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

     APPEAL OF                              DOCKET NO.: EF 710162-RO
                                            DRO DOCKET NO.: EB-7-1-0041-R
                           PETITIONER    :  TENANT: ANNE YORK


     On June 12, 1990 the above-named petitioner-landlord filed a petition  for
     Administrative Review against an order  issued  on  May  8,  1990  by  the
     District Rent  Administrator,  50  Clinton  Street,  Hempstead,  New  York
     concerning the housing accommodations known as Apartment 2C at 269 Elmwood 
     Drive,  Hempstead,  New  York  wherein  the  District  Rent  Administrator
     determined that the landlord had overcharged the tenant.

     The issue in this appeal is  whether  the  District  Rent  Administrator's
     order was correct.  The proceeding is governed  by  the  Emergency  Tenant
     Protection Act of 1974 and the Tenant Protection Regulations.

     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 February, 1990 by  the  filing
     of a Tenant's Complaint of Rent Overcharge, in  which  the  tenant  stated
     that she had moved into the subject apartment from  another  apartment  in
     the building on November 9, 1988 at a rent of $648.54 per month.

     The owner was requested to submit leases from April 1, 1984.   In  answer,
     the owner submitted the last page of a one-year lease from May 1, 1984, as 
     well as the Owner's Copy of the 1986  and  1987  apartment  registrations,
     neither of them bearing a building registration identification number.

     In an order issued on May 8, 1990 the Administrator found that, while  the
     lease rent of $648.54 represented  an  allowable  increase  over  previous
     rents, the failure of the  landlord  to  register  the  subject  apartment
     barred him from collecting  any  rent  in  excess  of  $513.27  until  the
     registrations for 1984  through  1990  were  filed,  and  resulted  in  an
     overcharge of $2,596.47 through May 31, 1990.

     In this petition the landlord contends in substance  that  he  signed  the
     registrations each year before giving  them  to  a  company,  now  out  of
     business; that was supposed to submit them; that it was  at  least  proven
     that he registered for 1985 and was entitled to an increase for that year; 
     and that he  is  submitting  copies  of  other  registrations.   With  his
     petition the landlord  has  enclosed  copies  of  the  1985  through  1990


          DOCKET NUMBER: EF 710162-RO
     The DHCR computerized registration  system  indicates  that  the  landlord
     filed the 1984 through 1990 registrations after the Administrator's  order
     and before the landlord filed his petition against the order.

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

     Sections 121 and 122 (Sections 9NYCRR 2509.1 and  2509.2)  of  the  Tenant
     Protection Regulations require annual registrations of  regulated  housing
     accommodations, beginning in 1984.  Section 123 (Section 9  NYCRR  2509.3)
     provides a penalty for failure to register:

          The failure to file a proper and timely initial  or  annual  rent
          registration statement as required  by  this  part  shall,  until
          such time as such registration statement is filed, bar  an  owner
          from applying for or collecting any rent in excess of  the  legal
          regulated rent in effect  on  the  date  of  the  last  preceding
          registration statement  or,  if  no  such  statements  have  been
          filed, the legal regulated rent in effect on the  date  that  the
          housing  accommodation  became  subject   to   the   registration
          requirements of the Part.  The  filing  of  a  late  registration
          shall result in the prospective elimination of such sanctions.

     Because the tenant claimed not to have received the  [1989]  registration,
     because DHCR records did not indicate that the subject apartment had  ever
     been registered, and because the landlord did not submit any evidence that 
     the 1985 registration form which he filled out had ever been  received  by
     or even mailed to  the  DHCR,  the  Administrator  was  warranted  in  not
     allowing any rent increases through May 31, 1990.

     A landlord is responsible for ensuring that apartments are registered, and 
     cannot escape liability for non-registration just because  the  submission
     of paperwork was delegated to someone else.  It appears that the  landlord
     never checked with the DHCR in 1984 or the next several years to make sure 
     that his registration obligation had in fact been satisfied.

     As noted previously, the landlord registered the subject apartment for the 
     years 1984 through  1990  shortly  after  the  Administrator's  order  was
     issued, and would thus no longer be barred by Section 123 (Section 9 NYCRR 
     2509.3) from collecting the rent reserved in the lease.  The  Commissioner
     notes that any rent increases now collectible by virtue of the  filing  of
     the registrations are prospective only, since the reduced rents  were  the
     lawful rents for the time prior to the filing of the registrations.

     THEREFORE, in accordance with the Emergency Tenant Protection Act of  1974
     and the Tenant Protection Regulations, it is


          DOCKET NUMBER: EF 710162-RO
     ORDERED, that this petition be, and the same hereby is,  denied  and  that
     the District Rent Administrator's  order  be,  and  the  same  hereby  is,


                                             ELLIOT SANDER
                                          Deputy Commissioner



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