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

          APPEAL OF                              DOCKET NO. GD210128RO
                                              :  DRO DOCKET NO.ZFC210017RK    
                  PARDALE BLDG CORP.       
                                                 TENANT:ADELE ROSE            

                                PETITIONER    : 

               On April 17, 1992,  the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on March 
          25, 1992, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as   
          1745 East 12th Street, garage space 7 (apt. 6B), Brooklyn, New York, 
          wherein the Rent Administrator determined that the owner had 
          overcharged the tenant for the garage space.
               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of the Rent Stabilization Code.

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

               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 in      
          February, 1985, of a rent overcharge complaint by the tenant 
          concerning the tenant's garage space.  The tenant stated in 
          substance that she was given only one garage lease for a one month 
          period and that the owner refused to give her garage renewal leases 
          for one or two year periods similar to the apartment leases.

               In response to the tenant's complaint, the owner stated in 
          substance that it raises the garage rents only when forced to do so 
          by rising costs.  On December 30, 1986, the Rent Administrator 
          issued an order terminating the proceeding on the mistaken belief 
          that the matter had been resolved under docket K3105589R.  However 
          that docket referred only to the tenant's overcharge complaint 
          concerning her apartment and the proceeding herein was reopened on 
          March 18, 1991, to consider the garage overcharge complaint.  The 
          owner was again afforded an opportunity to respond to the tenant's 
          complaint of garage rent overcharge and informed in a final notice 
          of the possible imposition of treble damages if the preponderance of 
          the evidence indicated that the overcharge was willful.

               In Order Number ZFC210017RK, the Rent Administrator determined 
          that from March 1, 1985 through March 31, 1992, the owner had 
          collected a garage rent overcharge of $3,351.16 including treble 
          damages.  In such order, it was noted that the only an initial one 
          month lease had been executed and that thereafter the tenant 
          continued to pay garage rent on a monthly basis.  Further in such 
          order the owner was given credit for garage rent increases pursuant 
          to deemed two year renewal leases.

               In this petition, the owner contends in substance that the 
          policy of a month to month garage lease has been in effect since the 
          building was constructed and that the imposition of treble damages 
          was not warranted.

               In answer to the owner's petition, the tenant stated in 
          substance that the Rent Administrator's order was warranted and that 
          she has now vacated the subject apartment.

               The Commissioner is of the opinion that this petition should be 

               In the instant case, the evidence of record discloses that the 
          owner has provided the garage space and that such space is an 
          ancillary service subject to the Rent Stabilization Law and Code.  
          Pursuant to Section 2520.6(r) (4) (xi) of the Rent Stabilization 
          Code, any rent increase for such included ancillary service other 
          than the charge provided in the initial agreement with a tenant to 
          lease, rent or pay for such service, shall conform to the applicable 
          rent guidelines rate.  In this case, the owner has refused to tender 
          to the tenant renewal leases for the garage space conforming to the 
          renewal terms and guideline increases allowed under the Rent 
          Stabilization Law and Code.   Further the owner has not submitted 
          any evidence to show that its overcharge was not willful and 
          accordingly the imposition of treble damages was warranted.  It is 
          further noted that based on the owner's refusal to offer garage 
          renewal leases, the Rent Administrator's order deeming two year 
          renewal leases was not correct since deeming leases is remedial in 
          nature and proper only where a tenant unreasonably refuses to renew 
          a lease.  However in the absence of a petition for administrative 
          review filed by the tenant, no changes will be made in the Rent 
          Administrator's determination of deemed leases.

               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 

               This order may, 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, be filed and enforced in the same
          manner as a judgment.  A copy of this order is being sent to the 
          current occupant of the subject apartment.

               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.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



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