DH610204RO

                                  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.DH610204RO
                                              :  DRO DOCKET NO.ZTA10657
               MARVIN YASGUR                     TENANT:ROBINSON IRIZARRY

                                PETITIONER    : 
          ------------------------------------X                             
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On August 14, 1989, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on July 
          24, 1989, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, New York, concerning the housing accommodations 
          known as 2260 Olinville Avenue, Bronx, New York, Apartment No. A-1
          wherein the Rent Administrator determined the fair market rent 
          pursuant to the special fair market rent guideline promulgated by 
          the New York City Rent Guidelines Board for use in calculating fair 
          market rent appeals.

               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 25 of the Rent Stabilization Code. 

               The issue herein is whether the Rent 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 issue raised by the administrative appeal.  

               This proceeding was originally commenced prior to March 31, 
          1984 by the filing of a fair market rent adjustment application 
          (hereafter FMRA) by the tenant who took occupancy of the subject 
          apartment on January 15, 1977 at a rental of $310.00 per month.  In 
          his FMRA, the tenant stated that the subject apartment had been used 
          as an office by the owner.

               In response to the tenant's FMRA, the owner stated in substance 
          that the subject apartment had been decontrolled prior to June 30, 
          1974 and that the tenant herein was ineligible to file a FMRA.  









          DH610204RO



          Subsequently, the owner submitted a copy of a Landlord's Report of 
          Statutory Decontrol date stamped as filed in 1973 under docket 
          2DR69859 with the Housing and Development Administration Department 
          of Rent and Housing Maintenance, the agency formerly charged with 
          enforcing the Rent Control Law and Regulations, in 1973.  Such 
          Report indicated that the subject apartment had been vacancy 
          decontrolled in July 1971 and had then been occupied by the owner's 
          managing agent Jacob L. Baker.  The owner further submitted a lease 
          for the subject apartment commencing February 1, 1976, indicating 
          Jacob L. Baker as the tenant of the subject apartment.


               In Order Number ZTA10657, the Rent Administrator adjusted the 
          initial legal regulated rent by establishing a fair market rent of 
          $234.76 effective February 1, 1976  incorrectly stating that Jacob 
          L. Baker first moved to the subject apartment on February 1, 1976.

               In this petition, the owner alleges in substance that the 
          tenant herein was not entitled to file a FMRA and that Mr. Baker had 
          first moved to the subject apartment in 1971 as evidenced by the 
          Landlord's Report of Statutory Decontrol.

               The Commissioner is of the opinion that this petition should be 
          granted.

               Section 25 of the Rent Stabilization Code provides in pertinent 
          part that a FMRA may be filed by the tenant of :

          1) a dwelling unit which was subject to the Rent Stabilization Law 
          prior to July 1, 1971 and was vacated between January 1, 1974 and 
          June 30, 1974, both dates inclusive

          2) a dwelling unit which was subject to the City Rent Law prior to 
          July 1, 1971, and was vacated between January 1, 1974 and June 30, 
          1974, both dates inclusive; or

          3) a dwelling unit which was subject to the City Rent Law on June 
          30, 1974 and was vacated thereafter.

               In the instant case, the evidence of record discloses that the 
          subject apartment was subject to the City Rent Law prior to July 1, 
          1971, but was vacated in July 1971 and then occupied by Jacob L. 
          Baker from July 23, 1971 to at least February 1, 1976.  Accordingly, 
          the tenant herein does not fit any of the three categories wherein 
          a FMRA may be filed pursuant to Section 25 as denoted above and the 
          Rent Administrator should have dismissed the tenant's FMRA.  
          Therefore, the Rent Administrator's order is being revoked herein.

               If the owner has already complied with the Rent Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenant shall be permitted to pay off the 
          arrears in twelve equal monthly installments.  Should the tenant 






          DH610204RO

          vacate after the issuance of this order or have already vacated, 
          said arrears shall be payable immediately.

               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, granted, and, that the order of the Rent 
          Administrator be, and the same hereby is, revoked. 

