EL 820013-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.:  
                                                  EL 820013-RO    
                 STEPHEN  V.  STAEHLE,               RENT   ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     YEH 9-2-0031E
          -----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On December 5 1990,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order of  the  Rent
          Administrator issued  November  2,  1990.   The  order  concerned
          housing accommodations known  as  Apartment  BB  located  at  764
          Palmer Road, Yonkers, New  York.   The  Administrator  determined
          the tenant's improper eviction complaint by advising  the  tenant
          that she need not vacate the apartment unless and  until  ordered
          to do so by a court of competent jurisdiction.

          The Administrator has reviewed  the  record  and  carefully  con-
          sidered that portion  relevant  to  the  issues  raised  by  this
          appeal.
           
          The tenant herein filed a complaint of improper eviction  by  the
          owner/shareholder  of  the  subject  apartment,  the   petitioner
          herein.  With her complaint, the tenant submitted  a  copy  of  a
          letter dated August 9, 1990 from petitioner in  which  he  stated
          that he has purchased the subject apartment.  In the letter,  the
          tenant was advised that the petitioner  intended  to  occupy  the
          subject  apartment.   Further,  it   was   alleged   that,   upon
          information and belief, the  tenant  is  not  using  the  subject
          apartment as  her  primary  residence.   In  her  complaint,  the
          tenant stated that she has  been  in  occupancy  of  the  subject
          apartment since 1941.

          The petitioner  did  not  submit  a  response  to  the  complaint
          although afforded with an opportunity to do so. The Administrator 
          ruled that non-primary residence  is  not  grounds  for  eviction
          under Section 18 of the Rent and Eviction Regulations.   Further,



          the eviction of a tenant who had been in the housing accommoda-
          tion for 20 years or more is prohibited and the Administrator 
          determined that the tenant qualified  for  this  exemption.   Ad-
          vising the tenant not to vacate the apartment unless  ordered  to
          do so by a court of  competent  jurisdiction,  the  Administrator
          terminated the proceeding.







          EL 820013-RO
          On appeal the petitioner states that the  Administrator's  ruling
          is contrary to both New York State statutory and case  law.   The
          tenant did not file a response.

          After a careful review of the evidence in the record, the Commis 
          sioner is of the opinion that the petition should be denied.

          The Administrator properly cited and appli d  the  relevant  por-
          tions of the law and regulations. Petitioner does not specify the 
          manner in which the Administrator misapplied the law.  Accord-
          ingly, the Administrator's order must be affirmed.


          THEREFORE, pursuant to the Rent and Eviction Regulations for  New
          York State, 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.


          ISSUED:
               

                                                   ELLIOT SANDER
                                                   Deputy Commissioner





    

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