FA 210204 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: FA 210204 RO
               Lester Brand,                   DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: CB 210510 R

                                       IN PART

          On January 23, 1991 the  above-named  petitioner-owner  filed  an
          Administrative Appeal against an order issued on January 4,  1991
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known as 
          149 Brighton 11th Street, Brooklyn , New York, Apt. 4D.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of 9 NYCRR 2526.1.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly determined the tenant's complaint of rent overcharges.

          The  District  Rent  Administrator's  order,   appealed   herein,
          determined  that  the  tenant  had  been  overcharged  a   total,
          including treble damages, of  $2172.96  during  the  period  from
          October 1, 1986 through September 30, 1988; and  that  the  rents
          charged under  subsequent  lease  renewals  equalled  the  lawful
          stabilization rent.

          On appeal, the petitioner-owner alleges, in substance,  that  the
          rent increase of $6.10 per month under Docket  No.  BC  210242-OM
          was effective  as  of  July  1,  1987;  that  the  District  Rent
          Administrator erroneously considered such increase  effective  as
          of  October  1,  1988;  that  capital   improvements   were   not
          incorporated properly to increase the rent; that  the  overcharge
          should not have been construed as willful; that the District Rent 
          Administrator did not consider the  increase  in  the  building's
          assessed valuation in determining the rent;  and  that  the  rent
          should have been set at $450.00 per month due to the increase  in
          assessed valuation.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be granted, in part, as provided herein below.

          The District Rent Administrator's order and  determination  under
          Docket No. BC 210242-OM provided for a rent increase of $6.10 per 
          room per month, effective as of July 1, 1987 for  rent-stabilized
          apartments.  The tenant's lease provided for adjustments  of  the
          rent during its term if the owner is found to be entitled to such 

          FA 210204 RO
          adjustments by the Division.  The  Commissioner  therefore  finds
          that  the  Rent  Calculation   Chart   of   the   District   Rent
          Administrator's order should be  modified  to  provide  that  the
          lawful stabilization rent for the subject one-room apartment  was
          increased from $299.82 to $305.92 per month as of July  1,  1987.
          The tenant was overcharged $30.18 per month from October 1,  1986
          through June 30, 1987 and $24.08 per  month  from  July  1,  1987
          through September 30, 1988, for a  total  of  $632.82.   Applying
          treble damages,  the  total  overcharge  to  be  refunded  equals

          With regard to the owner's remaining contentions on  appeal,  the
          Commissioner finds that no other major capital  improvement  rent
          increases granted the owner are relevant to the  specific  period
          of overcharge; that  the  District  Rent  Administrator  properly
          imposed treble damages as the owner did not  establish  that  the
          overcharge was not willful; and that the matter of the building's 
          assessed valuation is not relevant to the instant proceeding.

          This order may, upon the expiration of the period  in  which  the
          owner may institute a proceeding pursuant to Article  78  of  the
          Civil Practice Law and Rules, be filed and enforced by the tenant 
          in the same manner as a judgment  or  not  in  excess  of  twenty
          percent  thereof  per  month  may  be  offset  against  any  rent
          thereafter due the owner.

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

          ORDERED, that this administrative appeal be, and the same  hereby
          is, granted in part, and that the  order  of  the  District  Rent
          Administrator be, and the same hereby  is,  modified  to  provide
          that the overcharge to be refunded is $1898.46.


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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