CG 210287 RO

                                  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. GC 210287 RO

                                              :  DISTRICT RENT OFFICE
               Dr. Anthony G. Stigliano,         DOCKET NO. ZDF 210385 R
                                                
                                                 TENANT: Walter Dufresne      
                       
                                PETITIONER    : 
          ------------------------------------X                             


             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On March 5, 1992, the above-named petitioner-owner timely refiled a 
          petition for administrative review against an order issued on       
          January 2, 1992, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as   
          59 Eighth Avenue, Brooklyn, New York, Apartment No. 1F, 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 
          warranted.

          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 June 28, 
          1989 of a rent overcharge complaint by the tenant.  The tenant 
          stated also that the owner had not registered the subject apartment.

          In answer to the tenant's complaint, the owner submitted a rental 
          history from December 1, 1984, including copies of the apartment 
          registration from 1985 through 1989.

          In Order Number ZDF 210385 R, the Rent Administrator determined 
          that, due to the owner's failure to submit a complete rental 
          history, including the 1984 apartment registration with proof of 
          service on the occupying tenant, the tenant had been overcharged in 
          the amount of $30,862.43, inclusive of excess security and treble 
          damages, and directed the owner to refund such overcharge to the 
          tenant as well as to reduce the rent.

          In this petition, the owner contends that because the statutory rent 







          CG 210287 RO

          controlled tenant vacated the premises as of September 24, 1982, the 
          overcharge complaint should have been processed as a fair market 
          rent appeal, which would obviate the application of treble damages.  
          The owner further contends that he made extensive improvements in 
          the subject apartment prior to this tenant's tenancy for which he 
          should be permitted a rent increase.  Finally, the owner contends 
          that it was unnecessary to register the apartment in 1984 because it 
          wa vacant but that the annual building registration has been filed 
          since 1984.

          The Commissioner is of the opinion that this petition should be 
          denied.

          Review of the record discloses that the owner was advised on 
          November 29, 1991 that although he was not required to register a 
          vacant apartment on April 1, 1984, he was required to file an 
          initial registration (amended RR-1) with proof of service on the 
          first rent stabilized tenant within ninety (90) days of the move-in 
          date when the apartment was rented.  The record reveals that the 
          owner did not do so and did not submit any proof establishing that 
          the subject apartment was in fact vacant on April 1, 1984.

          Section 2529.6 of the Rent Stabilization Code limits the scope of 
          administrative review to facts or evidence which were before the 
          Rent Administrator.  The owner's remaining contentions, i.e. fair 
          market rent appeal and improvements were not raised for 
          consideration by the Administrator.  Accordingly, it would be 
          inappropriate to consider them in this appeal.  Further the tenant 
          herein was clearly not the first rent stabilized tenant and was it 
          was therefore proper for the Rent Administrator to process the 
          tenant's overcharge complaint and not consider it a challenge to the 
          initial stabilized rent. 

          Because this determination concerns lawful rents only through March 
          30, 1991, the owner is cautioned to adjust subsequent rents to a 
          amount no greater than that determined by the Rent Administrator's 
          order plus any lawful increases.


          The Commissioner notes that the complaining tenant is no longer in 
          occupancy of the subject apartment.  Therefore, a copy of this order 
          is being sent to the tenant currently in occupancy.


          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.


          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is



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


          CG 210287 RO




          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                     




































    

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