CJ 810085 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: CJ 810085-RO
             RIVER ROAD ASSOCIATES,              D.R.O. DOCKET NO.:              

                                                 TENANT: Robert S. Hecht

          On October 21, 1988,  the  above-named  petitioner-owner  filed  a
          Petition  for  Administrative  Review  against  an  order   issued
          September 23, 1988 by the Rent Administrator,  55  Church  Street,
          White Plains, New York concerning housing accommodations known  as
          801 Bronx River Road, Apartment 5F, Bronxville, New York,  wherein
          the Administrator had determined that the owner failed  to  timely
          file the Operating  and  Maintenance  Expenses  Schedule  for  the
          1985-1986 guideline period and was therefore ineligible to collect 
          guideline increases for that period.

          The issue in this appeal is whether the 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 commenced upon the filing of a rent overcharge 
          complaint by the tenant on November 12, 1985.  The tenant  therein
          alleged that the owner had failed to file the  required  financial
          statement and was  therefore  precluded  from  collecting  1985-86
          guideline increases.  The tenant had entered into a renewal  lease
          on October 1, 1985.

          On November 22, 1985, DHCR sent the owner a copy of the  complaint
          and afforded the owner an opportunity to answer.

          On December 17, 1985, the owner submitted an  answer  denying  the
          tenant's allegation and stated therein that the required financial 
          information had been timely filed.  The owner submitted  with  its
          answer a copy of an October 28, 1985 transmittal  letter  to  DHCR
          wherein the owner stated that a duplicate of the forms  originally
          sent in April 1985 has been re-signed and re-dated and were  being
          re-submitted.  The owner did not include a copy of the report with 
          the answer.
          In  the  order  issued  September  23,  1988,  the   Administrator
          determined that the owner had failed to timely file the  Operating
          and Maintenance Expenses  Schedule  for  the  1985-1986  Guideline
          period and was therefore ineligible to collect  a  guideline  rent
          increase for the tenant's October 1, 1985 lease.   The  owner  was

          CJ 810085 RO

          ordered to refund rent in excess of the legal  regulated  rent  as
          therein established for this lease and  was  further  directed  to
          recalculate the lawful regulated rent thereafter and to refund any 
          overcharges arising therefrom.

          In the petition, the owner reasserts that the  required  financial
          information was timely filed in April 1985.  In support, the owner 
          submits a copy of the above-mentioned October 28, 1985 transmittal 
          letter along with the complete expenses report and certified  mail
          receipts indicating mailing on October 30, 1985 and receipt by the 
          Division on November 1, 1985.  The Schedule is dated April 3, 1985 
          and redated October 28, 1985.

          By subsequent correspondence, the  owner  submitted  an  affidavit
          attesting to the filing of the required Schedule in April 1985.

          The Commissioner is of the opinion that this  petition  should  be

          By resolution of the Westchester County Rent Guidelines Board, any 
          owner who failed to file  a  1985-1986  Property  Maintenance  and
          Operations Cost Survey Schedule on or  before  a  prescribed  date
          following receipt of written notice to do so  was  ineligible  for
          guidelines rent  increases  for  the  period  October  1,  1985  -
          September 30, 1986.  Notice was  sent  to  owners  in  March  1985
          advising owners to file the Schedule within 45 days of receipt  or
          by May 15, 1985, whichever date was later.

          Section 110 (9NYCRR  Section  2508.1)  of  the  Tenant  Protection
          Regulations provides, in pertinent  part,  as  follows:   Notices,
          orders,  protests,  answers  and  other  papers  may   be   served
          personally or by mail.  When service  is  made  personally  or  by
          mail, an affidavit by the person making  the  service  or  mailing
          shall constitute sufficient proof of service.  When service is  by
          registered or certified mail, the return post office receipt shall 
          constitute sufficient proof of service. 

          In  the  instant  case,  the  owner  has  submitted  an  affidavit
          attesting to the timely filing of the  Operating  and  Maintenance
          Expenses Schedule in April 1985.  It is noted that the filing year 
          in  question  predated  the  requirements  that  owners  mail  the
          Schedule to the Division by certified mail.  It is  further  noted
          that there were various moves of Division  offices  and  personnel
          responsible for receiving these statements during the period  when
          they should have been received  by  the  Division.   In  addition,
          there were an unusual number of asserted non-receipts by the 

          CJ 810085 RO

          Division followed up by  credible  claims  of  proper  mailing  by
          owners during this period.  Based on the evidence  of  record  and
          the particular circumstances  affecting  the  filings  during  the
          guideline year in question, the Commissioner finds that the  owner
          timely filed the Operating and Maintenance Expenses  Schedule  for
          1985-86 and that the owner was therefore eligible to  collect  the
          guideline increase for the leases commencing  between  October  1,
          1985 and September 30, 1986.  Accordingly, the tenant's overcharge 
          complaint is denied.

          Any arrears owed by the tenant as a result of this  order  may  be
          repaid to the owner in equal monthly installments over the  course
          of the next 24 months.

          THEREFORE, in accordance with the  Tenant  Protection  Regulations
          and the Emergency Tenant Protection Act, it is

          ORDERED, that this petition be and the  same  hereby  is  granted,
          the Rent Administrator's order be and the same hereby  is  revoked
          and the tenant's overcharge complaint be and the  same  hereby  is


                                          ELLIOT SANDER
                                          Deputy Commissioner


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