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

          APPEAL OF                                DOCKET NO.GD410133RO
                  AMG Properties Co.          :    DRO DOCKET NO.CD410257R
                                                   TENANT: Ping Ping Qiu
                               PETITIONER     :


          On April 17,  1992,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on April 
          3,  1992,  by  the  Rent  Administrator  concerning  the  housing
          accommodations known as 779 Riverside Drive, New York, New  York,
          Apartment No.B50, wherein the Rent Administrator determined  that
          the owner had overcharged the tenant.

          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  April
          1988 of a rent  overcharge  complaint  by  the  tenant  who  took
          occupancy on June 1, 1987 pursuant to a lease commencing on June 1, 
          1987 and expiring on November 30, 1988, at a  monthly  rental  of
          $585.00, increasing to $620.10 monthly on December 1, 1987.   The
          tenant stated, among other things, that her initial rent of $585.00 
          represented an overcharge.

          During the pendency of this complaint, on September 11, 1991, the 
          DHCR issued an Order Reducing Maximum/Legal Regulated Rent (Docket 
          No.CI410369S), reducing the legal regulated rent by the percentage 
          of the most recent guidelines adjustment for the  tenant's  lease
          commencing before November 1, 1988, the effective date of the rent 
          reduction.  The order further provided that no rent increase may be 
          collected after the effective date of that order until issuance of 
          a rent restoration order.  


          On April 3, 1992, in the herein-appealed order, the Administrator 
          found, based upon the rent reduction effective November 1,  1988,
          that the owner had overcharged the tenant a total of $4,012.57, and 
          directed the owner to roll back the rent to the  legal  regulated
          rent, and to refund the amount of the overcharge to the tenant.  On 
          May 8, 1992 the rent reduction was revoked by an order granting the 
          owner's  petition  for  administrative  review   (Docket   Number

          In this petition, submitted on April 17, 1992 and amended on  May
          15, 1992, the owner stated that by order dated May  8,  1992  the
          Commissioner  revoked  the  Administrator's  order  reducing  and
          freezing the rent under Docket No. CI410369S; that the overcharge 
          found in the herein-appealed order was based solely on that order; 
          and that, accordingly, the finding of overcharge should be revoked.

          The Commissioner is of the opinion that this petition  should  be

          The revocation, ab initio, of the rent reduction order, Docket No. 
          CI410369S, eliminates any overcharge of this tenant.  Accordingly, 
          the Commissioner finds that the Administrator's order  should  be

          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 twenty four 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, that the order of the Rent Administrator 
          be, and the same hereby is, revoked and it is determined that the 
          tenant was not overcharged.


                                                   JOSEPH A. D'AGOSTA
                                                   Deputy Commissioner


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