ADM. REVIEW DOCKET NO. HG420092RO
                                  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   S.J.R. No. 7251
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO. HG420092RO
           
               GODFREY BLOCH, AS                  DISTRICT RENT
               EXECUTOR OF THE ESTATE OF          ADMINISTRATOR'S DOCKET
               ELSIE COULSON BLOCH,               NO. FB420181R
              
                                   PETITIONER
          ------------------------------------X

          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN
                                        PART

               On July 16, 1993, the above-named landlord filed a petition 
          for administrative review of an order issued on June 18, 1993 by 
          the Rent Administrator concerning the housing accommodation known 
          as Apartment 3B, 38 East 75th Street, New York, New York.

               Subsequently, and after more than ninety days had elapsed from 
          the time he filed his petition for administrative review, the 
          landlord deemed his petition as having been denied, and sought 
          judicial review in the Supreme Court of the State of New York 
          pursuant to Article 78 of the Civil Practice Law and Rules.

               After considering the Article 78 petition, the court approved 
          a stipulation remitting the proceeding to the New York State 
          Division of Housing and Community Renewal (D.H.C.R.) for further 
          consideration.

               The Commissioner has reviewed all the evidence in the record 
          and has carefully considered that portion of the record relevant to 
          the issues raised by the petition for review.

               On February 14,1991, the subject tenant filed an overcharge 
          complaint.  In his complaint the subject tenant noted that his 
          apartment was rent controlled.  

               The subject tenant commenced occupancy in 1967.

               In the order under review herein, the Administrator determined 
          that the subject apartment's maximum rents were as follows:
















          ADM. REVIEW DOCKET NO. HG420092RO

               Maximum Rent                  Effective Date

               $131.83 per month             January 1, 1988
               $141.72 per month             January 1, 1989
               $152.35 per month             January 1, 1990
               $163.78 per month             January 1, 1991
               $176.06 per month             January 1, 1992
               $189.26 per month             January 1, 1993

               In his petition and supplementary submissions the subject 
          landlord asserts, among other things, that in calculating the 
          subject apartment's maximum rents the Administrator did not take 
          into account the Commissioner's order issued on July 18, 1985 under 
          Docket No. CPLA36237, which established that the subject 
          apartment's maximum rent effective October 1, 1962 should be 
          $135.00 per month; that the landlord's first maximum base rent 
          (M.B.R.) order of eligibility was effective on May 1,1986, and that 
          based upon subsequent M.B.R. orders of eligibility the subject 
          apartment's maximum rent effective January 1, 1993 should be 
          $240.77 per month.

               In his various responses the subject tenant asserts, among 
          other things, that he objects to the order granting the landlord 
          M.B.R. increases for the 1986-1987 period; that the aforementioned 
          Commissioner's order issued on July 18, 1985 is not relevant to 
          this proceeding as it pertains to the subject apartment's rent 
          prior to the subject landlord entering the M.B.R. system; that the 
          subject landlord is not eligible to collect further rent increases 
          as, the tenant alleges, the landlord is in arrears in the payment 
          of annual fees pursuant to Section 26-517.1 of the Rent 
          Stabilization Law, and that the tenant asserts that he is a senior 
          citizen living on social security benefits and an Army disability 
          pension.

               After careful consideration, the Commissioner finds that the 
          landlord's petition should be granted in part.

               The record reflects that the aforementioned Commissioner's 
          order issued on July 18, 1985 under Docket No. CPLA36237 was not 
          appealed, nor was it revoked by a subsequent order issued by the 
          rent agency.

               The Commissioner finds that the order issued under Docket No. 
          CPLA36237 is a final determination of the rent agency.

               Pursuant to the above-mentioned order, the Commissioner finds 
          that the subject apartment's maximum rent effective October 1, 1962 
          should be $135.00 per month.
               

               As to the tenant's objections to the order issued under Docket 
          No. CPLA36237, the Commissioner finds that those objections are an 






          ADM. REVIEW DOCKET NO. HG420092RO

          impermissible collateral attack on a final determination of the 
          rent agency.

               The Commissioner notes that in an order issued on June 1, 1993 
          under Docket No. HB420007RP, the Administrator granted the subject 
          landlord M.B.R. increases for the 1986-1987 period effective 
          September 1, 1987.  In the above-mentioned order, the Commissioner 
          notes that the M.B.R. for the various apartments contained in the 
          subject premises were calculated. 

