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

          APPEAL OF                              DOCKET NO. CK610161RO
                                              :  DRO DOCKET NO.B3101359RT

                                PETITIONER    : 

               On November 11, 1988 the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on 
          October 6, 1988, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          5601 Riverdale Avenue, Bronx, New York, Apartment No. 6C, wherein 
          the Rent Administrator determined that the owner had overcharged the 
               The Commissioner notes that this proceeding was filed 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 Administrative Appeal is being determined pursuant to the 
          provisions of Section 42A of the former 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 originally commenced by the filing in 
          December, 1983 of a rent overcharge complaint by the tenant.  The 
          tenant stated in substance that she first moved to the subject 
          apartment on July 1, 1974 pursuant to a three year lease at a rental 
          of $265.00 per month and that she was requesting a full rental 
          history from the base date.

               A copy of the tenant's complaint was served on the owner but no 
          response to the tenant's complaint was received from the owner.

               In Order Number CDR 34,091, the Rent Administrator determined 
          that due to the owner's failure to submit a complete rental history, 


          the owner had collected a rent overcharge of $4690.13          
          including interest on that portion of the overcharge occurring on 
          and after April 1, 1984.

               In this petition, the owner contends in substance that the 
          original lease for the subject apartment was in the name of Daniel 
          Hartnett and no other person was named on the lease but that in 1976 
          a renewal lease was issued in the name of the complaining tenant 

               In response to the owner's petition, the tenant stated in 
          substance that she moved to the subject apartment with Daniel 
          Hartnett as witnessed by the fact that the July 1, 1974 lease stated 
          the tenants consisted of three persons and that all rent checks 
          during the period of the initial lease were in her name.  Further 
          the owner would not have offered her a renewal lease in her own name 
          had she not been a tenant of the subject apartment.

               The Commissioner is of the opinion that this petition should be 

               In the instant case, the tenant herein who paid the rent in her 
          own name during the initial lease period and who signed the renewal 
          leases must be considered a tenant entitled to file a rent 
          overcharge complaint.  Accordingly, the owner's petition must be 
          denied.  Rent records indicate that the tenant herein has now moved 
          from the subject apartment and that the subject apartment is now 
          exempt from rent regulation.

               The Commissioner has affirmed in this Order and Opinion that 
          the owner collected overcharges of $4,690.13.  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.


               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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