          ISSUED



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                     
































                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA







          DH610204RO

                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.DH610204RO
                                              :  DRO DOCKET NO.ZTA10657
               MARVIN YASGUR                     TENANT:ROBINSON IRIZARRY

                                PETITIONER    : 
          ------------------------------------X                             
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On August 14, 1989, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on July 
          24, 1989, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, New York, concerning the housing accommodations 
          known as 2260 Olinville Avenue, Bronx, New York, Apartment No. A-1
          wherein the Rent Administrator determined the fair market rent 
          pursuant to the special fair market rent guideline promulgated by 
          the New York City Rent Guidelines Board for use in calculating fair 
          market rent appeals.

               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 25 of the Rent Stabilization Code. 

               The issue herein is whether the Rent 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 issue raised by the administrative appeal.  

               This proceeding was originally commenced prior to March 31, 
          1984 by the filing of a fair market rent adjustment application 
          (hereafter FMRA) by the tenant who took occupancy of the subject 
          apartment on January 15, 1977 at a rental of $310.00 per month.  In 
          his FMRA, the tenant stated that the subject apartment had been used 
          as an office by the owner.





               In response to the tenant's FMRA, the owner stated in substance 
          that the subject apartment had been decontrolled prior to June 30, 
          1974 and that the tenant herein was ineligible to file a FMRA.  



          DH610204RO

          Subsequently, the owner submitted a copy of a Landlord's Report of 
          Statutory Decontrol date stamped as filed in 1973 under docket 
          2DR69859 with the Housing and Development Administration Department 
          of Rent and Housing Maintenance, the agency formerly charged with 
          enforcing the Rent Control Law and Regulations.  Such Report 
          indicated that the subject apartment had been vacancy decontrolled 
          in July 1971 and had then been occupied by the owner's managing 
          agent Jacob L. Baker.  The owner further submitted a lease for the 
          subject apartment commencing February 1, 1976, indicating Jacob L. 
          Baker as the tenant of the subject apartment.


               In Order Number ZTA10657, the Rent Administrator adjusted the 
          initial legal regulated rent by establishing a fair market rent of 
          $234.76 effective February 1, 1976  incorrectly stating that Jacob 
          L. Baker first moved to the subject apartment on February 1, 1976.

               In this petition, the owner alleges in substance that the 
          tenant herein was not entitled to file a FMRA and that Mr. Baker had 
          first moved to the subject apartment in 1971 as evidenced by the 
          Landlord's Report of Statutory Decontrol.

               The Commissioner is of the opinion that this petition should be 
          granted.

               Section 25 of the Rent Stabilization Code provides in pertinent 
          part that a FMRA may be filed by the tenant of :

          1) a dwelling unit which was subject to the Rent Stabilization Law
          prior to July 1, 1971 and was vacated between January 1, 1974 and 
          June 30, 1974, both dates inclusive

          2) a dwelling unit which was subject to the City Rent Law prior to 
          July 1, 1971, and was vacated between January 1, 1974 and June 30, 
          1974, both dates inclusive; or

          3) a dwelling unit which was subject to the City Rent Law on June 
          30, 1974 and was vacated thereafter.

               In the instant case, the evidence of record discloses that the 
          subject apartment was subject to the City Rent Law prior to July 1, 
          1971, but was vacated in July 1971 and then occupied by Jacob L. 
          Baker from July 23, 1971 to at least February 1, 1976.  Accordingly, 
          the tenant herein does not fit any of the three categories wherein 
          a FMRA may be filed pursuant to Section 25 as denoted above and the 
          Rent Administrator should have dismissed the tenant's FMRA.  
          Therefore, the Rent Administrator's order is being revoked herein.





               If the owner has already complied with the Rent Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenant shall be permitted to pay off the 
          arrears in twelve equal monthly installments.  Should the tenant 
          vacate after the issuance of this order or have already vacated, 
          said arrears shall be payable immediately.







          DH610204RO


               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, granted, and, that the order of the Rent 
          Administrator be, and the same hereby is, revoked. 

          ISSUED



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                     






























    

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