DJ410017RO

                                  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. DJ410017RO
                                              :    DRO DOCKET NO. L3115245-R
               Baruch Mappa                        TENANT: Michael Nock

                               PETITIONER     :
          ------------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On October 2, 1989,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          August 29,1989, by the Rent Administrator, concerning the housing 
          accommodations know as 250 West 72nd Street, New York, New  York,
          Apartment No.3C wherein the Rent Administrator determined that the 
          owner had overcharged the tenant.

          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
          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 proceedings was originally commenced by the filing of a rent 
          overcharge complaint by the tenant on March 25, 1984.

          Although served a copy of the tenant's complaint, the owner failed 
          to submit the rental history of the subject apartment.

          In Order Number L3115245R, the Rent Administrator determined that 
          due to the owner's failure to submit a complete rental history, the 












          DJ410017RO

          owner had collected a rent overcharge of $3,950.00 including treble 
          damages on that portion of the overcharge occurring on and  after
          April 1, 1984.

          In this petition, the owner contends in substance that since  the
          tenant did not file a timely objection to the initial  registered
          rent of $400.00 per month, there was no overcharge.

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

          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 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 although afforded on opportunity 
          to  do  so  .   Accordingly,  the  Rent   Administrator's   order
          establishing  the lawful stabilization  rent utilizing the Section 
          42A default procedure and finding a rent overcharge was warranted. 
          Further the tenant filed the overcharge complaint  prior  to  the
          service of the initial registration in 1984 and therefore was not 
          required to file an objection to such registration  to  have  his
          overcharge                                              complaint
          adjuidicated.

          The owner is directed to reflect the findings and  determinations
          made in this order on all future registration statements, including 
          those for the current year if not already filed, citing this order 
          as the basis for the change.  Registration statements already  on
          file, however, should not be amended to reflect the findings  and
          determinations made in this order.  The owner is further directed 
          to adjust subsequent rents to an  amount  no  greater  than  that
          determined by this order plus any lawful increases.  A copy of this 
          Order and Opinion is being sent to the current  occupant  of  the
          apartment.

          The Commissioner has determined in this Order and Opinion that the 
          owner collected overcharges of $3,950.00.  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.  Upon such filing 
          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.







          DJ410017RO


          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.

          ISSUED


                                                                           
                                                      JOSEPPH A. D'AGOSTA
                                                      Deputy Commissioner



                                          

















                   






    

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