Docket Number: BD410040-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.: BD 410040-RT
                                            :  
             JOAN BABCHAK,                     DRO DOCKET NO.: 041414     

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

        On April 20, 1987, the above-named petitioner filed a  Petition  for
        Administrative Review against an order issued March 18, 1987,  by  a
        District Rent Administrator, concerning the  housing  accommodations
        known as 1 University Place, Apartment 16-O,  New  York,  New  York,
        wherein the Administrator determined that the tenant had not filed a 
        timely challenge to the fair market rent.

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

        The tenant commenced this proceeding by filing an objection  to  the
        January 4, 1985 registration and a fair  market  rent  appeal.   The
        tenant alleged that she moved into  the  apartment  on  December  1,
        1982 as the first stabilized tenant according to the rider  attached
        to her initial lease.  She claimed that she never  received  a  DC-2
        notice from the owner and that  according  to  information  obtained
        from the District Rent Office,  the  June  30,  1974  rent  for  the
        subject apartment was $147.56.

        The owner was asked to submit  evidence  establishing  that  a  DC-2
        notice was served on the first stabilized tenant.  On March 2, 1987, 
        the owner submitted a copy of a DC-2 notice naming  the  complaining
        tenant and a copy of a receipt for certified mail dated January  28,
        1983.  The owner asserted that  the  tenant's  objection  should  be
        denied.

        On March 18, 1987, the District Rent Administrator issued  an  order
        terminating the proceeding on the ground that the tenant's objection 
        was untimely since the DC-2 notice was mailed on  January  23,  1983
        and the objection was not filed until January 10, 1985.

        In the petition, the tenant, by  her  representative,  asserts  that
        the law in effect at the time the complaint was filed is  applicable
        in determining the merits of the tenant's claim.   She  argues  that
        the former Rent Stabilization Law and Code provided  that  a  tenant
        must file a Fair Market Rent appeal within ninety days of receipt of 
        the DC-2 notice.  The proof required for "receipt" she asserts 

        consists of a certified mailing receipt signed by the tenant and  in
        the instant case  it  cannot  be  shown  that  the  tenant  actually
        received the DC-2 notice as  the  certified  mail  receipt  was  not






          Docket Number: BD410040-RT
        signed by the tenant.  The tenant further argues  that  DHCR  policy
        mandates that the owner mail the DC-2 notice to the tenant within 30 
        days of the date the tenant takes occupancy.  The tenant notes  that
        she moved into the subject premises on  December  1,  1982  but  was
        mailed the DC-2 notice on January  23,  1983  which  was  more  than
        thirty days after she took occupancy  and  was  therefore  untimely.
        The tenant further asserts that she never received the DC-2 notice.

        After careful consideration, the Commissioner is of the opinion that 
        the tenant's petition should be denied.

        Section 25 of the former Rent Stabilization Code which was in effect 
        at the time the subject apartment became decontrolled provided  that
        a fair market rent appeal had to be filed by a tenant within 90 days 
        of receipt of the notice of initial legal regulated rent (DC-2, DC-1 
        or DS-1 notice).  Section 26 of the former Code provides  that  this
        notice must be served on the tenant by certified mail.

        The owner in the instant case has adequately  established  that  the
        DC-2 notice was sent to the tenant by certified mail on January  28,
        1983.  Accordingly, the owner  satisfied  the  requirements  of  the
        applicable regulations in effect at the time.

        Although the tenant correctly notes that the owner was  mandated  by
        Section 26 of the former Code to serve the DC-2 notice on the tenant 
        within 30 days after the first stabilized tenant  taking  occupancy,
        the tenant was not prejudiced by the owner's failure  to  adhere  to
        this time limitation since she still had up to 90 days after receipt 
        of the DC-2 notice to file a Fair Market Rent Appeal.

        The Administrator correctly determined that the tenant's fair market 
        rent was not timely filed and there is not  basis  for  revoking  or
        modifying this finding.

        THEREFORE,  in  accordance  with  the   provisions   of   the   Rent
        Stabilization Law and Code, the Emergency Tenant Protection  Act  of
        1974, it is

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner
    

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