ED 210400 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          ----------------------------------X     S.J.R. 6100
          APPEAL OF                               DOCKET NO.:  ED 210400 RO

                                                  DRO DOCKET NO.: ZBJ 210198 R
                                                  TENANT: ROBERT KRESNER


          On April 27, 1990, the above-named petitioner filed a Petition for 
          Administrative Review against an order issued on April 13, 1990 by 
          the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York 
          concerning the housing accommodations known as 3401 Avenue J, 
          Apartment E-8, Brooklyn, New York wherein the Rent Administrator 
          determined that an overcharge had occurred and directed the owner 
          to refund an overcharge of $6,312.60 inclusive of excess security 
          and treble damages.

          On September 27, 1991, the Commissioner issued an Order and Opinion 
          affirming the Rent Administrator's determination.

          Subsequent thereto, the owner filed an Article 78 Petition 
          requesting that this order be revoked and on February 12, 1992, 
          Justice Golden of the Supreme Court, Kings County signed an order 
          remitting the proceeding to the Division of Housing and Community 
          Renewal (DHCR) for reconsideration.

          The tenant commenced this proceeding on October 8, 1987 by filing 
          a complaint of rent overcharge.

          Review of the evidence of record reveals that the owner responded 
          with an incomplete rental history.  On February 26, 1990, a Final 
          Notice was sent to the owner affording the owner 21 days in which 
          to submit the omitted material notably a lease for the period 
          August 1985 through September 1986, essential to an accurate 
          determination of the complaint.  The owner was informed that 
          failure to submit rental records for that time period would result 
          in a decision based only upon the information already available.

          The record considered in the Commissioner's original determination 
          did not contain a rental history for August 1985 through September 

          ED 210400 RO

          1986.  On that basis, the Commissioner affirmed the Administrator's 

          However, in the Article 78 proceeding, the owner submitted evidence 
          that it had submitted a two year lease for the period in question 
          and evidence of the registration of the subject accommodations to 
          the Division on March 23, 1990, before the issuance of the 
          Administrator's order.

          Accordingly, the Commissioner has reconsidered the entire record 
          including the submission of March 23, 1990 and finds that the 
          subject apartment was properly registered and that there was no 
          overcharge.  The tenant's rent should have been based upon the rent 
          of the previous tenant Nicole Cadet, who paid $507.34 before she 
          moved pursuant to a two year renewal lease which commenced on 
          August 1, 1985.  The correct calculation of the rent is as follows:

          Lease Term                    Rent Charged        Lawful Stab. Rent

          October 1, 1986
          September 30, 1988              $614.62               $614.62


          Guideline 18:  September 30, 1986 rent of $507.34 + 16.5% (9% + 
                         7.5% vacancy) for a two year vacancy lease + $23.77 
                         for the installation of new equipment.

          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 is permitted to pay off the 
          arrears in 24 equal monthly installments.  Should the tenant vacate 
          after the issuance of this order or have already vacated, said 
          arrears shall be payable immediately.

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

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


                                                  JOSEPH A. D'AGOSTA
                                                  Acting Deputy Commissioner

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