               The record reflects that the above-mentioned order was not 
          appealed.  Accordingly, the Commissioner finds that the order 
          issued under Docket No. HB420007RP is a final determination of the 
          rent agency.

               As to the tenant's objections to the 1986-1987 M.B.R. order of 
          eligibility, the Commissioner finds that those objections are an 
          impermissible collateral attack on a final determination of the 
          rent agency.

               Based upon the record, the Commissioner finds that the 
          landlord's first M.B.R. order of eligibility was for the 1986-1987 
          period.  As the effective date for the 1986-1987 M.B.R. order of 
          eligibility was September 1, 1987, the Commissioner finds that the 
          subject apartment's maximum rent effective September 1, 1987 should 
          be $145.13 per month ($135.00 X 7.5%).

               Based upon the record, the Commissioner finds that the rent 
          agency issued several orders granting the landlord M.B.R. increases 
          for the 1988-1989, 1990-1991, and 1992-1993 biennial cycles.

               The Commissioner finds, based upon the record, that the 
          aforementioned M.B.R. orders of eligibility were not appealed.  
          Accordingly, the Commissioner finds that the aforementioned M.B.R. 
          orders of eligibility are final determinations of the rent agency.

               The Commissioner finds that the tenant's objections to the 
          aforementioned M.B.R. orders of eligibility are an impermissible 
          collateral attack on final determinations of the rent agency.

               As to the issue raised by the tenant pertaining to annual fees 
          pursuant to Section 26-517.1 of the Rent Stabilization Law, the 
          Commissioner finds that that issue only pertains to rent stabilized 
          housing accommodations; and as the subject apartment is rent 
          controlled that issue is irrelevant in this proceeding.



               Based upon the above-mentioned facts, the Commissioner finds 
          that the maximum rents noted in the Administrator's order under 
          review herein should be modified as follows:













          ADM. REVIEW DOCKET NO. HG420092RO

               Maximum Rent                  Effective Date

               $156.01 per month             January 1, 1988
               $167.71 per month             January 1, 1989
               $180.29 per month             January 1, 1990
               $193.81 per month             January 1, 1991
               $208.35 per month             January 1, 1992
               $223.97 per month             January 1, 1993

               The Commissioner notes that the above-mentioned rents do not 
          include any fuel cost adjustments the subject landlord may be 
          entitled to collect.

               As to the tenant's assertion that he is a senior citizen 
          living on social security, the Commissioner finds that that fact 
          does not bar the landlord from collecting increases in the maximum 
          rent pursuant to the applicable orders granting the landlord M.B.R. 
          increases.  The Commissioner points out that if it is a financial 
          hardship for the subject tenant to pay his rent his remedy is to 
          apply for a Senior Citizen Rent Income Exemption (S.C.R.I.E.) with 
          the applicable City agency.

               THEREFORE, in accordance with the City Rent and Rehabilitation 
          Law and Rent and Eviction Regulations, it is

               ORDERED, that the landlord's petition be, and the same hereby 
          is, granted in part, and that the Administrator's order, issued 
          under Docket No. FB420181R, be, and the same hereby is, modified in 
          accordance with order and opinion; and it is

               FURTHER ORDERED, that the subject apartment's maximum rent 
          shall be as follows:  $156.01 per month effective January 1, 1988, 
          $167.71 per month effective January 1, 1989, $180.29 per month 
          effective January 1, 1990, $193.81 per month effective January 1, 
          1991, $208.35 per month effective January 1, 1992, and $223.97 per 
          month effective January 1, 1993; and it is 

               FURTHER ORDERED, that the subject tenant may pay any 
          retroactive rent arising as a result of this order in one or more 
          lump sum payments or, at the tenant's option, in equal monthly 
          installments equal in number to the number of months between 
          January 1, 1988 and the date of issuance of this order, and it is 




               FURTHER ORDERED, that if the subject tenant vacates after the 
          issuance of this order, such retroactive rents, if any, shall be 
          due immediately.

          ISSUED:







          ADM. REVIEW DOCKET NO. HG420092RO





                                                                          
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner






    

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