Docket Number: DH 410406-RT
                                  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.: DH 410406-RT 
                                                
             HARVEY DANUT,                       DRO DOCKET NO.: AL 410222-R
            
                                PETITIONER     
          ----------------------------------X                           

            ORDER AND OPINION GRANTING TENANT'S PETITION FOR ADMINISTRATIVE 
                                    REVIEW IN PART 

          On August 25, 1989,  the  above-named  petitioner  filed  a  timely
          refiled petition for administrative review against an order  issued
          on May  23,  1989,  by  an  Administrator  concerning  the  housing
          accommodation known as 421  Hudson  Street,  New  York,  New  York,
          apartment 402, wherein the  Administrator  established  the  lawful
          stabilized rent of $1,622.11 as of November 1,  1988  and  directed
          the owner to refund  an  overcharge  of  $225.92  including  treble
          damages.

          The issue in this appeal is whether the 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 
          issues raised in the administrative appeal.

          This proceeding was originally commenced December 10, 1986, by  the
          filing of an overcharge complaint by the tenant.  The  tenant  took
          occupancy of the subject apartment pursuant to a two  year  vacancy
          lease commencing on November 1, 1984 and expiring  on  October  31,
          1986, at a monthly rental of $1,330.34.

          On February 20, 1986, the owner in reply to the tenant's  complaint
          supplied the Division with leases from September  1,  1980  through
          April 30, 1984 and November 1, 1984 through October 31, 1986.   The
          owner further maintained that the Administrator determined  in  CDR
          6045 that the owner  could  increase  the  monthly  rent  for  each
          apartment by $30.00 based on the commencement of doorman service.

          In order number AL-41022-R, the Administrator determined the  owner
          had collected an overcharge in the sum of $225.92 including  treble
          damages and established the lawful stabilized rent at $1,171.92  as
          of April 1, 1984.

          In this petition, the  tenant  contends  that  the  Administrator's
          order  must  be  modified.   The  petitioner  contends   that   the
          Administrator erred in establishing the rent at  $1,171.92  because
          it included the doorman fee of $30.00, which at  the  time  of  the
          Administrator's  determination   was   being   reconsidered.    The
          petitioner also objects to the  owner's  collection  of  a  vacancy






          Docket Number: DH 410406-RT

          increase during Rent Guideline Board Order Number 16.  Lastly,  the
          petitioner alleges that the owner did not serve him  or  the  prior
          tenant with an annual apartment registration form.

          After careful consideration of the record, the Commissioner  is  of
          the opinion that the petition should be granted in part.

          A review of the records reveals  that  CDR  6045  was  subsequently
          reopened  based  on  possible  errors  or  irregularities  in   its
          processing.  CDR 6045 was given docket number CC-410235-RP and  the
          Administrator's new  determination  revoked  the  prior  order  and
          directed the owner  to  recompute  all  guideline  increases  which
          included the doorman fee.  In addition, the owner  was  ordered  to
          refund overcharges and to establish an escrow account.

          Subsequent  to  this  determination  both  the  tenants  and  owner
          appealed the determination in CC-410235-RP.  In the appeal of 
          CC-410235-RP,  the  Commissioner  has  affirmed  the  directive  to
          establish an escrow account as specified by the  Administrator  and
          the owner was directed to pay within 30 days of the issuance of the 
          Commissioner's  Order  and  Opinion  any  refunds  due  tenants  in
          occupancy or condominium owners up to the date  of  purchase  those
          sums due them pursuant to this order plus  interest.   For  tenants
          who have vacated, the owner is directed to create an escrow account 
          as ordered by the Administrator within 90 days after  the  issuance
          of this Order and notify the Compliance Unit  of  the  Division  as
          well as the tenants the name of the bank and the account number  of
          said account.

          The owner shall refund  or  deposit  in  said  escrow  account  the
          retroactive refund due to tenants who voted against the addition of 
          doorman service or who joined in the prior petition as well as  the
          refunds due prospectively from the date of Administrator's order to 
          those tenants who did not either oppose or consent to the increase.

          The record indicates that the subject tenant joined the  appeal  of
          CC-410235-RP, therefore the $30.00 fee has been  revoked  from  the
          lawful stabilized rent effective April 1, 1984.   Accordingly,  the
          Commissioner has recomputed the lawful stabilized rent.

          Regarding the petitioner's objection of the owner's collection of a 
          vacancy increase during  Rent  Guideline  Board  16  effective  for
          leases commencing October 1, 1984 through  September  30,  1985,  a
          review of the guideline number 16  indicates  that  the  owner  was
          allowed to collect a seven  and  one-half  (7.5%)  percent  vacancy
          allowance if the owner did not collect  a  vacancy  increase  under
          Rent Guideline Order Number 15.  Evidence within the file indicates 







          Docket Number: DH 410406-RT

          that the owner did not  collect  a  vacancy  increase  during  Rent
          Guideline Order Number 15.  Accordingly, the owner was entitled  to
          the 7.5% vacancy allowance. 

          As to the petitioner's contention that it did not receive an annual 
          apartment registration form during its initial occupancy,  evidence
          within the file indicates that the owner served  the  prior  tenant
          with an annual apartment registration form.  The owner provided the 
          Division with a Certificate of Mailing dated  September  24,  1984.
          Therefore, the owner  complied  with  the  Division's  registration
          requirements of serving the tenant in occupancy with the  apartment
          registration form.

          THEREFORE, in accordance with the Rent Stabilization Law and  Code,
          it is

          ORDERED, that this Petition be, and the same is hereby  granted  in
          part; and that the District Rent Administrator's order be, and  the
          same hereby is modified.

          The lawful stabilization rents  are  established  on  the  attached
          chart which is fully made a part of this order.

          ISSUED:



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


    

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