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

          APPEAL OF                                DOCKET NO.EJ610120RO
                                              :    DRO DOCKET NO.BK610129R
           Z.P.G. Realty Management,               TENANT:Jose Noreiga

                               PETITIONER     :

                                       IN PART

          On October 17, 1990, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          October 3, 1990, by a Rent Administrator, concerning the  housing
          accommodations known as 2766 University Avenue Bronx,  New  York,
          Apartment No. 2B, wherein the Rent Administrator determined  that
          the owner had overcharged the tenant.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of Section 2526.1 of the Rent Stabilization Code.

          The issue herein is whether the Rent  Administrator's  order  was

          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 originally commenced on November 13, 1987  by
          the filing of a rent overcharge complaint by the tenant, who  had
          assumed occupancy on September 1, 1987 at a rent of $468.41.   In
          answer to the complaint, the owner submitted  a  complete  rental
          history for the subject apartment.

          In Order Number BK610129R, the Rent Administrator determined that 
          the tenant had been overcharged  in  the  amount  of  $10,552.93,
          including excess security and treble damages,  and  directed  the
          owner to  refund  such  overcharge  to  the  tenant.   The  order
          determined overcharges from the  commencement  of  the  lease  on
          September 1, 1987 until August 31, 1990.

          In this petition the owner states there is  no  record  that  the
          complaining tenant ever lived in the apartment.   


          The Commissioner is of the opinion that this petition  should  be
          granted in part.

          The owner's claim that the tenant  never  lived  at  the  subject
          premises is incorrect; the owner's submission to the Administrator 
          of July 5, 1990 even includes Mr. Noriega's lease.  However, DHCR 
          records reveal that the subsequent, and current, tenant, Dippolito 
          and Ysabel Calderon, have filed their own  overcharge  complaint,
          commencing with their occupancy of the apartment on  February  1,
          1988, and that the Administrator's inclusion of overcharges owing 
          to Mr. Noriega until August 31, 1990 is incorrect.  It is therefore 
          determined that Mr. Noriega vacated the apartment  on  or  before
          February 1, 1988.  Limiting the complainant's tenancy  to  the  5
          month period from September 1, 1987 to January  31,  1988,  total
          overcharges are reduced to $1,336.35 from $10,552.93 ($89.09 x  5
          months + treble damages).  In addition, the establishment of  the
          lawful rent for the period from September 1, 1989 to  August  31,
          1990 by the Administrator is hereby revoked since the tenant was in 
          fact not in occupancy of the subject apartment at that  time.   A
          copy of this Opinion is being sent to the current tenant  of  the
          subject apartment.

          The owner is directed to reflect the findings and  determinations
          made in this order on all future registration statements, including 
          those for the current year if not already filed, citing this order 
          as the basis for the change.  Registration statements already  on
          file, however, should not be amended to reflect the findings  and
          determinations made in this order.  The owner is further directed 
          to adjust subsequent rents to an  amount  no  greater  than  that
          determined by this order plus any lawful increases.  

          The Commissioner has determined in this Order and Opinion that the 
          owner collected overcharges of $1,336.35.  This order  may,  upon
          expiration of the period for seeking review  of  this  Order  and
          Opinion pursuant to Article Seventy-eight of the Civil Practice Law 
          and Rules, be filed and enforced as a judgment.  Where the tenant 
          files this Order as a judgment, the County Clerk may add  to  the
          overcharge, interest at the rate payable on a judgment pursuant to 
          Section 5004 of the Civil Practice Law and Rules from the issuance 
          date of the Rent Administrator's order to the issuance date of the 
          Commissioner's Order.


          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and code, it is

          ORDERED, that this Petition for Administrative Review be, and the 
          same hereby is granted in part, and, that the order of  the  Rent
          Administrator be, and the same hereby is, modified in  accordance
          with this Order and Opinion.


                                                 JOSEPH A. D'AGOSTA
                                                 Deputy Commissioner



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