CL 410112 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO.: CL 410112 RO

                    PETER EVANGELISTA,
                                                  DRO DOCKET NO.: L-3110079 RT
                                  PETITIONER      TENANT:  MARY E. ALLEN


          On December 30, 1988, the above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          December 16, 1988 by the Rent Administrator, 10 Columbus  Circle,
          New York, New York, concerning the  housing  accommodation  known
          as 183 Sullivan  Street,  Apartment  B-6,  New  York,  New  York,
          wherein the Rent Administrator  determined  that  the  owner  had
          overcharged the tenant.

          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 Administrative Appeal is being  determined  pursuant  to  the
          provisions of Section 42A of the former Rent Stabilization Code.

          This 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 issues raised by the administrative appeal.
          This proceeding was originally commenced by the filing  on  March
          22, 1984 of a rent overcharge complaint by the tenant.

          In response to  the  tenant's  complaint,  the  owner  stated  in
          substance  that  there  was  no  overcharge  and   submitted   an
          incomplete rent history containing no leases or rent ledgers from 
          the base rent date to December 1, 1980.

          In Order Number CDR 34,376, the Administrator determined that due 
          to the owner's failure to submit a complete rental  history,  the

          CL 410112 RO
          owner had collected a  rent  overcharge  of  $4,242.72  including
          interest on that portion of the overcharge occurring on and after 
          April 1, 1984.

          In this petition, the owner contends that  the  order  should  be
          reversed because it has complied with applicable Rent  Guidelines
          Board Orders in calculating the tenant's rent.

          In answer to the owner's petition, the tenant  contends  that  in
          view of the owner's refusal to provide a lease  history  and  the
          willfulness   of   the   overcharge,   not   only   should    the
          Administrator's order  be  sustained,  but  also  treble  damages
          should be imposed.

          The Commissioner is of the opinion that this petition  should  be

          Section 42A of the former Rent Stabilization Code  requires  that
          an owner retain complete records for each stabilized apartment in 
          effect from June 30,  1974  to  date  and  produce  them  to  the
          Division of Housing and Community Renewal (DHCR) upon demand.  If 
          the apartment was decontrolled from the Rent  Control  Law  after
          June 30, 1974, the owner must  provide  satisfactory  documentary
          evidence of the apartment's date of decontrol and submit a rental 
          history from that date.

          In the instant case, the owner has not provided a complete rental 
          history as mandated by Section 42A.  An examination of the record 
          reveals that the owner was  advised  that  failure  to  submit  a
          complete lease history  would  be  considered  a  default.   Yet,
          despite the  advise,  the  owner  failed  to  submit  any  rental
          records for the period March 1, 1980 (alleged by the owner to  be
          the date of decontrol) through November 30, 1980 (the day  before
          this tenant commenced occupancy).

          Accordingly, the  Rent  Administrator's  order  establishing  the
          lawful stabilization  rent  utilizing  the  Section  42A  default
          procedure and finding a rent overcharge was warranted.

          Because this determination concerns  lawful  rents  only  through
          November 30, 1987, the owner is cautioned  to  adjust  subsequent
          rents to an amount no greater than that determined  by  the  Rent
          Administrator's order plus any lawful increases, and to  register
          any adjusted rents with this order and opinion being given as the 
          explanation for the adjustment.

          With respect to the tenant's  request  for  treble  damages,  the
          Commissioner  notes  that  the  tenant  did  not  file  her   own
          administrative appeal.  Accordingly,  the  tenant's  request  may
          not be considered in this proceeding.

          This order may, upon the expiration of the period  in  which  the
          owner may institute a proceedi g  pursuant  to  Article  Seventy-
          Eight of the Civil Practice Law and Rules, be filed and  enforced
          by the tenant in the same manner as a judgment or not  in  excess
          of twenty percent thereof per month may  be  offset  against  any
          rent thereafter due the owner.

          CL 410112 RO
          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

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


                                                  JOSEPH A. D'AGOSTA
                                                  Acting Deputy Commissioner

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