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

      APPEAL OF                              DOCKET NO. FL610029RO

                                          :  DISTRICT RENT OFFICE
           412 Realty Co.,                   DOCKET NO. AI610366R
                                             TENANT: Helen Hurley             
                            PETITIONER    : 


      On December 10, 1991, the above-named owner filed a Petition for 
      Administrative Review against an order issued seven days earlier by a 
      Rent Administrator, wherein the Administrator established the Fair 
      Market rent for the housing accommodations known as 3151 Perry Avenue, 
      Bronx, New York, Apartment No. 4B, and determined that the owner had 
      collected excessive rent.

      This proceeding had originated in 1986, with the filing of a Tenant's 
      Complaint of Rent Overcharge and/or Excess Security Deposit, which 
      stated inter alia that the previous tenant had lived in the apartment 
      for over thirty years.

      The owner's response stated inter alia that the 1984 Maximum Base Rent 
      ("MBR") for the subject accommodations had been $343.94.

      The ensuing order, here appealed, states that the statutory criteria for 
      processing a Fair Market Rent have been met in this case, and employs in 
      calculating same, a 1984 MBR of $304.67.

      The basis for the instant appeal is the claim that the 1984 MBR was in 
      fact $343.94.  Attached to the petition is inter alia the 1984 
      registration statement for the apartment listing a 1984 MBR of $343.94.

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

      Rent Control records kept by the above-referenced Division reflect that 
      the Administrator's finding as to the 1984 MBR is correct.  Such records 
      show that the 1972-73 MBR for the subject accommodations was $160.90.  
      Updating this figure with the appropriate percentage increases for two 
      year MBR cycles results in a 1984 MBR of $304.67 as the Rent 
      Administrator determined. As the petition states no basis for the MBR 
      figure it cites (the 1984 Registration statement being after all a 
      document prepared by the owner), the Commissioner sees no reason to 
      overturn the Administrator's determination of the MBR in question.

      There being no other assignment of error, the Rent Administrator's 
      determination will be affirmed.


      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 

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

      ORDERED, that this petition be and the same hereby is, denied.  A refund 
      of $2,760.82 is due to the above-named tenant.  The lawful rent on the 
      date of the Administrator's order was $467.22 monthly.


                                      JOSEPH A. D'AGOSTA
                                      Deputy Commissioner

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