FF110432.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.FF110432RO
                   Rosa Dilluvio              :    DRO DOCKET NO.CG110238R
                                                   TENANT: Maher Hussein

                               PETITIONER     :
          ------------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          This proceeding was originally  commenced  by  the  filing  of  a
          challenge to the initial rent by the tenant of Apartment 2B at 31- 
          56 34th Street, Astoria, New York.  By order issued on March  26,
          1991 the Rent  Administrator  determined  the  Fair  Market  Rent
          pursuant to the special fair market rent guideline promulgated by 
          the New York City Rent Guidelines Board for use in calculating fair 
          market rent appeals, and determined that  excess  rent  totalling
          $2,742.60 (through April 30, 1989, had been collected.

          The owner thereafter filed a Petition for  Administrative  Review
          (PAR) challenging the Administrator's order.  By order issued  on
          May 21, 1991 the Commissioner rejected the owner's petition because 
          the owner failed to set forth in the petition the name and address 
          of the tenant.  On June 12, 1991 the owner refiled her  PAR,  but
          repeated the omission.  On August 8, 1991  an  order  was  issued
          dismissing that PAR.  By  order  dated  September  20,  1991  the
          Commissioner found that the proceeding should be reopened due to an 
          irregularity in a vital matter, that the order of dismissal should 
          be rescinded, and the matter reconsidered on  the  basis  of  the
          original Petition for Administrative Review and relevant responses 
          received in reply thereto.

          In this petition, the owner alleges that the rent at the time the 
          tenant rented the apartment was justified.  The owner cites rents 
          for other apartments similar to the tenant's apartment in the same 
          building and in a nearby building.

          The tenant responded by stating, among other things, that the owner 
          failed to cite other comparable apartments such as  apartment  3B
          which the tenant states rents for less than the subject apartment.


















          FF110432.RO


          In response, the owner states that the Code allows  an  owner  to
          take a free market rent and defines such rent as "similar to  the
          rent of a comparable apartment."  The owner also  disputes    the
          rent cited by the tenant for apartment 3B.   

          The  Commissioner  is  of  the  opinion  that  the  petition  for
          administrative review should be denied, and that the order of the 
          Administrator should be affirmed.  

          Section 2522.3 of the Rent Stabilization Code States, in pertinent 
          part, that in determining fair market rent appeals, consideration 
          shall be given the applicable  guidelines  promulgated  for  such
          purposes by the Rent Guidelines Board,  and  to  rents  generally
          prevailing for substantially similar housing accommodations.  The 
          rents for these comparable housing accommodations may be considered 
          where such rents are legal regulated rents for which the time  to
          file a Fair Market Rent Appeal  has  expired  and  none  is  then
          pending,  or  the  Fair  Market  Rent  Appeal  has  been  finally
          determined, charged pursuant to a lease commencing within a  four
          year period prior to or a  one  year  period  subsequent  to  the
          commencement of the initial lease of the challenged apartment.

          The Commissioner notes that the submission of comparables in other 
          lines is voluntary; however, they may not be considered unless the 
          comparability data for apartments in the same line as the subject 
          apartment are submitted as well.  

          The record in this case indicates that the owner was afforded  an
          opportunity to submit comparability data  during  the  proceeding
          before the Administrator.  In response, the owner  submitted  the
          rent for Apartment 3A as a comparable, but failed to submit  data
          for the complete  "A"  line  or  for  the  subject  "B"  line  of
          apartments, as required.  The additional comparable rentals cited 
          by the owner in her petition for administrative review may not be 
          considered for the first time on appeal.  It is noted  that  such
          data is also inadequate in that it  does  not  include  data  for
          complete lines of apartments including the subject line as well as 
          documentation (DC-2 notice or initial apartment registration) that 
          such rents  are  not  subject  to  challenge.   Accordingly,  the
          Administrator's use of the special guideline alone to establish the 
          fair market rent was correct.     









          The owner is directed  to  roll  back  the  rent  to  the  lawful






          FF110432.RO

          stabilized rent consistent with this decision and  to  refund  or
          fully credit against future rents over a period not exceeding six 
          months from the date of receipt of this order,  the  excess  rent
          collected by the owner.

          In the event the owner does not take appropriate action  to comply 
          within sixty(60) days from the date of this order, the tenant may 
          credit the excess rent collected by the owner  against  the  next
          month(s) rent until fully offset.

          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.

          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,  denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is,  affirmed.   The  total
          amount of excess rent owed to the tenant is  $2,742.60,  and  the
          monthly lawful stabilization rent is $336.45 effective February 1, 
          1988.



          ISSUED:




                                                                            
                                                       JOSPEH A. D'AGOSTA
                                                       Deputy Commissioner







    

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