the 1982-1983 
          M.B.R. should be $651.02 per month.

               Pursuant to the directives of the above-mentioned order, the 
          Commissioner finds that the subject apartment's maximum rent 
          effective June 1, 1982 should be $614.09 per month ($571.25 X 
          7.5%).

               The Commissioner points out that by increasing the maximum 
          rent effective on June 1, 1982 by 7.5% results in an amount which 
          would improperly exceed the 1982-1983 M.B.R.  Accordingly, the 
          Commissioner finds that the subject apartment's maximum rent 
          effective January 1, 1983 should be $651.02 per month.

               The record reflects that the rent agency issued an order on 
          June 8, 1984 under Docket No. 6M6433 which granted the landlord 
          M.B.R. increases for the 1984-1985 period effective July 1,1984.




               Based on the applicable M.B.R. factor promulgated by the rent 
          agency and rent adjustments, the record reflects that the subject 






          ADM. REVIEW DOCKET NO. CK420043RO

          apartment's 1984-1985 M.B.R. should be $699.25 per month.

               The Commissioner points out that by increasing the maximum 
          rent effective January 1, 1983 by 7.5% results in an amount which 
          would improperly exceed the 1984-1985 M.B.R.  Accordingly, the 
          Commissioner finds that the subject apartment's maximum rent 
          effective July 1,1984 should be $699.25 per month.  In addition, 
          the Commissioner finds that the subject apartment's maximum rent 
          effective January 1, 1985 should remain at $699.25 per month.

               The record reflects that the rent agency issued an order on 
          September 22, 1986 under Docket No. 7MI08452M which granted the 
          landlord M.B.R. increases for the 1986-1987 period effective 
          January 1, 1986.

               Based on the M.B.R. factor promulgated by the rent agency and 
          rent adjustments, the record reflects that the subject apartment's 
          1986-1987 M.B.R. should be $778.75 per month.

               The Commissioner finds that the subject apartment's maximum 
          rent effective January 1, 1986 should be $751.69 per month ($699.25 
          X 7.5%).

               The Commissioner points out that by increasing the maximum 
          rent effective January 1, 1986 by 7.5% results in an amount which 
          would improperly exceed the 1986-1987 M.B.R.  Accordingly, the 
          Commissioner finds that the subject apartment's maximum rent 
          effective January 1,1987 should be $778.75 per month.

               Based on the above-mentioned, the Commissioner finds that the 
          Administrator properly noted the subject apartment's maximum rents 
          in the order under review herein.

               The Commissioner notes that the order under review herein does 
          not include rent adjustments and M.B.R. orders of eligibility 
          issued after January 1, 1987.

               As the subject tenant filed an overcharge complaint, the 
          Commissioner finds that the Administrator did not abuse its 
          discretion by noting the subject apartment's maximum rents in the 
          order under review herein.

               The Commissioner finds that it was not necessary for the 
          Administrator to have determined whether the landlord refunded the 
          amount owed to the tenant arising out of the 1987 fuel cost 
          adjustment.


               If, as the landlord asserts, the amount arising out of the 
          1987 fuel cost adjustment were refunded to the subject tenant, the 
          Commissioner finds that that amount would no longer be owed to the 
          subject tenant.












          ADM. REVIEW DOCKET NO. CK420043RO


               Accordingly, the Commissioner finds that the subject 
          landlord's petition should be denied.

               The Commissioner finds that the subject landlord should refund 
          to the subject tenant all rents collected in excess of the maximum 
          rent within thirty days from the date this order becomes final.

               THEREFORE, in accordance with the City Rent and Rehabilitation 
          Law and the Rent and Eviction Regulations, it is

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

          ISSUED:



                                                                       
                                             LULA M. ANDERSON
                                             Deputy Commissioner


          Note:  The tenant may bring an action against the landlord in any 
          court of competent jurisdiction, pursuant to Section 2206.8(a)(2) 
          of the Rent and Eviction Regulations, within one year after the 
          landlord fails to pay any refund which is owed to the tenant.  The 
          one year time period is to be calculated from when the order 
          becomes final.  If there is no Article 78 petition of this order, 
          then the time period is one year after this order becomes final.
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name