BE 410036 RT

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO. BE 410036 RT
                                              :  DRO DOCKET NO.ZL-002027-R
               BRUCE SHENITZ                     OWNER: ANDREA RICH

                                PETITIONER    : 

               On April 30, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on March 
          26, 1987, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          204 West 108 Street, New York, New York, Apartment No. 
          46, wherein the Rent Administrator determined that the tenant had 
          not been overcharged.

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2526.1 of the Rent Stabilization 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 originally commenced by the filing in May 
          1985 of a rent overcharge complaint by the tenant who moved to the 
          subject apartment on November 19, 1984 at a monthly rent of 

          In answer to the complaint, the owner stated in substance 
          that the tenant herein was paying the exact same rental as the 
          prior tenant Jonathan Steele and that on May 23, 1984, Mr. Steele 
          was served with a copy of the apartment registration form which 
          listed the April 1, 1984 rent as $988.00.  In support of such 
          contention, the owner submitted a copy of the April 1, 1984 
          registration form along with proof of mailing on May 23, 1984.

          In response to the owner's answer, the tenant stated in 
          substance that he was told prior tenant Jonathan Steele had been 
          subletting the subject apartment to another occupant at the time 
          the registration form was mailed in 1984, so that the tenant 
          herein should be able to challenge any rent overcharge.

          BE 410036 RT

          In Order Number ZL-002027-R, the Rent Administrator 
          determined that the owner had properly registered the April 1, 
          1984 rent for the subject apartment, served the then tenant of the 
          subject apartment with a copy of the apartment registration form 
          and that there was no timely Tenant's Objection to this rent.  
          Therefore, the Rent Administrator found that the April 1, 1984 
          registered rent of $988.00 was the initial legal registered rent 
          and that no rent overcharge had occurred.

          In this petition, the tenant contends, in substance, that the 
          owner did not supply the tenant with proof of the rent 
          registration or service of same on the tenant, that the tenant was 
          not in occupancy of the subject apartment on April 1, 1984 or 
          ninety days thereafter, that the tenant has filed a timely 
          complaint of rent overcharge and that the prior tenancy was not a 
          bona fide tenancy so that service of any rent registration on the 
          prior tenant was invalid.

          In answer to this petition, the owner contends, in substance, 
          that the Rent Administrator's order was warranted.

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

          Section 2526.1 (a) (3) (i) of the Rent Stabilization Code 
          provides in pertinent part that except as to complaints filed 
          within ninety days of the initial registration of a housing 
          accommodation, the legal regulated rent for purposes of 
          determining an overcharge shall be deemed to be the rent shown in 
          the annual registration statement filed four years prior to the 
          most recent registration statement or if more recently filed, the 
          initial registration statement.

          In the instant case, the owner submitted proof that on May 
          23, 1984 prior tenant Jonathan Steele had been served with a copy 
          of the 1984 apartment registration form by using the Post Office 
          "Carrier Route Pre-Sort" Service through a bonded mailing house as 
          evidenced by the Post Office date-certification of the number of 
          pieces received from the mailing house for each building and the 
          mailing house addressee list.  This was a method of service 
          permitted by the DHCR.  The record further reveals that no rent 
          overcharge complaint was received within ninety days of such 
          service.  It is noted that the fact that Mr. Steele may have been 
          subletting the subject apartment to another occupant at the time 
          the registration form was mailed to him does not invalidate the 
          service of the registration form.  Further, the tenant has 
          submitted no evidence in support of his contention that Mr. Steele 
          was not a bona fide tenant.  Therefore, the Rent Administrator 
          correctly found that the April 1, 1984 registered rent of $988.00 
          was the initial legal registered rent in accordance with Section 
          2526.1 and that no rent overcharge had occurred.

          BE 410036 RT

          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, denied, and, that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.


                                          ELLIOT SANDER
                                          Deputy Commissioner



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