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

          APPEAL OF                              DOCKET NO.HB210010RO
                                              :  DRO DOCKET NO.ZAL210287R
               ROBINSON 1601 REALTY CORP.        TENANT: J. WIGGINS

                                PETITIONER    : 

               On October 5, 1992, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on 
          September 25, 1992, by the Rent Administrator, 92-31 Union Hall 
          Street, Jamaica, New York, concerning the housing accommodations 
          known as 1601 Beverly Road, Brooklyn, New York, Apartment No. 2F, 
          wherein the Rent Administrator determined the fair market rent 
          pursuant to the special fair market rent guideline promulgated by 
          the New York City Rent Guidelines Board for use in calculating fair 
          market rent appeals.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2522.3 of the Rent Stabilization Code.

               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 in September, 1986, by 
          the filing of a rent overcharge complaint by the tenant in which the 
          tenant stated in substance that she first moved to the subject 
          apartment on September 1, 1985 at a rental of $600.00 per month and 
          that this was an overcharge because the prior rent controlled tenant 
          was paying only $292.58 per month.  The tenant submitted a copy of 
          her initial lease which listed the prior tenant as paying a rental 
          of $292.58 per month  and a copy of the 1985 annual apartment 
          registration which listed an April 1, 1985 rent for the subject 
          apartment of $292.58 per month.

               In response to the tenant's complaint, the prior owner's agent 
          stated in substance that the prior tenant was rent controlled and 
          that the subject apartment was then renovated resulting in a fair 
          market rent for the tenant herein of $600.00.

               The prior and current owners were afforded an opportunity to 
          submit comparability data for use in determining the fair market 
          rent and to submit bills and cancelled checks showing the cost of 


          any improvements made in the subject apartment.  In response, the 
          current owner submitted incomplete comparability data and no 
          evidence as to the cost of the alleged renovation work.

               In Order Number ZAL210287R, the Rent Administrator adjusted the 
          initial legal regulated rent by establishing a fair market rent of 
          $382.86 effective September 1, 1985, and directed the owner to 
          refund to the tenant $18,396.44 in excess rent covering the period 
          from September 1, 1985 to May 31, 1992.

               In this petition, the owner alleges in substance that 
          additional information submitted with its petition should be 
          considered.  Along with its petition, the owner submitted a copy of 
          an apartment registration form (RR-1) for the subject apartment 
          dated January 5, 1985 and listing a Dawn Walker as the first rent 
          stabilized tenant at a rental of $600.00; a copy of a two year lease 
          for the subject apartment commencing October 1, 1984 at a rental of 
          $600 and listing Dawn Walker as the tenant; a copy of a Landlord's 
          Report of Statutory Decontrol for the subject apartment which 
          indicated that the subject apartment became vacancy decontrolled 
          from the rent control law on January 1, 1985 and had not been 
          rerented and copies of various maximum base rent orders for the 
          subject premises.

               In answer to the owner's petition, the tenant stated in 
          substance that the Rent Administrator's order should be affirmed and 
          that the lease submitted by the owner for Ms. Walker is fictitious.

               The Commissioner is of the opinion that this petition should be 

               The evidence submitted by the owner in its petition was 
          submitted for the first time on appeal and cannot properly be 
          considered herein since this is not a de novo proceeding and the 
          owner has given no excuse for its failure to submit such evidence in 
          the proceeding before the Administrator.  Moreover, the evidence 
          submitted is not consistent since the owner submitted a Report of 
          Statutory Decontrol which indicated that the subject apartment 
          became vacancy decontrolled on January 1, 1985 and a lease which 
          indicated that a first stabilized tenant moved to the subject 
          apartment on October 1, 1984.  In addition, the initial lease 
          submitted by the tenant herein indicated that the prior tenant was 
          paying a rent of $292.58 which was the last rent controlled rent.  
          DHCR rent records for the subject apartment do not indicate 
          occupancy by a Ms. Walker.  Accordingly, the Rent Administrator's 
          order was warranted.


               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 

               If the owner does not take appropriate action to comply with 
          this order within sixty days from the date of issuance of this 
          order, the tenant may credit the excess rent collected by the owner 
          against the next month(s) rent until fully offset.

               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.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




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