Docket No. EA 819288-RO

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

          APPEAL OF                               DOCKET NO. EA 810288-RO

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO. DCD-8-1-0072/R
                                                  Tenant: Aglaia E. Rigos 
          Downing Management Corporation


              The above-named owner has filed a petition for administrative 
          review of an order issued on January 19, 1990 by a District  Rent
          Administrator  concerning  the  housing  accommodation  known  as
          Apartment 27-B, 300 Broadway, Dobbs Ferry, New York.

              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 appeal.

              This proceeding was commenced by the filing of an  overcharge
          complaint by the tenant, dated March 14, 1988.

              The owner did not submit an answer.

              In the order reviewed herein, the  Administrator  found  that
          according to the rent agency's record the owner failed to  timely
          file an "Operating and  Maintenance  Expenses  Schedule  for  the
          1987-1988 guideline period."  The Administrator  determined  that
          as the owner failed to timely file the  aforementioned  schedule,
          the owner is barred from collecting a guideline rent increase  on
          leases commencing between  October  1,  1987  and  September  30,

              Accordingly,  the   Administrator   established   the   legal
          regulated  rent  at  $577.20  per  month,  for  the  lease  which
          commenced on  April  1,  1988.   Furthermore,  the  Administrator
          computed total overcharges in the  amount  of  $716.37  including
          accrued interest.

             The  owner's  petition  alleges  that  it  timely  filed  it's
          "Property Maintenance and  Operation  Cost  Survey  Schedule"  on
          April 30, 1987, and al o  alleges  that  a  copy  of  the  above-
          mentioned schedule  is  attached  to  the  petition.   The  owner
          asserts that Sections 35, 45, 61, and  71  of  the  State  Tenant

          Docket No. EA 819288-RO
          Protection Regulations do not state that the owner  is  prevented
          from receiving a guideline increase for failing  to  timely  file
          the aforementioned schedule.

              After careful  consideration,  the  Commissioner  is  of  the
          opinion that this petition should be denied.

              The Commissioner notes that the owner failed to attach to its 
          petition the aforementioned schedule which the owner alleges that 
          it had timely filed.  On April 15, 1992, the rent  agency  mailed
          to the owner a letter requesting that the owner submit  proof  of
          its timely filing of the "Property Maintenance and Operation Cost 
          Survey Schedule"  for  the  1987-1988  guideline  period,  within
          twenty days of the above-mentioned date.

              The record reflects that the owner did  not  respond  to  the
          rent agency's letter nor did it submit proof of its timely filing 
          of the aforementioned schedule. 

              The owner's assertion that the aforementioned sections of the 
          State Tenant Protection Regulations do not deny the owner a  rent
          guideline  increase for failing to timely file the aforementioned 
          schedule is correct.  The rent agency's authority in denying  the
          owner a rent guideline increase in this  proceeding  arises  from
          the resolution passed by the Westchester County  Rent  Guidelines
          Board, which requires owners to complete and file, with the  rent
          agency, the "Property  Maintenance  and  Operations  Cost  Survey
          Schedule," no  later  than  fourty-five  days  from  the  owner's
          receipt of the aforementioned schedule.

              The   record   reflects   that   the   owner   received   the
          aforementioned schedule by certified mail on March 26, 1987.  The 
          record also reflects that the owner submitted the  aforementioned
          schedule to the rent agency on July 30, 1987.   Accordingly,  the
          Commissioner finds that the owner did not file the aforementioned 
          schedule within the required fourty-five day period, and that the 
          Administrator's order denying  a  guideline  increase  on  leases
          commencing between October 1, 1987, and September 30,  1988,  was

              The owner is cautioned that rents for periods  subsequent  to
          March 31, 1990 should be based upon the  amount  of  $577.20  per
          month for the lease period of April 1,  1988  through  March  31,
          1990 as indicated in the  Administrator's  order,  and  that  any
          demand for and collection of an amount in excess  of  the  lawful
          amount may give rise to a new  overcharge   complaint,  in  which
          treble damages may be awarded if warranted.

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

              ORDERED, that this petition  be,  and  the  same  hereby  is,
          denied, and that the Rent Administrator's order be, and the  same
          hereby is, affirmed; and it is 

              FURTHER  ORDERED,  that   the   owner,   Downing   Management
          Corporation, shall immediately refund to the tenant  all  amounts
          not yet refunded representing overcharges and interest; and it is

          Docket No. EA 819288-RO
              FURTHER  ORDERED,  that  if  the  owner  Downing   Management
          Corporation, has not  refunded  the  stated  amounts  as  of  the
          expiration of the time for commencing a proceeding under  Article
          78 of the Civil Practice Law and Rules  for  judicial  review  of
          this order, the tenant may recover such amounts by deducting them 
          from the rent due to the owner at a rate not in excess of  twenty
          percent of the amount to be refunded for any  one  month's  rent.
          If, after such period, the owner has refunded  no  such  amounts,
          and the tenant has not made any such deductions from her rent  as
          an offset, then the tenant may file and enforce a certified  copy
          of this order as a judgment for the  amount  of  $716.37  against
          Downing Management Corporation.


                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner 

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