CF 110102 RO
                                   STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                             DOCKET NO.: CF 110102 RO

                     MIKE BLAKAJ
                    COOPER REALTY               DRO DOCKET NO.: Z057346

                                                TENANT: VALERIE SPUHLER       


          On June 9, 1988 , the above-named petitioner-owner timely refiled 
          a Petition for Administrative Review against an order issued on 
          March 23, 1988, by the Rent Administrator, 10 Columbus Circle New 
          York New York, concerning the housing accommodations known as 11-15 
          46th Road, Queens, New York, Apartment No. 3B, wherein the Rent 
          Administrator determined that the owner had failed to completely 
          comply with registration requirements and therefore froze the legal 
          registered rent as the rent on April 1, 1984.

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2528 of the Rent Stabilization Code.

          The issue herein is whether the Rent Administrator's order was 

          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 alleging non-receipt of the initial rent notice 
          by the tenant in June 1985.

          The owner was served with a copy of the tenant's complaint on 
          September 23, 1987 but failed to submit a response.

          In Order Number Z057346, the Rent Administrator established the 
          lawful stabilized rent as the rent in effect on April 1, 1984 and 
          barred the owner from collecting any increases above the rent 
          charged on April 1, 1984 until the owner completed the registration 

          In this petition, the owner contends in substance that it was never 
          served a copy of the tenant's objection.

          In answer to the owner's petition, the tenant stated in substance 
          that the owner has not complied with the Rent Administrator's order 

          CF 110102 RO

          and that the rents registered by the owner do not agree with the 
          lease rent paid by the tenant.  The tenant submitted leases in 
          effect from October 12, 1984 thru October 11, 1989 and a copy of 
          the 1990 annual apartment registration form.

          The Commissioner is of the opinion that this petition should be 

          Section 2527.3 of the Rent Stabilization Code provides in pertinent 
          part that any notice directed to the person named in the last filed 
          registration statement as the owner at the address given therein 
          shall constitute notice to the person who is then the owner.

          An examination of the record in this case discloses that the owner 
          was served a copy of the tenant objection on September 23, 1987 at 
          the following address:

                                   Cooper Realty
                                   184 East 161 Street
                                   Bronx, New York 10451

          Further, the owner was sent a "Notice to Owner of Failure to 
          Register Apartment/Building" on February 4, 1988 and a copy of the 
          order appealed herein on March 23, 1988 at the above address.

          The owner registered with DHCR under the name - Cooper Realty at 
          184 East 161 Street, Bronx, New York 10451, every year from 1984 
          thru 1991 and cited the above address on the instant petition.

          It is a well - established principal of law that a letter properly 
          addressed, stamped and mailed is presumed to have been delivered.

          Petitioner's assertion of non-receipt is therefore insufficient to 
          defeat the presumption of receipt.  Further the notices sent to the 
          owner at the last registered address are in compliance with the 
          provisions of Section 2527.3 of the Code as cited above.

          Moreover, the owner failed to prove either before the Rent 
          Administrator or on appeal that it fully complied with the 
          registration requirements by properly serving the tenant in 
          occupancy on April 1, 1984 or subsequent tenant with a copy of the 
          Initial Rent Notice (RR-1).

          Accordingly, the Rent Administrator's order was warranted.

          With regards to the tenant's contention that the owner has failed 
          to comply with the Rent Administrator's order freezing the legal 
          registered rent at the rent charged on April 1, 1984 and that the 
          registered rents subsequent to April 1 1984 do not reflect the 
          actual lease rents paid by the tenant, the tenant is advised to 
          file a Separate Complaint of Rent Overcharge with the DHCR citing 
          the Rent Administrator's order and the instant PAR docket as 

          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 

          CF 110102 RO

          same hereby is, denied, and, that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner


TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name