FD 410067-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
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.:
                                        FD 410067-RO
       IRVING T. BUSH,
                                        DRO DOCKET NO.:
                        PETITIONER      BK 410281-R
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  ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                             IN PART
                                
                                
On  April  1,  1991,  the  above named petitioner-owner  filed  a
Petition  for  Administrative Review against an order  issued  on
February  27,  1991,  by a Rent Administrator concerning  housing
accommodations known as Apartment 3-F at 245 West 4th Street, New
York,   New   York,  wherein  the  District  Rent   Administrator
determined that the tenant had been overcharged in the amount  of
$579.45, including treble damages and excess security.

The  Commissioner has reviewed all of the evidence in the  record
and  has carefully considered that portion of the record relevant
to the issue raised by the administrative appeal.

This  proceeding was originally commenced by the filing of a rent
overcharge complaint by the tenant on November 9, 1987.

The   tenants  took  occupancy  pursuant  to  a  two-year   lease
commencing October 11, 1986, and expiring September 30, 1988,  at
a monthly rent of $482.75.

The  owner  was  served  with a copy of  the  complaint  and  was
directed  to submit a complete rent history as of the base  date,
including  copies  of all leases.  The owner complied  with  this
request.   In a letter dated September 7, 1990, the owner  stated
that  the  total  cost for the installation  of  windows  in  the
subject-apartment prior to the lease commencing on July 1,  1986,
was $750.00.

In  Order  No.  BK  410281-R issued on  February  27,  1991,  the
District  Rent Administrator determined that the tenant had  been
overcharged  in  the amount of $579.45, including treble  damages
and  excess  security.   In  the  rent  calculations  chart,  the
Administrator credited $581.30 for the cost of the  windows,  out
of the claimed cost of $750.00.

In its petition, dated April 1, 1991, the owner contends that the
Administrator did not credit the total cost of windows that  were
installed in the apartment.  The owner states that the  cost  for
the installation of the windows was $120.00 which, when added  to
the  $581.30 which the owner paid for the windows, results  in  a
total cost of $701.30.

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

Section 2522.4(a) of the current Rent Stabilization Code provides
in pertinent part that an owner is entitled to a rent increase of
1/40th  of  the cost of improvements or new equipment,  including
the cost of installation.

In  the present case, the sole issue raised by petitioner is  the
Administrator's  disallowance of  the  cost  of  installation  of
windows.   The  record below contains a copy of the invoice  from
the  window  supplier documenting the actual price of  the  three
windows  as  $581.30.   This  cost  is  fully  credited  by   the
Administrator.   However, petitioner also  claims  an  additional
$120.00  for  their separate installation, at $40.00 per  window.
Since  there  is nothing in the record to document this  separate
installation charge and the owner provides no explanation  as  to
why  some proof of this cost cannot be obtained, the disallowance
of the $120.00 claim was proper.

However, petitioner is correct in contending that this portion of
the  overcharges  should  not have been  deemed  willful  by  the
Administrator.  The Commissioner has previously held that to  the
extent  that  overcharges  result from  the  owner's  failure  to
adequately  document  the installation of new  equipment,  treble
damages should not be assessed (Accord: ARL 04185-L).  By  elimi-
nating  the  treble  damages penalty for the installation  claim,
total   overcharges  are  reduced  to  $251.61   ($191.76   total
overcharges - $163.92 total overcharge for installation =  $27.84
other  overcharges  x 3 = $83.52 + $163.92  +  $4.17  security  =
$251.61).

If  the owner has already complied with the Administrator's order
and there are arrears due to the owner as a result of the instant
determination,  the  tenant may pay off the arrears  in  two  (2)
equal  monthly installments. Should the tenant vacate  after  the
issuance  of  this order, said arrears shall be  payable  immedi-
ately.


THEREFORE, pursuant to the Rent Stabilization Law and Code, it is
ORDERED, that the owner's Petition be, and the same hereby is
granted, and that the Administrator's order be, and the same
hereby is amended in accordance with this order and opinion.


ISSUED:




ELLIOT SANDER
                                         Deputy Commissioner
    

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