DHCR Decisions          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