GE610324.RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          ------------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE :    ADMINISTRATIVE REVIEW
          APPEAL OF                                DOCKET NO.GE610324RT
                                                             
                   Joel and Lori Wolf         :    DRO DOCKET NO.B3101023R
                                                                 ARL05192B
                                                                 CC610055RP
                               PETITIONER     :
          ------------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On May 7, 1992, the above-named petitioner-tenants  filed  a
          Petition for Administrative Review against an order issued on April 
          3,  1992,  by  the  Rent  Administrator  concerning  the  housing
          accommodations known as 735 Kappock Street, Riverdale, New  York,
          Apartment No.2B, wherein the Rent Administrator determined that the 
          rental being charged is not in excess of the lawful stabilization 
          rent permitted under applicable provisions of the Law, Code,  and
          guidelines orders.

               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 of  a
          rent overcharge complaint by the tenants in March, 1984 with  the
          New  York  City  Conciliation  and  Appeals  Board,  one  of  the
          predecessor agencies to the DHCR.   The  tenants  took  occupancy
          pursuant to a lease commencing on October 1, 1981 and expiring on 
          September 30, 1982 at a monthly rental of $404.00.

          In Order Number CDR06,898,  issued  August  28,  1985,  the  Rent
          Administrator established the lawful stabilized rent  as  $285.00
          effective October 1, 1981, determined that the tenants  had  been
          overcharged and directed a refund to the tenants  of  $12,586.00,
          including treble damages on overcharges collected  on  and  after
          April 1, 1984.

               In its September 30, 1985 petition for administrative review, 
          the owner contended, among other things, that it was  denied  due
          process of law.

















          GE610324.RT

               By order dated February 26, 1988, the Commissioner  remanded
          the proceeding, finding that the record was not adequate to  form
          the basis for a proper determination of the issues.  On remand, by 
          order dated April 3, 1992,  the  Administrator  reconsidered  the
          record along with the additional evidence submitted by the  owner
          and found that the order should be revoked and  that  the  rental
          being charged was not in excess of the lawful stabilization rent.

               On May 7, 1992 the tenants filed the  instant  Petition  for
          Administrative Review, seeking reversal  of  the  Administrator's
          April 3, 1992 order.  In this petition, the tenants allege, among 
          other things, that the leases submitted on remand should have been 
          submitted  by  the  owner  during  the  proceeding   before   the
          Administrator and that they should not be accepted as evidence in 
          this proceeding.

               The Commissioner is of the opinion that the tenants' Petition 
          for Administrative Review should be denied.  The  record  of  the
          proceeding before the Administrator does not clearly establish that 
          the owner was afforded due process.  The record does not indicate 
          where notices were sent, or whether the owner was served  at  its
          correct address.  The docket number  and  apartment  number  were
          misstated in the Administrator's order; consequently, retrieval of 
          either the file or of information concerning that proceeding  was
          rendered impossible.  The Commissioner therefore finds that it was 
          correct for the owner to be afforded the  opportunity  to  submit
          additional evidence on remand.

               The owner on remand has provided leases commencing with  the
          base date lease to the  present.   The  Commissioner  finds  that
          recalculation  of  the  legal  stabilized  rent   utilizing   the
          documentation submitted by the owner discloses  that  the  rental
          being charged does not represent an overcharge, and that the order 
          of the Administrator dated April 3, 1992, was warranted.

               If there are arrears due to the owner as  a  result  of  the
          instant determination, the tenants shall be permitted to pay  off
          the arrears in 36 equal monthly installments.  Should the tenants 
          vacate after the issuance of this order or have already  vacated,
          said arrears shall be payable immediately.


















          GE610324.RT

               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.





          ISSUED:




           
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner




               






    

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