BH 210110 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.: BH 210110 RT

           Phyllis and Syliva                DRO DOCKET NO.: 047168
                Cohen,
                                             OWNER: Katz Realty/              
                               PETITIONER           Oxford Realty
      ------------------------------------X                             


          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                        AND REMANDING PROCEEDING ON APPEAL


      On August 7, 1987, the above-named petitioner-tenants filed an appeal 
      against an order issued on July 21, 1987, by the Rent Administrator, 10 
      Columbus Circle, New York, New York, concerning the housing 
      accommodations known as 1685 Ocean Avenue, Brooklyn, New York, Apartment 
      No. 2J, wherein the Rent Administrator dismissed the Tenant Objection as 
      untimely filed.

      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 by the filing of a Tenant's 
      Objection form challenging the owner's apartment registration statement 
      on the basis of a rent overcharge and room count error.
           
      In Order Number 47168, the Rent Administrator dismissed the Tenant's 
      Objection as being an untimely challenge to the owner's service of the 
      RR1 form on June 29, 1984 stating that the tenant's filing of the 
      objection on September 28, 1984 was in excess of 90 days.

      In this petition, the tenant contends in substance that the Rent 
      Administrator miscalculated the amount of days from the service of the 
      RR1 on June 29, 1984 to the filing of the Tenant's Objection.  The 
      tenant submitted a certified signed receipt (USPS form 3811) indicating 
      receipt of the complaint on September 27, 1984 by DHCR.

      In answer to the tenant's petition, the owner contends in substance that
      the Rent Administrator's order was warranted because there is no dispute 
      that the owner served the RR1 on June 29, 1984 and that 91 days had 
      lapsed between June 29, 1984 and the date of receipt of the objection by 
      DHCR on September 28, 1984.







          BH 210110 RT


      The Commissioner is of the opinion that this petition should be granted 
      to the extent of remanding the proceeding to be processed on the merits.

      An examination of the records in this case discloses that the tenants 
      are correct in their contention that the Tenant Objection form was filed 
      within 90 days of the June 29, 1984 service of the RR1 form.  The tenant 
      had submitted to the Rent Administrator USPS form 3800 indicating a 
      mailing to DHCR post marked September 25, 1984 the same date as 
      postmarked on the envelope attached to the Tenant Objection form in the 
      docket.  This is sufficient proof that the Tenant Objection was filed on 
      September 25, 1984 within the 90 day period commencing with the service 
      of the RR1 on June 29, 1984.

      Accordingly, this proceeding is being remanded to treat the Tenant's 
      Objection filed on September 25, 1984 as a timely challenge to the 
      initial registration on the merits.

      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, granted, that the order of the Rent Administrator be, and the 
      same hereby is, revoked, and it is 

      ORDERED, that this proceeding be and the same hereby is remanded to the 
      Rent Administrator to decide the Tenant Objection on the merits.  The 
      Tenant Objection is to be considered as timely filed and the owner 
      should therefore not be directed to submit proof of service of the RR1 
      form.  


      ISSUED:



                                                                  
                                      JOSEPH A. D'AGOSTA
                                      Acting Deputy Commissioner




                 
















          BH 210110 RT






















    

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