BH 110251-RO;  BH 130254-RO  

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

          APPEALS OF                              DOCKET NOS.:   
                                                  BH 110251-RO               
                                                  BH 130254-RO
                 BEAUMONT ASSOCIATES,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NOS.:  
                                   PETITIONER     044558               
          ----------------------------------x     044559


          On August 18, 1987 and August 21, 1987, the above-named petitioner- 
          owner filed Administrative Appeals against orders issued on July 
          23, 1987, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 
          138-15 Franklin Avenue, Flushing, New York, Apartments L-3 and 611.

          The Commissioner has consolidated these two petitions, as they 
          involve common questions of law and fact.

          The issue herein is whether the Rent Administrator properly deter- 
          mined the tenants' objections to the 1984 apartment rent/services 

          On August 15, 1984, the tenants commenced the original proceedings 
          by filing with the Division, a tenant's objection form to the  
          services registration statement filed by the owner.  The tenants 
          alleged that the owner did not include therein a number of apart- 
          ment and building services.

          The Rent Administrator's orders, appealed herein, determined that 
          the owner, in not filing an answer to the tenants' objections had 
          defaulted and that as a result thereof, the factual allegations of 
          the tenants' objections were deemed admitted.  The Rent Adminis- 
          trator further determined that the owner provides the services 
          cited in the tenants' objections.  The registrations were amended 
          to reflect these facts.

          BH 110251-RO;  BH 130254-RO  

          On appeal, the petitioner owner contended (in both files) that it 
          never received a copy of the tenants' objections to the registra- 
          tions and that the first indication it had of a problem with the 
          registrations was when it received copies of the Rent Administra- 
          tor's orders.  The owner further alleged that it recently moved its 
          offices and that the post-office did not forward its mail.  The 
          owner further stated that although it provides gas, a doorman and 
          a master TV antenna; it never provided air-conditioners or screens.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeals 
          should be remanded to the Rent Administrator for further pro- 

          A review of the files reveals that on May 27, 1987, copies of the 
          tenants' objections to the apartment/building registration were 
          mailed to the owner, but that it did not file answers to the 
          tenants' objections.

          The Commissioner notes that, on March 21, 1987, the tenant of 
          Apartment 3-L, advised the Rent Administrator that the current 
          owner's name and address was Beaumont Associates, 4917 12th Avenue, 
          Brooklyn, New York.  The tenant of Apartment 611, however, did not 
          reply to the Rent Administrator's request for the current owner's 
          name and address.  

          The Commissioner finds that the Rent Administrator, in reliance on 
          the tenant's (Apartment 3-L) statement, directed the notices 
          containing copies of the tenants' objections to Beaumont Associ- 
          ates, 4917 12th Avenue, Brooklyn, New York.  The petitioner gives 
          its address as Beaumont Associates, Post Office Box 407, Brooklyn, 
          New York, and the Division's own records list an entirely different 
          entity as the registered owner at the time notices were sent.  It 
          therefore cannot be determined if the owner was properly served 
          with the objections.

          Accordingly, the Commissioner finds that due process requires that 
          both proceedings be remanded to the Rent Administrator for the 
          purpose of giving the owner an opportunity to respond to the 
          tenants' objections to the registration. 

          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion Law and Code, it is,

          BH 110251-RO;  BH 130254-RO  

          ORDERED, that these petitions be, and the same hereby are, granted 
          to the extent of remanding these proceedings to the Rent Adminis- 
          trator for further processing in accordance with this Order and 


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner




          TO   :    Renee Siboni                        
                    Rent Administrator/Tenant Services  

          FROM :    Alice Ryen             
                    Director Administrative Review, Services Bureau

          DATE :    October 1, 1992

          RE.  :    Administrative Appeal Docket Nos.:  BH 110251-RO,
                                                        BH 130254-RO
                    Docket Nos.:  044558, 044559
                    Subject Premises:  138-15 Franklin Avenue, Flushing, NY 
                                       Apts. 3-L and 611

                      These proceedings are being remanded for the following 

                           The District Rent Administrator mis- 
                           directed tenants' objections to the 
                           registrations to the wrong owner address; 
                           thus denying owner an opportunity to 
                           answer the tenants' objections.  Both 
                           PARs were consolidated.

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