EA 110348 RO

                                  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. EA 110348 RO

                                              :  DISTRICT RENT OFFICE
               SS and C Properties,              DOCKET NO. ZQ 3108393 T
                                                 
                                                 TENANT: Virgil Feliciano    
                             

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

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                         AND REMANDING PROCEEDING ON APPEAL


          On January 18, 1990, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on      
          August 10, 1989, by the Rent Administrator, Gertz Plaza, Queens,   
          New York, concerning the housing accommodations known as 83-09 35th 
          Avenue, Queens, New York, Apartment No. B31, wherein the Rent 
          Administrator determined the fair market rent pursuant to the 
          special fair market rent guidelines promulgated by the New York 
          City Rent Guidelines Board for use in calculating fair market rent 
          appeals.

          A review of the records discloses that the owner's agent as 
          registered with the agency (Michael J. Savino) was not served a 
          copy of the order.  Further, the owner submitted 3 affidavits to 
          the effect that no order was received at the owner's office in 
          August 1989 and that the owner was first made aware of the order 
          appealed herein in a summary proceeding filed in civil court on 
          December 29, 1989.

          Taking the aforementioned in to account, the Commissioner deems the 
          January 18, 1990 filing of the Petition for Administrative Review 
          by the owner as timely.

          During the pendency of this proceeding the tenants vacated the 
          subject apartment but forwarded their current address.

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 26-513 of the Rent Stabilization Law.
          The issue herein is whether the Rent Administrator's order was 
          warranted.












          EA 110348 RO


          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 in January 1985 by the 
          filing of a fair market rent adjustment application (hereafter 
          FMRA) by the tenant who took occupancy of the subject apartment on 
          April 1, 1984 at a rental of $420.31 per month.

          The owner was served with a copy of the tenant's application and 
          afforded an opportunity to submit June 30, 1974 or post June 30, 
          1974 comparability data for determining the fair market rent of the 
          subject apartment and to submit proof of any improvements made in 
          the subject apartment.

          The owner failed to interpose a response to either the FMRA notice 
          or summary notice.

          In Order Number ZQ 3108393 T, the Rent Administrator adjusted the 
          initial legal regulated rent by establishing a fair market rent of 
          $314.99 effective April 1, 1984.

          In this petition, the owner contends in substance that the 
          apartment was decontrolled November 30, 1971 and rented on December 
          1, 1971 so that the tenant had no statutory basis to file a FMRA.  
          In support of its contention, the owner submitted the following: 
          (1) a copy of the landlord's Report of Statutory Decontrol (R42) 
          under docket 2DR 17133 indicating November 30, 1971 as the 
          decontrol date.  (2) copies of an application for lease and lease 
          commencing December 1, 1971 through November 30, 1973.

          In answer to the owner's petition, the tenant stated in substance 
          that the petition was untimely and that the owner failed to submit 
          the above documentation during the processing of the complaint.

          The Commissioner is of the opinion that this petition should be 
          granted and that the proceeding should be remanded so that the 
          tenant's complaint can be processed as a complaint of rent 
          overcharge from the base date of April 1, 1980 rather than a fair 
          market rent appeal.

          An examination of DHCR records in this case discloses that the 
          owner is correct in its contention that the subject apartment was 
          decontrolled in November 1971 and is not eligible for a FMRA.  The 
          Maximum Base Rent Building Profile issued February 1974 for rents 
          effective January 1, 1972 failed to list the subject apartment 
          (B31) as rent controlled.  Furthermore, the Rent Stabilization 
          rider annexed to the vacancy lease submitted by the tenant with his 
          application indicated that the prior tenant was rent stabilized at 
          a rent of $356.92.  The registration card indicates a decontrol 
          prior to January 1, 1974 and the Report of Statutory Decontrol 






          EA 110348 RO

          indicates that the subject apartment was vacancy decontrolled in 
          November 1971.  Since the aforementioned evidence are part of DHCR 
          records available to the Rent Administrator, they should have been 
          considered during the course of the proceeding before the Rent 
          Administrator.

          Further, evidence in the Agency file discloses that on May 1, 1986 
          the tenant had also filed a complaint of rent overcharge under 
          Docket AE 110127 R.  On August 15, 1991, that docket was closed 
          without action because the rent had been established and subsequent 
          rents calculated under the order appealed herein which was then 
          pending Administrative Review under the instant docket.

          Accordingly, this proceeding is being remanded to treat the 
          tenant's complaint as a rent overcharge complaint.  All parties are 
          to be notified and given a chance to submit evidence in such 
          remanded proceeding including evidence as to whether the 
          complainant was served with the required initial apartment 
          registration and whether a timely overcharge complaint to rent 
          registration had been filed.  Evidence previously submitted in 
          docket AE 110127 R should be considered and the Rent Administrator 
          may reopen such docket for consideration on the merits.

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

          ORDERED, that this petition be, and the same hereby is, granted, to 
          the extent of remanding this proceeding to the District Rent 
          Administrator for further processing in accordance with this order 
          and opinion.  The Administrator's order is hereby revoked.  Any 
          arrears owed by the tenant as a result of this order shall be paid 
          by the tenant to the owner in equal monthly installments over the 
          course of the next twelve months.


          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                     

















          EA 110348 RO


























    

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