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

          APPEAL OF                                DOCKET NO.FF610114RO
             A B L S Corp.                    :    DRO DOCKET NO.ZCH610277R
                                                   TENANT:Maria Caldera

                               PETITIONER     :


          On June 4, 1991, the above-named petitioner-owner filed a Petition 
          for Administrative Review against an order issued on April 30, 1991 
          by the Rent Administrator, 92-31 Union Hall Street, Jamaica,  New
          York concerning the housing accommodation known as 175 Field Place, 
          apartment 1E,  New  York,  New  York  wherein  the  Administrator
          determined that the owner had overcharged the tenant.

          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 on August 25, 1988  when
          the tenant filed a complaint of rent overcharge.  The tenant stated 
          that the owner had changed the beginning and ending dates of  the
          lease without consent and was seeking to collect an additional rent 

          In response to the complaint, the owner stated that it had removed 
          the additional rent charge.  Subsequently,  the  owner  submitted
          copies of various leases and apartment registration forms from 1986 
          through 1990 but stated that it was unable to submit a lease  for
          the period June 1984- February 1986 because the former agent  had
          not provided it.

          In the order here under appeal, the Administrator established the 
          lawful rent as of April 1, 1984 at $260.00, found  an  overcharge
          beginning with the tenant's initial lease and directed the owner to 
          refund to the tenant $18,280.51 inclusive of treble  damages  and

          In its appeal, the owner contends that the building had been in the 
          hards of a receiver and  it  should  not  be  penalized  for  the
          receiver's failure to keep proper records.


          The tenant contends that under the law the owner is responsible for 
          record keeping.

          The Commissioner is of the opinion that this petition  should  be

          The issue raised in the petition is disregarded as beyond the scope 
          of review, having not been raised in the proceeding  below.   The
          only possible evidence of receivership in the record is a  single
          lease executed in 1983 by Peter Collins Rec as Landlord and Vivian 
          Manero as tenant.  That lease rent is the initial registered rent. 
          complainant did not take occupancy  until  1986.   Moreover,  the
          Commissioner notes that the subject building has been  registered
          since April 1, 1984 and that the current owner was the registered 
          owner every year but 1985.

          Accordingly, the Commissioner finds that the Administrator did not 
          err in granting the tenant's overcharge application.

          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.

          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, this order may be filed and enforced in the same manner as 
          a judgment or not in excess of twenty percent per month thereof 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 petition be, and the same hereby is, denied and 
          that the Rent Administrator's order be, and the same  hereby  is,

              JOSEPH A. D'AGOSTA                     

                                                        JOSEPH A. D'AGOSTA
                                                        Deputy Commissioner

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