BG 610177 RT

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

          APPEAL OF                              DOCKET NO. BG 610177 RT
                                              :  DRO DOCKET NO. 54242
               ROBERT T. ESHUN                   OWNER: HENRY T. SACHS, JR.

                                PETITIONER    : 

               On July 24, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on June 
          23, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 2344 
          Davidson Avenue, Bronx, New York, Apartment No. 5A, wherein the Rent 
          Administrator determined that the tenant had not been 

          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 on February 10, 
          1985, by the tenant's filing of an objection to the apartment 
          registration, including a fair market rent appeal and an 
          overcharge complaint.  The tenant took occupancy pursuant to a 
          lease commencing July 1, 1984 and expiring June 30, 1985 at a 
          monthly rent of $425.00.  The tenant indicated on his objection 
          form that he had not received an initial registration form from 
          the owner.

          In answer, the owner submitted copies of leases from March 1, 
          1976 for the subject apartment and a Report of Statutory Decontrol 
          showing that the subject apartment first became rent stabilized on 
          March 1, 1976.  The owner also submitted evidence showing that the 
          prior tenant had been served with the initial registration form on 
          June 18, 1984.

          In the order under appeal herein, the Rent Administrator 
          stated on page one that the tenant had filed a timely objection to 
          the registration and determined that there was no rent overcharge 
          based on an examination of the rental history from the April 1, 

          BG 610177 RT
          1980 base date.  However on page two of said order, the Rent 
          Administrator dismissed the tenant's objection on the basis that 
          it was not filed within ninety days of service of the registration 
          on June 18, 1984.

          In this petition, the tenant alleges in substance that the 
          Rent Administrator's order should be modified because the owner 
          failed to serve him with a copy of the prior tenant's lease and 
          that the tenant had not been served with a copy of the owner's 
          answer in the proceeding before the Rent Administrator.

          In response to the tenant's petition, the owner stated in 
          substance that the Rent Administrator's order was warranted and 
          submitted evidence that the tenant herein had been served with a 
          copy of the registration form on September 12, 1984.

          The Commissioner is of the opinion that this petition should 
          be denied and the Rent Administrator's order modified.

          Pursuant to Sections 2522.3 (c) (2), 2526.1 (a) (2) (ii), and 
          2528.2 (d) of the Rent Stabilization Code, a tenant must file a 
          challenge to the initial apartment registration (overcharge 
          complaint or fair market rent appeal) within 90 days of service of 
          the registration form on the tenant by certified mail.  Section 
          2528.2 (d) further provides that for registrations served prior to 
          the effective date of that section, any method of service 
          permitted by the DHCR at the time of service shall be deemed to 
          have the same effect as service by certified mailing.

          The Division's instructions for service of the initial rent 
          registration on the tenant by the owner provided for hand delivery 
          of the envelope with signed receipt, use of 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 or regular first class mail 
          documented by Post Office Form #P.O. 3877.

          DHCR instructions further provide that the proof(s) of 
          receipt, properly signed and dated (by the tenant, the post 
          office, and the mailing house, as appropriate) will be considered 
          adequate by the DHCR to establish the tenant's 90 day challenge 
          period, which will begin on the date of the receipt.

          In the instant case, the owner has submitted a copy of Post 
          Office Form #P.O. 3877 showing that the registration form was duly 
          mailed to the prior tenant on June 18, 1984.  The owner also 
          submitted a Certificate of Mailing Form (Post Office Form #3817) 
          showing the tenant herein was served with the registration form on 
          September 12, 1984.  Since the tenant herein did not file an 
          objection to the registration within ninety days of June 18, 1984 
          or even within 90 days of September 12, 1984, the April 1, 1984 
          registered rent of $411.11 is considered the lawful stabilization 

          rent.  The owner then correctly added a 4% increase pursuant to 
          Guideline 15 for a one year vacancy lease making the lawful 

          BG 610177 RT
          stabilization rent $425.00 (owner could have charged $427.55) upon 
          the initial occupancy of the tenant herein on July 1, 1984.  
          Accordingly, there is no rent overcharge.  The Rent 
          Administrator's order is hereby modified to delete the finding 
          that the tenant's objection to the registration was timely filed 
          and to delete the rental calculations prior to April 1, 1984.  It 
          is noted however that an examination of the rental history from 
          the date of vacancy decontrol in March 1976 discloses that no rent 
          overcharge occurred.

          It is further noted that any alleged failure on the owner's 
          part to show the tenant a copy of the prior tenant's lease does 
          not effect the fact that there was no rent overcharge.

          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 as modified 


                                          ELLIOT SANDER
                                          Deputy Commissioner


          BG 610177 RT


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