DOC. NOS.: FE 610349-RO; FE 610013-RT
                                 STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

         APPEALS OF                              DOCKET NOS.: FE 610349-RO;
                                                              FE 610013-RT
                        MTA MANAGEMENT,      :   DRO DOCKET NO.:
                        EULALEE TABOIS                      DC 610324-R
                                 PETITIONERS :               


         These proceedings have been consolidated by the Commissioner because 
         they present common issues of law and fact.

         The above named petitioners owner and tenant filed timely Petitions 
         for Administrative Review against an order of the Rent Administrator 
         issued May 2, 1991.   The order concerned the housing accommodation 
         known as Apartment 3J located at 901 Walton Avenue, Bronx, New York 
         wherein the Administrator determined that the tenant had been 
         overcharged in the amount of $114.68.

         The Commissioner has reviewed the record and carefully considered that 
         portion relevant to the issues raised by these appeals.

         The tenant commenced this proceeding on March 24, 1989 by filing a 
         rent overcharge complaint which alleged that the tenant took occupancy 
         of the subject apartment on June 1, 1972 at a rent of $225.00 per 
         month.  The tenant stated that the owner raised the rent when a new 
         boiler was installed in the building.  The following allegations in 
         support of the complaints of overcharges were made:

                                       1)   the lease signed June 1, 1987 was not

                        2)   no improvements were made to the apartment.

                        3)   Housing Department in the Bronx has no rent       
                            history of the subject apartment since 1984.

         DOC. NOS.: FE 610349-RO; FE 610013-RT

         The owner was served with a copy of the complaint.

         On April 4, 1991 the Administrator requested that the owner supply a 
         rent history from April 1, 1984 and proof of apartment rent 
         registration for 1986.  The Administrator also requested that the 
         tenant provide copies of renewal leases.  On April 16, 1991 the tenant 
         supplied the Administrator with a lease for the period June 1, 1990 to 
         May 31, 1991 and copies of cancelled rent payment checks from October 
         1989 to March 1991.

         On April 28, 1989 the owner responded to the Administrator's April 4 
         notice and supplied the following information:

                   1)   leases from June 1, 1987
                   2)   a copy of landlord's Report of Statutory
                        Decontrol for the subject apartment, dated
                        December 4, 1984 and indicating that the
                        apartment became decontrolled on May 31, 1972.

                   3)   a "1986 Apartment Registration Listing" for 
                        all apartments in the subject building.
                   4)   an MCI order granting a rent increase of $2.84
         per room per month issued May 23, 1988 (Docket
                      No. AJ 630215-OM)

         The Administrator found that the owner made errors in computing the 
         tenant's renewal rent.  Specifically, the Administrator found that 
         the owner attempted to charge the tenant for a temporary MCI rent 
         increase by making that temporary increase a permanent part of the 
         base rent.  The Administrator explained that the temporary increase 
         is a separate charge and does not become part of the base rent when 
         computing subsequent rent increases.   The owner attempted to add 
         the temporary and permanent components of MCI Order No. 630215-OM to 
         the base rent in effect on September 30, 1988.

         The Administrator also found that the owner added a $5.00 charge to 
         the rent effective June 1, 1987 for the installation of a washing 
         machine and attempted to make that $5.00 charge a permanent part of 
         the base rent for purposes of computing increases.  This, too, was 
         found to be error.

         The Administrator calculated that, for the lease period June 1, 1989 
         to May 31, 1990 an overcharge of $101.88 existed.  The Administrator 

         DOC. NOS.: FE 610349-RO; FE 610013-RT

         assessed interest and found the total overcharge to be $114.68 
         including excess security.

         Both parties filed appeals from the Administrator's order.  The 
         owner states that the rent being charged in the lease running from 
         June 1, 1990 to May 31, 1991 was correct and, thus, no overcharge 
         can be said to be exist.  The owner states that "All increases have 
         been legal and proven to be such."

         The tenant's petition states that the "federal stabilization program 
         administered by the Internal Revenue Service in 1972 set the rental 
         of this apartment at $225.00 per month."  The tenant claims that the 
         rent should have been frozen at that amount because certain 
         improvements were not made.  The tenant requests treble damages of 
         all rent charged over $225.00 per month from June 1, 1987.

         After careful consideration of the evidence in the record the 
         Commissioner is of the opinion that these petitions should be 

         With regard to the owner's claim, while it is true that there was no 
         overcharge in the lease beginning June 1, 1990, the Administrator's 
         order and annexed rent calculation chart clearly state, that the 
         overcharge existed in the lease effective June 1, 1989.  The 
         Administrator carefully determined the rent based on the complete 
         rent records available.

         The tenant is correct in that the base rent of the subject apartment 
         was $225 per month.  However, no proof of the remainder of the 
         tenant's claim was presented.  Nowhere was it shown that the rent 
         could not be raised until the improvements the tenant speaks of were 
         made.  The Commissioner also notes that the tenant had an obligation 
         to bring this matter to the Administrator's attention and did not do 
         so.  Pursuant to 9 NYCRR 2529.6, the Commissioner cannot consider 
         matters on appeal that have not been raised below.   The 
         Administrator's order is affirmed.

         THEREFORE, pursuant to the Rent Stabilization Law and Code, it is

         ORDERED, that these petitions be, and the same hereby are, denied 
         and that the Rent Administrator's order be, and the same hereby is, 

         DOC. NOS.: FE 610349-RO; FE 610013-RT



         Deputy Commissioner

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