BE 410301 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 410301 RT

                     DAVID A. HOFF,
                                                  DRO DOCKET NO.: U 3123469 R



          On July  2,  1987,  the  above-named  petitioner-tenant  filed  a
          Petition for Administrative Review against  an  order  issued  on
          June 9, 1987 by the  District  Rent  Administrator,  10  Columbus
          Circle, New York, New  York,  concerning  housing  accommodations
          known as Apartment 6D at 680 Fort Washington  Avenue,  New  York,
          New York.

          The Commissioner notes that this proceeding was  initiated  prior
          to April 1, 1984.  Sections 2526.1(a)(4)  and  2521.1(d)  of  the
          Rent Stabilization Code (effective May 1,  1987)  governing  rent
          overcharge  and  fair  market  rent  proceedings   provide   that
          determination of these matters be based  upon  the  law  or  code
          provisions in  effect  on  March  31,  1984.   Therefore,  unless
          otherwise  indicated,  reference  to   Sections   of   the   Rent
          Stabilization Code (Code) contained herein are  to  the  Code  in
          effect on April 30, 1987.

          The proceeding was originally commenced by the filing of  a  rent
          overcharge complaint form by the tenant with the  New  York  City
          Conciliation and Appeals Board on  March  8,  1984,  one  of  the
          predecessor agencies to the Division  of  Housing  and  Community
          Renewal (DHCR).  The tenant took occupancy pursuant  to  a  lease
          commencing May 15, 1978 and expiring May 31, 1981  at  a  monthly
          rent of $425.00.

          The owner was served  with  a  copy  of  the  complaint  and  was
          requested to submit rent records to prove the lawfulness  of  the
          rent being charged.   In  answer  to  the  complaint,  the  owner
          submitted rent records from May 15, 1978 and a Landlord's  Report
          of Statutory Decontrol indicating that the tenant was  the  first
          stabilized tenant to occupy the subject apartment.

          On December 11, 1986, the  Administrator  issued  Order  No.  CDR
          28,246,  finding  no  overcharge,  and  dismissing  the  tenant's
          complaint.  By letter of December 15, 1986, the tenant  requested
          that the case be reopened for processing as a  fair  market  rent

          BE 410301 RT

          By order issued on May 5,  1987  the  Administrator  revoked  the
          December  11,  1986  order  and  reopened  the   proceeding   for
          processing as a fair market rent appeal.

          In answer, the owner submitted a copy of  a  DC-2  notice  and  a
          certified  mail  envelope  addressed  to  the  tenant  which  was
          returned to the owner by the post office  marked  "unclaimed"  on
          May 19, 1978.  

          By correspondence dated May 5, 1987 and May 20, 1987, the tenant, 
          among other things, requested a determination of  the  lawfulness
          of his initial rent.

          On  June  9,  1987,  in  the  order  under  appeal  herein,   the
          Administrator rejected the fair market rent appeal  as  untimely,
          and confirmed that the initial lawful rent for the apartment  was
          $425.00, as charged and paid on May 15, 1978.

          In his petition, the tenant contends he never received  the  DC-2
          notice from the owner and thus seeks reversal of the Order.

          The owner, in its answer to the petition, reasserts that the DC-2 
          was mailed to the tenant by certified mail which was returned  to
          the owner unclaimed.

          The Commissioner is of the opinion that this petition  should  be

          Section 25 of the Code provides that a fair  market  rent  appeal
          application must be filed  within  90  days  of  receipt  of  the
          initial legal regulated rent notice (DC-2 notice).  Section 26 of 
          the Code provides that said notice shall be served by  the  owner
          on the tenant by certified mail.

          In  the  instant  case,  the  record  indicates  that  the  owner
          endeavored to follow the required procedure  by  mailing  a  DC-2
          notice to the tenant at the correct address  by  certified  mail.
          The post office attempted and was unable to deliver this  notice.
          The tenant filed his fair market rent  appeal  almost  six  years

          The Commissioner finds that the owner fulfilled the  requirements
          of the Rent Stabilization Code in mailing the DC-2 notice to  the
          tenant by certified mail.  There is no indication  in  this  case
          that the owner attempted to  evade  the  legal  requirements  for
          service of the  notice.   The  responsibility  for  the  tenant's
          failure to receive the notice cannot be  said  to  lie  with  the
          owner after the owner duly mailed the notice.   The  Commissioner
          therefore finds that the  Administrator  properly  dismissed  the
          tenant's fair market rent appeal as untimely filed.

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

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

          BE 410301 RT

                                                  ELLIOT SANDER
                                                  Deputy Commissioner

          BE 410301 RT



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