HF210199RO






                                  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  SJR 6900
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO. HF210199RO  

          STANLEY REIFER
                                              :  DRO DOCKET NO. CA210329R     
                                                 
                                PETITIONER    :  TENANT:  PATRICIA ROBERTSON
          ------------------------------------X                             
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW

               On May 27, 1993, the above-named petitioner-owner pursuant to 
          a court stipulation was considered to have timely refiled a Petition 
          for Administrative Review against an order issued on September 20, 
          1991, by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations 
          known as 555 Ocean Avenue, Brooklyn, New York, Apartment No. 3G, 
          wherein the Administrator determined that the owner had overcharged 
          the tenant.

               The Administrative Appeal is being determined pursuant to the 
          provisions of the Rent Stabilization Law and Code.
               
               The issue herein is whether the Rent Administrator's order 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 issue raised by the administrative appeal.  

               This proceeding was commenced on January 21, 1988 when the 
          tenant filed a rent overcharge complaint.  The tenant asserted that 
          she had taken occupancy in November 1980 pursuant to a two year 
          lease at a monthly rent of $249.00 and that the owner had increased 
          the rent to $455.00 in June 1986 based upon Major Capital 
          Improvements.  

               In response to the complaint, the owner indicated that pursuant 
          to Section 602 of the Private Housing Finance Law, the subject 
          building had been completely rehabilitated and the rents had been 
          restructured.  

               In the order herein appealed, based upon the rent history 
          without consideration of the claimed restructuring, the 
          Administrator determined that the tenant had been overcharged and 
          set the legal stabilized rent at $339.77 effective June 1, 1989, as 
          well as directing the owner to refund overcharges of $27,361.56 







          HF210199RO

          inclusive of treble damages and excess security.

                In this appeal, the owner bases the request that the order be 
          reversed on the rehabilitation of the entire building under the U.S. 
          Department of Housing and Urban Development's (HUD's) Section 8 
          Moderate Rehabilitation Program as administered by the New York City 
          Department of Housing Preservation and Development (HPD)
          and financed by the New York State Housing Finance Agency and the 
          New York City Participation Loan Program.  Said rehabilitation was 
          completed in the spring of 1986 and in June 1986, HPD issued orders 
          restructuring the rent for all apartments in the building (84) which 
          had undergone rehabilitation work subject to the availability of 
          Section 8 housing assistance payments for all income eligible 
          tenants;  new leases were executed accounting for the revised rent.  
          The rent of the instant apartment was established at $455.00 by HPD 
          but the tenant was ineligible for assistance because the family's 
          income exceeded the allowed maximum.  All subsequent renewal leases 
          have been in accordance with applicable guidelines.  The owner 
          submitted a copy of Order and Report Of Setting Of Initial Regulated 
          (Stabilized) Rent And Services issued by HPD on May 30, l986.

               Although afforded the opportunity to do so, the tenant did not 
          reply to the petition.

               The Commissioner is of the opinion that  this petition should 
          be granted.  

               The evidence of record shows conclusively that the rent 
          increase taken by the owner was in conformance with Section 
          2522.4(f) of the Rent Stabilization Code and that there was no 
          overcharge.  Accordingly, the Administrator's order should be 
          revoked.  

               If the owner has already complied with the Rent Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenant is permitted to pay off the 
          arrears in 24 equal monthly installments.  Should the tenant vacate 
          after the issuance of this order or have already vacated, said 
          arrears shall be payable immediately.


               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, granted, and, that the order of the Rent 
          Administrator be, and the same hereby is, revoked.

          ISSUED



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner





          HF210199RO


                     






























               If the owner has already complied with the Rent Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenant is permitted to pay off the 
          arrears in 24 equal monthly installments.  Should the tenant vacate 
          after the issuance of this order or have already vacated, said 
          arrears shall be payable immediately.





    

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