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

     APPEAL OF                              DOCKET NO.: DB 810021-RO
                                            DRO DOCKET NO.: 35072
                           PETITIONER    :   OTHER PARTY: AUGUSTA HOLMES

                               UPON RECONSIDERATION

     On February 1, 1989, the  above-named  petitioner  filed  a  Petition  for
     Administrative Review against an order issued on December 29, 1988, by the 
     Rent Administrator of the 10 Columbus  Circle,  New  York,  District  Rent
     Office, concerning the housing accommodations known  as  11  Park  Avenue,
     Mount Vernon, New York, Apartment 1D.

     The Administrative Appeal is being determined pursuant to  the  provisions
     of Section 2506.1 of the Tenant Protection Regulations.

     The issue herein is whether the Rent Administrator  correctly  established
     the legal regulated rent of the subject apartment.

     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.  

     On August 18, 1984, the tenant  filed  a  timely  objection  to  the  1984
     apartment  registration,  stating  that  the  apartment  was   rented   in
     September, 1970, and alleging, inter alia, a rent overcharge.

     On July 7, 1988, a copy  of  the  objection  was  sent  to  the  landlord,
     requesting the submission of leases and rental information from  April  1,
     1980, the Base Rent date for the subject apartment.

     On August 26, 1988, the Administrator issued a "Final  Notice  of  Pending
     Default", again requesting the rental history.

     On September 1, 1988, the landlord submitted its rent records, and leases, 
     through the renewal lease ending on September 30, 1988.

     On December 29, 1988, the Rent Administrator issued an order  establishing
     the legal regulated rent at $417.81 per month, for the  period  commencing
     October 1, 1987 and terminating on September  30,  1989,  and  finding  an
     overcharge in the amount  of  $15,258.34,  including  treble  damages  and
     excess security.  Said order also stated that the landlord had  failed  to
     submit the information requested.


          DOCKET NUMBER: DB 810021-RO
     In its petition,  the  landlord  contended,  in  substance,  that  it  had
     provided a rental history indicating the rent of the subject apartment was 
     properly and lawfully increased; that this information was also  submitted
     in response to a duplicate complaint filed  under Docket Number 
     WMV-86-S-10-R; and resubmitted the documentation in question.

     On November 27, 1989, the Commissioner issued an order and opinion denying 
     the petition on the grounds that the owner had failed to submit a complete 
     rental history from the base date: April 1, 1980.

     On December 12, 1989 the Commissioner received a  letter  from  the  owner
     wherein reconsideration  of  the  Commissioner's  order  and  opinion  was
     requested:  Said letter stated that the petitioner had in fact submitted a 
     complete rental history substantiated by the owner's  rent  history  index

     In an  order  issued  on  December  15,  1989,  the  Commissioner  granted
     reconsideration and reopened the order and opinion of  November  27,  1989
     due to an irregularity in a vital  matter.   The  Commissioner  determined
     that in fact the owner had submitted a complete rental history.

     Although afforded an opportunity to do so, the tenant did not  respond  to
     the order of December 15, 1989.

     The Commissioner is of the opinion that the  Petition  should  be  granted
     upon reconsideration.

     The Commissioner finds that the index card records the owner keeps on  the
     subject  apartment  and  which  were  submitted  below  are  a  reasonable
     substitute  for   the   actual   leases.    They   appear   to   be   kept
     contemporaneously with the rents they describe and they do not  appear  to
     be documents that were created for  in  the  purposes  of  the  proceeding
     below.  The Commissioner notes that the  tenant  has  not  challenged  the
     authenticity of these records.  The  Commissioner  also  finds  that  said
     records provided substantiation of the rental  history  submitted  by  the
     owner back to April 1, 1980, the base date herein.

     The Commissioner further finds, as indicated on the chart  annexed  hereto
     and made a part hereof, that no overcharges were collected from the tenant 
     through December 31, 1988.

     If the owner has already complied with the Administrator's order and there 
     are arrears due to the owner as a result of the instant determination, the 
     tenant  may  pay  off  the  arrears  in  twenty-four  (24)  equal  monthly
     installments.  Should the tenant vacate after the issuance of this  order,
     said arrears shall be payable immediately.

     THEREFORE, in accordance with  the  provisions  of  the  Emergency  Tenant
     Protection Act of 1974, it is


          DOCKET NUMBER: DB 810021-RO
     ORDERED, that, upon  reconsideration,  this  petition  for  administrative
     review be, and the same hereby is, granted and, that the order of the Rent 
     Administrator be, and the same hereby is, revoked.


                                             ELLIOT SANDER
                                          Deputy Commissioner


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