CD410032RO

                                  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. CD410032RO
                                              :  DRO DOCKET NO.L3113421RT
               WEINREB MANAGEMENT                TENANT: WILLIAM A. JUMP III

                                PETITIONER    : 
          ------------------------------------X                             
            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On April 27, 1988, the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on March 
          25, 1988, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning the housing accommodations known as 51 
          West 86th Street, New York, New York, Apartment No. 1602, wherein 
          the Rent Administrator determined that the owner had overcharged the 
          tenant.
               
               The Commissioner notes that this proceeding was filed prior to 
          April 1, 1984.  Sections 2526.1 (a) (4)  and 2521.1 (d) of the Rent 
          Stabilization Code (effective May 1, 1987) governing rent overcharge 
          and fair market rent proceedings provide that determination of these 
          matters be based upon the law or code provisions in effect on March 
          31, 1984.  Therefore, unless otherwise indicated, reference to 
          Sections of the Rent Stabilization Code (Code) contained herein are 
          to the Code in effect on April 30, 1987.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Sections 25, 26, and 42A 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 in March, 1984 by the 
          tenant's filing of a rent overcharge complaint and a fair market 
          rent appeal.  The tenant stated that he first moved to the subject 
          apartment on November 1,1980 at a rental of $719.40 per month.

               In response to the tenant's complaints, the owner stated in 
          substance that the fair market rent appeal should be dismissed as 
          untimely since the owner had served the prior tenant with a copy of 
          the required Notice of Initial Legal Regulated Rent (hereafter DC-2 
          Notice) in 1980 and also submitted a complete rental history since 
          the initial occupancy by the first rent stabilized tenant in 1976.  









          CD410032RO




          In support of its contentions, the owner also submitted a copy of 
          the DC-2 Notice with proof of service on the prior tenant by 
          certified mail on June 13, 1980.  The owner was asked to submit a 
          copy of the DC-2 Notice with the prior tenant's signature on it but 
          did not do so.

               In Order Number CDR 33,054, the Rent Administrator determined 
          that the owner had failed to submit a complete rental history and 
          based thereon, found a rent overcharge of $25,691.55 and directed 
          the owner to refund such overcharge to the tenant.

               In this petition, the owner alleges in substance that it did 
          supply a complete rental history; that it did submit proof that the 
          DC-2 Notice was served on the prior tenant by certified mail and 
          that the signature of the tenant on the return receipt form was not 
          required and thus not obtained by the owner in this case.

               In answer to the owner's petition, the tenant stated in 
          substance that the Rent Administrator's order should be affirmed.

               The Commissioner is of the opinion that this petition should be 
          granted.

               Section 26 of the Rent Stabilization Code provides that service 
          of the DC-2 form be by certified mail.  It doesn't require that the 
          certified mail include a return receipt requested form with the 
          tenant's signature.  Accordingly, the owner's submission of proof of 
          service of the DC-2 form by certified mail should have been accepted 
          by the Rent Administrator.  Further Section 25 of the Rent 
          Stabilization Code requires that a fair market rent appeal be filed 
          within 90 days after service of the DC-2 form on the tenant.  Since 
          the tenant herein filed his fair market rent appeal more than 90 
          days after service of the DC-2 form on the prior tenant, it must be 
          dismissed.

               Further, the evidence of record discloses that the owner 
          submitted a complete rental history from the inception of the 
          initial stabilized tenancy in 1976.  An examination of such rental 
          history discloses that the initial rent in 1976 was $550.00 and that 
          the owner has taken only lawful increases since that date in 
          accordance with the rent guidelines.  It is noted that the lawful 
          stabilization rent as of November 1, 1987 is $873.08.  Accordingly, 
          no default and no rent overcharge occurred and the Rent 
          Administrator's order to that effect must be revoked.

               If the owner has already complied with the Rent Administrator's 
          order and there are arrears due to the owner as a result of the 
          instant determination, the tenant is permitted to pay off the 
          arrears in 24 equal monthly installments.  Should the tenant vacate 
          after the issuance of this order or have already vacated, said 
          arrears shall be payable immediately.






          CD410032RO




               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, and, that the order of the Rent 
          Administrator be, and the same hereby is, revoked, and it is found 
          that no rent overcharge occurred and that the tenant's fair market 
          rent appeal should be dismissed.

          ISSUED



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                     



































    

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