On review of the record, we find dispositive the failure of the landlord to meet his burden of establishing at trial sufficient evidence to support the refusal to renew the lease as of the time when the tenant's right to renewal accrued, namely, within 150-120 days of the expiration of the renewal term on November 30, 1980 (Code of Rent Stabilization Association of New York City, Inc., § 54, subd B;
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