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


          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NOS: EA810195RO
               Downing Management Corp            ED 810206RO
                                                  D.R.O. DOCKET NO:


          The above named petitioner-Landlord filed  timely  Petitions  for
          Administrative Review  against   orders  issued  on  May  8,  and
          December 29, 1989 by the Rent Administrator,  55  Church  Street,
          White Plains, NY concerning housing accommodations known  as  565
          Broadway, Hastings-on-Hudson, New York, Apartment 3I.

          Regarding the petition  filed  under  Administrative  Docket  No.
          ED810206RO, the Commissioner notes that the owner  has  submitted
          documentary proof to show that said petition was timely filed. 

          These petitions are being consolidated since they involve  common
          issues of law and fact.

          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 by the administrative appeals.

          This proceeding was commenced by the tenant filing an  overcharge
          complaint and a complaint of the owner's  failure  to  renew  the
          lease.  The tenant asserted that the rental amount  indicated  on
          the lease offered by the owner was incorrect and that  the  owner
          was not entitled to  rent  increases  because  it  did  not  file
          required schedules.

          The landlord  was  served  with  copies  of  the  complaints  and
          provided an  opportunity  to  submit  an  answer.   There  is  no
          indication in the record that the owner submitted a response to 
          Docket No. EA 810195 RO       - 2 -

          either complaint.

          In  Docket  No.  SCD8-1-0068/R  issued  May  8,  1989  the   Rent
          Administrator determined that the owner failed to timely file  an

          Operating and Maintenance  Expense  Schedule  for  the  1987-1988
          guideline period  and  was  therefore  not  eligible  to  collect
          guideline rent increases on leases commencing between October  1,
          1987 and September 30, 1988.  The Rent Administrator  established
          the Legal Regulated Rent at $550.50 per month for the period form 
          October 1, 1987 through September 30, 1989, determined  that  the
          owner had collected an overcharge in the amount  of  $591.65  and
          directed the owner to refund said  amount  to  the  tenant.   The
          Rent Administrator advised that subsequent lease renewals must be 
          predicated upon the Legal Regulated Rent as established.

          In Docket No. SDI-8-1-0014/RV, issued December 29, 1989, the Rent 
          Administrator determined that the landlord had failed to offer  a
          renewal lease to the tenant and directed the owner to  offer  the
          tenant a renewal lease pursuant  to  Section  45  of  the  Tenant
          Protection Regulations which provides, as the Rent  Administrator
          noted, that where the landlord fails to offer a  renewal  of  the
          lease as prescribed by the Regulations, the tenant shall have the 
          option of choosing 1) whether the one or two year  term  of  such
          lease whenever it is offered shall commence on the date a renewal 
          lease would have
          commenced had a timely offer been made or 2) on  the  first  rent
          payment date commencing 90 days after the date the landlord  does
          offer the lease  to  the  tenant  and  that  the  guideline  rate
          applicable in such cases shall be the rate in effect on the first 
          day subsequent to the expiration of the last lease or the rate in 
          effect when the lease is renewed, whichever is lower.

          The Rent Administrator further noted that  the  tenant's  renewal
          lease shall be based on  the  legal  regulated  rent  of  $555.50
          pursuant to the  Order  and  Determination  issued  under  Docket
          Number  SCD-8-1-0068/R,  indicated  above,   increased   by   the
          allowable guideline rate of 3% for a one year lease or 5%  for  a
          two year lease.

          In these petitions, the owner contends,  in  substance,  that  it
          timely filed the required deocuments and  therefore,  the  orders
          appealed herein should be revoked.

          In response, the tenant asserts, in substance, that the  landlord
          should be made to offer a renewal lease in  accordance  with  the
          Rent Administrator's orders.

          The Commissioner is of the opinion that these petitions should be 

          By resolution of the Westchester County  Rent  Guidelines  Board,
          any landlord who failed to file a  1987-88  Property  Maintenance
          Docket No. EA810195RO         - 3 -

          and Operations Cost Survey Scheduled on or before the  prescribed
          date following receipt of written notice to do so was  ineligible
          to collect guideline increases for the  period  October  1,  1987
          through September 30, 1988.  Notice was sent to landlords  to  in
          March, 1987 advising them to file the schedule within 45 days  of
          receipt or by April 30, 1987, whichever was later.

          In this case, the record indicates  that  the  landlord  did  not
          timely file a 1987-88 Property Maintenance  and  Operations  Cost
          Survey Schedule.  Although  the  cost  survey  submitted  by  the

          landlord was dated April 30, 1987, the record indicates  that  it
          was in fact postmarked 7-29-87 and was  therefore  clearly  late.
          Based thereon, the Rent Administrator  properly  determined  that
          the landlord was ineligible to  collect  guideline  increases  as
          specified above and  properly  established  the  legal  regulated

          Section 45 (9NYCRR 2503.5) of the Tenant  Protection  Regulations
          provides in pertinent part that  on  a  form  prescribed  by  the
          Division, signed and dated by the landlord, every landlord  shall
          notify the tenant in occupancy not more than  120  days  and  not
          less than 90 days prior to the end  of  the  tenant's  lease,  by
          certified mail, of such termination of the lease term  and  offer
          and offer to renew the lease at the legal regulated rent for such 
          renewal lease  and  otherwise  on  the  same  conditions  as  the
          expiring lease.

          Based on the entire record, including the landlord's  failure  to
          submit an answer to  the  tenant's  complaint,  the  Commissioner
          finds  that  the  Rent  Administrator's  determination  that  the
          landlord had failed to  offer  the  tenant  a  renewal  lease  in
          accordance with the Regulations was warranted  and  the  landlord
          was properly directed to offer the tenant a renewal lease.  

          The Commissioner notes that a check  of  the  Division's  records
          reveals that the  landlord  has  not  complied  with  the  herein
          appealed order.  Therefore, the owner is now ordered to offer the 
          tenant a renewal lease within 30 days of this Order.  The  tenant
          shall have the option of selecting a one or two year lease and be 
          given 60 days to exercise  her  choice  in  accordance  with  the
          provisions of Section 45 of the Regulations.  The  renewal  lease
          rent must be predicated upon the legal regulated rent established 
          in docket No. SCD-8-10068/R, as indicated above.

          THEREFORE, in accordance with the  provisions  of  the  Emergency
          Tenant  Protection  Act  of  1974  and  the   Tenant   Protection
          Regulations, it is

          Docket No. EA810195RO         - 4 -

          ORDERED, that these  petitions  be,  and  the  same  hereby  are,
          denied, and the Rent Administrator's  orders  be,  and  the  same
          hereby are, affirmed.


                                             Joseph A. D'Agosta
                                             Deputy Commissioner 

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