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

          APPEAL OF                              DOCKET NO. GE110020RO
                                              :  DRO DOCKET NO.ZEE110023R
               SEMEN DEMKIW                      TENANT: G. ORDONEZ           

                                PETITIONER    : 

               On May 7, 1992, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on April 
          9, 1992, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as   
          32-86 34th Street, Queens,  New York, Apartment No. 4A,
          wherein the Rent Administrator determined that the owner had 
          overcharged the tenant.
               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 on May 
          1, 1990 of a specific rent overcharge complaint by the tenant who 
          stated in substance that he moved to the subject apartment in April 
          1978 at a rental of $212.00 per month and that his specific 
          complaint was that upon his second lease commencing February 28, 
          1981, he was unfairly charged a 5% increase for adding an additional 
          person to the renewal lease and that his rent commencing February 
          28, 1981 of $263.32 was an overcharge.

               In response to the tenant's complaint, the owner stated in 
          substance that he had properly registered the subject apartment 's 
          April 1, 1984 rent and served the tenant with a copy of the 1984 
          registration in July 1984; that the tenant did not challenge the 
          initial registration within 90 days as required so that the tenant 
          cannot now challenge any rent increases occurring prior to April 1, 
          1984.  The owner submitted proof that he had served the tenant with 
          the 1984 registration along with his answer.  Subsequently, the 
          owner submitted a complete rental history as directed by the DHCR 
          during the course of the proceeding before the Rent Administrator.


               In Order Number ZEE110023R, the Rent Administrator determined 
          on the basis of the rental history from March 1, 1985 onwards that 
          the tenant had been overcharged and directed a refund to the tenant 
          of $4,101.53.

               In this petition, the owner contends in substance that the 
          tenant's overcharge complaint should have been dismissed because it 
          was based on the lease period commencing in February 1981 and the 
          tenant had not filed a timely objection to the April 1, 1984 
          registered rent so that any complaint regarding a rent overcharge 
          prior to April 1, 1984 cannot be considered and that in any event 
          the owner was not credited with two major capital improvement rent 
          increases to which he was entitled. 

               The Commissioner is of the opinion that this petition should be 

               Section 2526.1(a)(3) of the Rent Stabilization Code provides in 
          pertinent part that except as to complaints filed within ninety days 
          of the initial registration of a housing accommodation, the legal 
          regulated rent for purposes of determining an overcharge shall be 
          deemed to be the rent shown in the annual registration statement 
          filed four years prior to the most recent registration statement, 
          (or if more recently filed, the initial registration statement) plus 
          in each case any subsequent lawful increases and adjustments.

               In the instant case, an examination of the record discloses 
          that the owner initially registered the April 1, 1984 rent of the 
          subject apartment as required in July, 1984, and that the tenant did 
          not file his overcharge complaint objecting to the rent charged in 
          1981 until 1990 - long after the 90 day period for filing an 
          objection had expired.  Accordingly, the Rent Administrator should 
          have dismissed the tenant's overcharge complaint as an untimely 
          complaint to the initial registration.  Further the record reveals 
          that the owner was correct in his contention that he was not 
          credited with two major capital improvement rent increases to which 
          he was entitled.  Therefore the Rent Administrator's order is hereby 

               If the owner has already complied with the Rent Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenant shall be permitted to pay off the 
          arrears in twelve equal monthly installments.  Should the tenant 
          vacate after the issuance of this order or have already vacated, 
          said arrears shall be payable immediately.


               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, granted, and, that the order of the Rent 
          Administrator be, and the same hereby is, revoked.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



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