GC210348RO

          `



                                  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.  GC210348RO
                                              :  DRO DOCKET NO. ZBK210366R
          ABUNDANCE REALTY                       TENANTS: SONDRA & STANLEY    
                                                          BONNOT              
                 

                                PETITIONER    : 
          ------------------------------------X  
                                     
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On March 27, 1992, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on       
          February 21, 1992, by the Rent Administrator, 92-31 Union Hall 
          Street, Jamaica, New York, concerning the housing accommodations 
          known as 3845 Shore Parkway, Brooklyn, New York, Apartment No.6K 
          wherein the Rent Administrator determined that the owner had 
          overcharged the tenant.

               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  
          November 17, 1987  of a rent overcharge complaint by the tenants.  
          The tenants stated that they had taken occupancy of the subject 
          apartment on August 1, 1984 pursuant to a two year vacancy lease at 
          a rent of $541.19.   The tenants stated that the believed the lawful 
          stabilization rent should be under $500.00.  

               In response to the tenant's complaint, the owner stated in 
          substance that records provided by the former management company 
          indicated that the prior tenant of the apartment had paid over 
          $500.00 and that there was no justification  for the tenants' 
          belief.  Subsequent thereto, the owner was requested to explain the 
          difference between the rent charged and the registered rent.  The 
          owner submitted some leases for previous tenants to explain the 
          discrepancy between the legal rent registered by the owner and the 
          rent charged.

                In the order here under review, the Administrator established 
          the legal rent at $455.17 effective August 1, 1990 and determined, 







          GC210348RO

          based on the registration, that the tenant had been overcharged in 
          the amount of $22,936.59 inclusive of treble damages and interest
          from August 1, 1984 through February 29, 1992.  

               In this appeal, the owner contends that the Administrator's 
          order should be reversed as the evidence submitted proves that the  
          initial rent registered was a clerical error.  

               Although afforded an opportunity to do so, the tenant did not 
          reply to the petition.  

               After careful consideration, the Commissioner is of the opinion 
          that this petition should be denied.

               Section 2521.2 0f the Rent Stabilization Code provides in 
          pertinent part that "The legal regulated rent shall be the initial 
          legal registered rent first established pursuant to section 2521.1".  
          Since the rent registered by the owner as the legal rent was not 
          challenged within 90 days of its registration, such rent was 
          established as the legal regulated rent.  Accordingly, the Rent 
          Administrator correctly relied on the April1,1984 registered rent 
          figure.  Further, although the owner submitted the first page of 
          several prior leases, the Commissioner notes that the owner did not 
          submit any documentation showing the actual rent paid by previous 
          tenants.  The Commissioner finds, after examining the documents 
          submitted by the owner that the owner has not established that the 
          registered rent was erroneous.  Accordingly, the Commissioner finds 
          that the Administrator did not err.

               The owner is directed to reflect the findings and 
          determinations made in this order on all future registration 
          statements, including those for the current year if not already 
          filed, citing this order as the basis for the change.  Registration 
          statements already on file, however, should not be amended to 
          reflect the findings and determinations made in this order.  The 
          owner is further directed to adjust subsequent rents to an amount no 
          greater than that determined by this order plus any lawful 
          increases.

               The Commissioner has determined in this Order and Opinion that 
          the owner collected overcharges of $22,936.59.  This Order may, upon 
          expiration of the period for seeking review of this Order and 
          Opinion pursuant to Article Seventy-eight of the Civil Practice Law 
          and Rules, be filed and enforced as a judgment or not in excess of 
          twenty percent per month of the overcharge may be offset against any 
          rent thereafter due the owner.  Where the tenant credits the 
          overcharge, the tenant may add to the overcharge, or where the 
          tenant files this Order as a judgment, the County Clerk may add to 
          the overcharge, interest at the rate payable on ajudgment pursuant 
          to section 5004 of the Civil Practice Law and Rules from the 
          issuance date of the Rent Administrator's order to the issuance date 
          of the Commissioner's Order.

               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 


          GC210348RO

          Administrator be, and the same hereby is, affirmed.

          ISSUED



                                                                        
                                          LULA M. ANDERSON
                                          Deputy Commissioner




                     




































    

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