DOC. NO.: BE 410034-RT
                                  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 :   ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:  BE 410034-RT
                                                  DRO ORDER NO.:
               EDWARD VELESQUEZ, PETITIONER   :             ZL-005372-R
          ------------------------------------X   OWNER: RATHVILLE ESTATES

                         ORDER AND OPINION DENYING PETITION
                              FOR ADMINISTRATIVE REVIEW

          On May 13, 1987 the above named petitioner-tenant filed a Petition 
          for Administrative Review against an order issued on April 10, 
          1987, by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning housing accommodations known as Apartment 4A, 
          124 East 27th Street, New York, New York, wherein the Rent 
          Administrator determined that there had been no overcharge.

          The Commissioner has reviewed all of the evidence in the record 
          and has carefully considered that portion of the record relevant 
          to the issues raised by the administrative appeal.

          The tenant commenced this proceeding November 29, 1985 by filing 
          an overcharge complaint.

          In answer to the complaint, the owner stated that the apartment 
          was registered and submitted copies of the 1984 and 1985 
          registrations together with proof of mailing by certified mail 
          and signed receipts for each mailing.

          In Order Number ZL-005372-R, the Rent Administrator determined 
          that the April 1, 1984 registered rent, $572.00, since not 
          challenged within ninety days of registration, was the initial 
          legal registered rent.  Based thereon, the Administrator found no 
          overcharge.

          In this petition, the tenant contends that the Rent 
          Administrator's Order is incorrect and should be modified because 
          in 1982 the owner had in effect admitted an overcharge by 
          voluntarily lowering the then-current rent from $750.00 to 
          $550.00, pursuant to negotiations between the owner and the 
          tenant's then-cotenant.  The tenant alleges that no challenge 
          was made to the 1984 registered rent since the registration form 
          had not been received by the petitioner.
















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          In answer to this petition, the owner contends that the order 
          should be upheld because the tenant failed to challenge the 1984 
          registered rent within the ninety day period.

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

          Pursuant to the 1983 Omnibus Housing Act, a tenant must challenge 
          the April 1, 1984 registered rent within ninety days of mailing 
          by the owner.  Although the tenant denies receiving the 1984 
          registration, his cotenant signed the registered receipt for 
          same on July 19, 1984.  Accordingly, the April 1, 1984 rent 
          became the base rent since not challenged until November of 1985.  
          As a result, the tenant's allegations regarding overcharges prior 
          to April 1, 1984 are rendered moot pursuant to the 1983 Act.

          THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, it is

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

          ISSUED:
                                       
          ELLIOT SANDER
          Deputy Commissioner










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                                  COVERING MEMORANDUM






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          ARB Docket No.:BE 410034-RT



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          DRO Docket No/Order No.:ZL005372-R



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          Tenant(s):Edward Velesquez



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          Owner:Rathville Estates



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          Code Section:2526.1



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          Premises:Apt. 4A, 124 East 27th Street,



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          New York, N.Y.






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          Order and Opinion Denying Petition for Administrative Review






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Petitioner's then-cotenant signed a return receipt for 






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the 1984 registration in July 1984.  Accordingly, the 



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petitioner's 1985 overcharge complaint was correctly 






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processed using the April 1, 1984 rent as the ILRR.  



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MGA






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          APPROVED:






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          Processing Attorney:                                             






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          Unit Director:                                                   






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          Deputy Counsel:                                                  






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          Deputy Commissioner:                                             






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          Mailed copies of Order and Determination to:






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                           Tenant(s)                 



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            Owner             






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            Tenant's Atty             



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            Owner's Atty              






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            Date:              :  by               



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            signature






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