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

          APPEAL OF                               DOCKET NO. FK930167RO 

                                                  DISTRICT RENT
                    ANGELA CIOTTI,                ADMINISTRATOR'S DOCKET
                    POWER OF ATTORNEY             NO. FG910006UC 
                    FOR LENA DEPASO,


               On November 1, 1991, the subject owner timely filed a petition 
          for administrative review of an order issued on August 13, 1991 by 
          the Rent Administrator concerning various housing accommodations in 
          the premises known as 193 Brook Street, Scarsdale, New York.

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issues raised by the petition for administrative 

               On July 16, 1991, the subject owner filed an application with 
          the rent agency to determine whether the subject building is exempt 
          from rent regulations.  In her application the subject landlord 
          alleged that the subject building should be exempt from rent 
          regulations as it contains less than six apartments.

               To her application the subject landlord attached a letter, 
          dated October 26, 1987, written by the Town Engineer/Building 
          Inspector of the Town of Eastchester.  The letter stated that:  "An 
          inspection was made of the above referenced premises on 23 October 
          1987, which disclosed that one apartment has been removed from the 
          first floor and new Certificate of Occupancy #4255 was issued, 
          reclassifying the occupancy as five (5) apartments and 2 stores."

               The subject owner also attached a copy of a Certificate of 
          Occupancy, dated October 23, 1987, issued by the Department of 
          Buildings-Town of Eastchester.  The Certificate of Occupancy noted 
          that the subject building contains five apartments and two retail 

          ADM. REVIEW DOCKET NO. FK930167RO

               In the order under review herein, the Administrator determined 
          that the subject building contained six apartments on July 1, 1974, 
          which was the date the Town of Eastchester adopted the Emergency 
          Tenant Protection Act; and that the Administrator denied the 
          owner's application to exempt the subject building from rent 

               In her petition the subject landlord alleges, among other 
          things, that the subject building is exempt from rent regulations 
          as of October, 1987 as the above-mentioned Certificate of Occupancy 
          and the Building Inspector's letter establishes that the subject 
          building contains less than six apartments.

               After careful consideration, the Commissioner finds that the 
          subject owner's petition should be denied.

               Based on the record, the Commissioner finds that the subject 
          building is located in the Town of Eastchester.  As noted in the 
          Administrator's order under review herein, on July 1, 1974 
          applicable housing accommodations in the Town of Eastchester became 
          subject to the provisions of the Emergency Tenant Protection Act of 
          1974 (E.T.P.A.).  

               The record further reflects that on July 1, 1974, the subject 
          building contained six housing accommodations.  Based upon the 
          applicable rent regulations and laws, the Commissioner finds that 
          the subject housing accommodations were subject to E.T.P.A. on the 
          above-mentioned date.

               Based on the evidence in the record, the Commissioner finds 
          that on October 23, 1987 the subject building was reduced from six 
          housing accommodations to five.

               Based on a long established policy followed by the rent 
          agency, the Commissioner finds that the mere voluntary reduction of 
          housing accommodations from six to five units subsequent to the 
          E.T.P.A. base date does not exempt that building from the 
          applicable rent regulations and laws.

               The Commissioner further finds that the subject owner does not 
          state any grounds which would warrant a finding that the subject 
          building should be exempt from E.T.P.A. 

               Accordingly, the Commissioner finds that the subject owner's 
          petition should be denied.

               THEREFORE, in accordance with the Emergency Tenant Protection 
          Act of 1974, and the State Tenant Protection Regulations, it is 

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

          ADM. REVIEW DOCKET NO. FK930167RO

          hereby is, affirmed.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner         


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