Docket No. HD420273RT

                                    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.: HD420273RT

                                                  DISTRICT RENT
          George T. Tekulsky                      ADMINISTRATOR'S DOCKET
                                                  NO.: FL420094OI
           
                                   PETITIONER
          ------------------------------------X



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW



          On April 26, 1993, the above-named petitioner-tenant filed a 
          Petition for Administrative Review of an order issued on March 31, 
          1993, by the District Rent Administrator of the Gertz Plaza, 
          Jamaica, New York, concerning housing accommodations known as 215 
          West 98 Street, Apartment 8E, New York, New York.

          The issue in this proceeding is whether the District Rent 
          Administrator's order issued 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 
          issued raised by the administrative appeal.

          This proceeding was commenced on December 20, 1991 by the owner's 
          filing of a Owner's Application For Increase of Maximum Rent 
          (increased occupancy), asserting that there is an additional 
          occupant in the apartment.

          On March 31, 1993 the District Rent Administrator issued order 
          number FL420094OI granting an increase in the maximum rent for an 
          increase in occupancy.

          The petitioner's children state, they are their Father's legal 
          trustees.  (The subject tenant is blind.)

          On October 20, 1992 the Rent Administrator requested the tenant to 
          submit proof that the present employees maintain their own 
          residences; proof of utility bills or a copy of their lease.  Proof 












          Docket No. HD420273RT

          of utility bills was submitted showing employees maintain their own 
          residence.

          On appeal, the tenants trustees state, in substance that their 
          father George T. Tekulsky, is the sole occupant of apartment 8E.  
          Due to the tenants' advanced age (90) and his handicapped condition 
          the tenant requires round the clock care.  He employs several 
          health care workers round the clock.  All of the health care 
          workers maintain their own residence.

          After a careful consideration of the entire evidence of the record, 
          the Commissioner is of the opinion that the appeal should be 
          granted.

          Section 2202.6 of the Rent and Eviction Regulations States:

               "The Administrator may grant an appropriate adjustment of 
               a maximum rent where he finds that there has been since 
               March 1, 1959, a subletting without written consent from 
               the landlord or an increase in the number of adult 
               occupant who are not members of the immediate family of 
               the tenant, and the landlord had not been compensated 
               there for by adjustment of the maximum rent by lease, or 
               by order of the Administrator pursuant to the State Act 
               of the Federal Act.  Such adjustment shall be effective 
               only during the period of subletting or increase in the 
               number of occupants."

          An Affidavit, submitted by the owner, that had been signed by the 
          tenant was dated July 1986.  The tenant then stated that there was 
          one full time employee of his in permanent residence in the subject 
          apartment.  This concession was made more than 5 years before the 
          owner's application for increase in maximum rent for increase in 
          occupancy was filed.  (It should be noted that even if, at one 
          time, the tenant had an additional occupant as indicated in 1986, 
          the type of rental increase is collectible only so long as the 
          increased occupancy exists.)

          The weight of the credible evidence of record is that none of the 
          three employee live or sleep at the premises.  The burden of proof 
          is on the landlord to prove that an increase in occupancy,  within 
          the meaning and intent of the applicable regulation has occurred.  
          That burden has not been met in this case, since the presence of 
          the tenant's employees in the subject apartment during their 
          respective work shifts would not constitute such occupancy.

          THEREFORE, in accordance with the applicable provisions of the Rent 
          and Eviction Regulations for New York City, it is
          ORDERED, that this administrative appeal be, and the same hereby 
          is, granted, and that the order of the Rent Administrator be, and 
          the same hereby is, revoked, and it is further







          Docket No. HD420273RT

          ORDERED, that the landlord repay to the tenant within thirty (30) 
          days from the date of this Order any increased rent collected 
          pursuant to the now revoked Order of the Administrator.

          ISSUED:



                                                                            
                                             Joseph A. D'Agosta
                                             Deputy Commissioner






    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name