FJ220409RT

                                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.: FJ220409RT

           Josephine Taranto,                DRO DOCKET NO.: ZDI220459R

                                             OWNER: Joseph O. Taranto         
                          PETITIONER    
      ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


      On October 28, 1991, the above-named petitioner-tenant timely refiled a 
      Petition for Administrative Review against an order issued on September 
      17, 1991, by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
      New York, concerning the housing accommodations known as 35 Second 
      Place, Brooklyn, New York, Apartment No. 4th Floor, wherein the Rent 
      Administrator determined that the subject premises was not subject to 
      the Rent Stabilization Law and Code. 

      The issue herein is whether the Rent Administrator's order was 
      warranted.

      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 - a former owner of the subject 
      premises who sold her interest in the building in 1984.

      In answer to the cOmplaint, the owner stated that the subject building 
      is not subject to rent stabilization becuae it is a four family house.  
      In support of this contention the owner submitted a cOpy of the deed and 
      contract of sale of the subject premises in which the subject premises 
      was stated to be a four family dwelling.
           
      In Order Number ZDI220459R, the Rent Administrator determined that the 
      subject building contains fewer than six units and is therefore not 
      subject to Rent Stabilization.  Based thereon, the tenant's overcharge 
      complaint was dismissed.

      In this petition, the tenant states in substance that the owner is 
      charging her a higher rent than allowed under her lease.

      The Commissioner is of the opinion that this petition should be denied.


      Section 2520.11(d) of the Rent Stabilization Code provides in pertinent 
      part that buildings containing fewer than six housing accommodations on 







          FJ220409RT

      the applicable base date or thereafter are not subject to the Rent 
      Stabilization Code.  

      In the instant case the evidence of record discloses that the subject 
      premises herein has always been a four family home.  Accordingly, the 
      subject apartment was correctly held to be not subject to Rent 
      Stabiization.  Therefore the DCHR has no jurisdiction to determine the 
      tenant's overcharge complaint and this matter should be determined by a 
      court of competent jurisdiction.

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

      ORDERED, that this petition be and the same hereby is, denied and the 
      Rent Administrator's order be, and the same hereby is, affirmed.


      ISSUED:



                                                                  
                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner