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
          IN THE MATTER OF THE ADMINISTRATIVE 
          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NOS:ARL11269-N
               10 Washington Realty Co.           RENT ADMINISTRATOR'S 
                                                  DOCKET NO. 47723

                                   PETITIONERS
          --------------------------------------x

          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  IN
          PART

          On July 3, 1986 the above named petitioner filed a  Petition  for
          Administrative Review against an order issued on June 2, 1986  by
          the  Rent  Administrator,  10  Columbus  Circle,  New  York,   NY
          concerning the  housing  accommodations  Known  as  Apt.  3D,  10
          Washington Street, Hempstead,  N.Y.  wherein  the  District  Rent
          Administrator determined that the legal regulated  rent  for  the
          subject apartment is $291.50 and amended the 1984 registration to 
          reflect this fact.

          The  issue  in  this  appeal  is  whether   the   Administrator's
          determination is incorrect.

          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.

          The  tenant  (Else  Buediger)  commenced   this   proceeding   on
          September 27, 1984 by filing an  objection  to  the  registration
          statement served on her by the owner on June 29,  1984.   In  the
          objection the tenant claimed that the registered rent of  $357.50
          was not the legal rent.  She submitted a copy of an order  issued
          on September 20, 1983 under docket number HEMPTA  83-36  reducing
          the Initial Legal  Regulated  Rent  form  $325.00  per  month  to
          $291.50 per month, for the lease term from July 1, 1982  to  June
          30,  1983  and  directing  the  owner  to   refund   $502.50   in
          overcharges.


          Docket No.ARL11269-N          - 2 -

          Based on the owner's failure to file an answer to the  objection,
          the Administrator determined that the  legal  regulated  rent  is
          $291.50 per month on April 1, 1984.







          In the petition for administrative review the owner asserts  that
          it did submit an answer on three occasions - on December 17, 1985 
          additional time to answer was requested and on December 23,  1985
          and April 21, 1986 the owner advised that  the  same  matter  was
          being considered under docket number HEMPTC  85-307.   The  owner
          enclosed with the petition copies of these  answers  and  of  the
          certified mail receipts showing when and to whom these  documents
          were mailed.

          The Commissioner is of the  opinion  that  the  owner's  petition
          should be granted in part.

          The prior proceeding on which the  Administrator  relied  (HEMPTA
          83-36) did  not  determine  the  April  1,  1984  rent.   It  did
          establish the rent at $291.50 for the July 1, 1982  to  June  30,
          1983 lease term.  The record indicates that  the  tenant  renewed
          her lease for a two year term commencing July 1, 1983  for  which
          a 10% increase pursuant to  Tenant  Protection  Bulletin  No.  34
          would be applicable resulting in a rent as of April  1,  1984  of
          $320.65.  This is the amount that should have been registered  by
          the owner as the legal regulated rent on  the  1984  registration
          and the amount upon which subsequent rents should be computed.

          Although the owner's submissions were apparently not received  by
          the Administrator, the Commissioner finds  that  this  defect  is
          remedied by the consideration on appeal  of  the  merits  of  the
          owner's answer.

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

          ORDERED that this petition be and the same hereby is  granted  in
          part and the Administrator's order be  and  the  same  hereby  is
          modified to state that the rent for the subject apartment  as  of
          April 1, 1984 was $320.65.

          ISSUED:   

                                             ELLIOT SANDER
                                             Deputy Commissioner  
           
    

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