ADM. REVIEW DOCKET NO.: HA910036RO
                                  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   SJR7431
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: HA910036RO

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NOS.: GG910003RV/
             BASHIR & NUHAH HATTER                      GI910012RK  
                                  PETITIONERS     
                                                  Premises: 87 Yonkers Avenue
          ------------------------------------X             Yonkers, New York

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On January 14, 1993, the above-named landlord timely filed a 
          Petition for Administrative Review of an order issued on December 
          16, 1992, by the District Rent Administrator, 55 Church Street, 
          White Plains, New York, concerning the housing accommodation known 
          as 87 Yonkers Avenue, Apt. 2, Yonkers, New York.

               Subsequently, the subject landlord filed a petition in the 
          Supreme Court of the State of New York, in the nature of an 
          application for a writ of mandamus, requesting that a determination 
          of the petition for administrative review be issued.

               After considering the Article 78 petition, the Court issued an 
          order remitting the proceeding to the New York State Division of 
          Housing and Community Renewal (DHCR) for further consideration.

               The Commissioner has viewed 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 commenced on September 30, 1991 by the 
          tenants' filing of a rent overcharge complaint.

               On December 16, 1992 the District Rent Administrator issued 
          order number GG910003RV/GI910012RK finding that buildings which 
          contain two (2) apartments and a store are subject to the Emergency 
          Housing Rent Control Law of 1950 as long as the tenants in 
          residency moved into their apartments before July 1, 1971.

















          ADM. REVIEW DOCKET NO.: HA910036RO

               On appeal the owners state, in substance, that Section 2100.9L 
          of the rent regulation says, a one or two family housing 
          accommodation which became vacant after April 1, 1953 is exempt 
          from rent control.  It states nothing about a store located on the 
          premises of a one or two family house accommodation affecting rent 
          control status.  To the contrary, a housing accommodation as 
          defined under Section 2100.2(6) is a place intended to be occupied 
          as a residence house, etc., not a commercial unit.   It does not 
          state that a professional or business use is a housing 
          accommodation or to be considered in any rent control laws or 
          regulations.  Further, advisory Bulletin A of the State Rent 
          Administration states that professional or business uses are exempt 
          from rent control.   It is clear that a one or two family housing 
          accommodation is exempt if the tenant moved in after 1955.  A 
          professional or business use does not alter this status.  
          Therefore, the fact that the tenants moved into the one or two 
          family housing accommodation in 1968 decontrols the apartment and 
          the tenants.

               Section 2100.9L of the State Rent and Eviction Regulations 
          provides, in pertinent part, that housing accommodations in one and 
          two family houses which were or shall become vacant on or after 
          April 1, 1953 shall be decontrolled.

               The above-mentioned section applies only when the subject 
          building is used exclusively for residential purposes.

               As the record reflects that the subject building contains a 
          store, the Commissioner finds that the subject building is not 
          exclusively used for residential purposes.

               Accordingly, the Commissioner finds that the subject apartment 
          does not qualify for decontrol pursuant to Section 2100.9L of the 
          State Rent and Eviction Regulations.

               The Commissioner notes that an Order was issued on December 
          16, 1992, under docket number GG910003RV/GI910012RK establishing 
          the maximum rent of the subject apartment in the amount of $259.00 
          per month.

               If the owner does not voluntarily refund to the tenant all 
          rents collected by the owner in excess of the legal regulated rent 
          within 30 days of this order, the tenant may seek remedy in a Court 
          of competent jurisdiction.

               Both parties are advised to file a Request for Rent 
          Registration Update if there is a dispute in the monthly rent of 
          the subject apartment.


               THEREFORE, in accordance with the Tenant Protection 
          Regulations and the Emergency Tenant Protection Act, it is 






          ADM. REVIEW DOCKET NO.: HA910036RO


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

          ISSUED:





                                                                           
                                             LULA M. ANDERSON
                                             Deputy Commissioner













               






    

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