BE 410038 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 410038 RT
                                              :  DRO DOCKET NO.ZL-005133-R
               JOSEPH M. GELOSI                  OWNER: S. K. S. REALTY

                                PETITIONER    : 
          ------------------------------------X                             
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On May 4, 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 the housing accommodations known as 
          10-16 Manhattan Avenue, New York, New York, Apartment No. 
          6C, 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 issues raised by the administrative appeal.  

          This proceeding was originally commenced by the filing in 
          November 1985 of a rent overcharge complaint by the tenant who 
          stated that he first moved to the subject apartment on October 1, 
          1984 at a monthly rent of $742.00.

          In answer to the complaint, the owner stated in substance 
          that in April, 1984, it served the prior tenant with a copy of the 
          apartment registration form which listed the April 1, 1984 rent as 
          $700.00.  In support of such contention, the owner submitted a 
          copy of the April 1, 1984 registration form along with proof of 
          mailing on April 2, 1984.  The owner also submitted copies of the 
          leases entered into with the prior tenant and the tenant herein 
          and stated that all increases were in accordance with the relevant 
          guidelines and that no rent overcharge had occurred.

          In Order Number ZL-005133-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 










          BE 410038 RT
          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 $700.00 was the initial legal registered rent, 
          that the rent was then increased to $742.00 effective October 1, 
          1984 and to $790.23 effective October 1, 1985 all in accordance 
          with lease increases pursuant to the Guidelines then in effect so 
          that no rent overcharge occurred.

          In this petition, the tenant contends in substance that in 
          August 1983, he became a roommate of the prior tenant, that the 
          prior tenant's last lease expired on December 31, 1983, that the 
          prior tenant remained in the subject apartment for nine additional 
          months after December 31, 1983 without a lease at the same rent  
          after deciding she did not want to renew her lease so that when 
          the owner sent the apartment registration to the prior tenant in 
          April 1984, there was no actual tenant of record, and that 
          therefore the current tenant's overcharge complaint should have 
          been considered as a timely objection to the April 1, 1984 
          registered rent.

          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 April 
          2, 1984, the prior tenant had been served with a copy of the 1984 
          apartment registration form.  Such proof consisted of a copy of 
          U.S. Post Office "Acceptance of Registered, Insured, C.O.D. and 
          Certified Mail" Form #P.O.-3877, signed and dated and listing the 
          tenant's name and address, including the apartment number.  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 the 
          prior tenant had been occupying the subject apartment without a 
          renewal lease at the time the registration form was mailed to her 
          does not invalidate the service of the registration form.  
          Therefore, the Rent Administrator correctly found that the April 
          1, 1984 registered rent of $700.00 was the initial legal 
          registered rent in accordance with Section 2526.1 and correctly 
          found that the April 1, 1984 rent of $700.00 was increased by 
          lawful amounts to $742.00 effective October 1, 1984 (Guideline 16 
          increase of 6% for one year vacancy lease) and to $790.23 
          effective October 1, 1985 ( Guideline 17 increase of 6 1/2% for a 
          two year renewal lease).  Accordingly, no rent overcharge 
          occurred.





          THEREFORE, in accordance with the provisions of the Rent 


          BE 410038 RT
          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.

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner





                                                    





    

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