Docket Number: EC-410373-RO
                                 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.: EC 410373-RO
                                            :
             KATZ PARK AVE CORP.,              DRO DOCKET NOS.: 
                                            :            CE       410222-RP/
                                                   L004367-R/ 0056805
                              PETITIONER    :
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On March 22, 1990, the above-named petitioner-owner filed a petition 
        for administrative review of an order issued on February  16,  1990,
        by  the  District  Rent  Administrator,  92-31  Union  Hall  Street,
        Jamaica,  New  York,  concerning  housing  accommodations  known  as
        Apartment 12H at 530 Park Avenue, New York, New  York,  wherein  the
        District Rent Administrator determined the fair market rent pursuant 
        to the special fair market rent guideline  promulgated  by  the  New
        York City Rent Guidelines Board for use in calculating  fair  market
        rent appeals.

        The Commissioner has reviewed all of the evidence in the record  and
        has carefully considered that portion of the record relevant to  the
        issues raised by the administrative appeal.

        This proceeding was  originally  commenced  by  the  filing  by  the
        tenant of a fair  market  rent  appeal  application  (Docket  Number
        L004367-R) and a tenant's  objection  to  the  registration  (Docket
        Number 56805) including a fair market rent appeal.  The tenant  took
        occupancy pursuant to a lease commencing March 1, 1985 and  expiring
        February 28, 1987 at a monthly rent of $1,800.00.  The tenant stated 
        that he was served with a notice of  initial  legal  regulated  rent
        (DC-2 notice) on April 5, 1985.

        In answer, the owner asserted that the  tenant's  fair  market  rent
        appeal application and the tenant's objection were not timely  filed
        within 90 days of service of  the  DC-2  notice  on  the  tenant  as
        required.

        By order issued on June 3, 1986 under Docket Number  L004367-R,  the
        Administrator determined that the tenant had not been overcharged.

        The tenant thereafter filed a  petition  for  administrative  review
        (ART 11227-L) challenging the Administrator's order, asserting  that
        he  had  filed  a  fair  market  rent  appeal  application,  not  an
        overcharge complaint; that his application was timely filed on 







          Docket Number: EC-410373-RO
        May 3, 1985; and that the application should have been considered on 
        the merits.

        By order issued  April  29,  1988,  the  Commissioner  remanded  the
        proceeding for processing as a fair market rent  appeal  and  for  a
        determination as to the timeliness of the tenant's application.  The 
        Commissioner  noted  that  the  tenant's  fair  market  rent  appeal
        application was dated May 1, 1985 but was date-stamped  received  by
        the DHCR on October 3, 1985.

        The tenant thereafter submitted a copy  of  the  tenant's  objection
        form date-stamped received by the DHCR on May 3, 1985.   The  tenant
        stated that the objection form  and  the  fair  market  rent  appeal
        application were filed together by the tenant on May 1,  1985  (both
        are dated May 1, 1985), but were separated by the DHCR and  assigned
        different docket numbers.

        By order issued under Docket Number CE 410022-RP, the  Administrator
        determined that the tenant's fair  market  rent  appeal  was  timely
        filed based on the tenant's submission of the copy of  the  tenant's
        objection date-stamped May 3, 1985.  The  Administrator  established
        the fair market rent at  $1,040.12  effective  March  1,  1985,  the
        commencement date of the initial rent stabilized lease, and directed 
        the owner to  refund  excess  rent  in  the  amount  of  $18,237.12,
        including excess security, for the period of  the  tenant's  initial
        lease term.

        In this petition, the owner asserts that the  tenant's  fair  market
        rent appeal application was date-stamped October 1, 1985, that there 
        is no verifiable proof that the tenant's objection was timely filed, 
        that the owner was never afforded an opportunity to inspect the file 
        to determine if the tenant's objection was timely  filed,  that  the
        proceeding should be dismissed, and that the tenant does not  occupy
        the subject apartment as his primary residence and is therefore  not
        entitled to the protection of the Rent Stabilization Law and Code.

        In answer to the petition, the tenant reasserts that his fair market 
        rent appeal was timely filed.

        In reply to the  tenant's  answer,  the  owner  reasserts  that  the
        tenant's fair market rent appeal was not timely filed.

        By notice dated April 9, 1991, a copy of the tenant's objection form 
        date-stamped May 3, 1985 was sent to the  owner  for  comment.   The
        owner did not submit a response thereto.

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

        The Commissioner rejects the owner's claim that it was not given  an
        opportunity to review the file because the owner had sufficient time 
        while the case was  pending  before  the  Rent  Administrator  under
        Docket Number CE 410022-RP (May 9, 1988 to February 16, 1990).






          Docket Number: EC-410373-RO
        Pursuant to Section 2522.3(a)  of  the  current  Rent  Stabilization
        Code, where the first tenant taking  occupancy  after  December  31,
        1973 of a previously rent controlled apartment was served  with  the
        notice required by Section 26 of the former Rent Stabilization  Code
        (DC-2 notice), the time within which such tenant  may  file  a  fair
        market rent appeal is limited to  90  days  after  such  notice  was
        mailed to the tenant by  certified mail.

        The tenant in this case was served with a DC-2 notice  on  April  5,
        1985.  The Commissioner finds that while the  tenant's  fair  market
        rent appeal application was not date-stamped received  by  the  DHCR
        until October 3, 1985, the copy of the tenant's objection  submitted
        by the tenant date-stamped received by  the  DHCR  on  May  3,  1985
        proves conclusively that the tenant's fair market  rent  appeal  was
        timely  filed  within  90  days  of  service  of  the  DC-2  notice.
        Therefore the processing of the tenant's fair market rent appeal  on
        the merits was proper.

        Section 2524.4 of the Code provides, in part, as follows:

                  The owner shall not be required to offer a 
             renewal lease to a tenant, ..., and may commence 
             an action or proceeding to recover possession in 
             a court of competent jurisdiction, upon the 
             expiration of the existing lease term, if any,
             after serving the tenant with a notice as required 
             pursuant to section 2524.2 of this Part 
             (Termination Notices) only on one or more of the 
             following grounds:
                  ...
                  
                  (c) Primary Residence
                  The housing accommodation is not occupied by 
             the tenant, not including subtenants or occupants, 
             as his or her primary residence, as determined by a 
             court of competent jurisdiction, provided, however, 
             that no action or proceeding shall be commenced 
             seeking to recover possession on the ground that the 
             housing accommodation is not occupied by the tenant 
             as his or her primary residence unless the owner or 
             lessor shall have given thirty days notice to the 
             tenant  of  his  or  intention  to  commence  such  action   or
             proceeding on such grounds.  Such notice may be 
             combined with the notice required by section 2524.2
             (c)(2) of this Title (Termination Notices).
             

        There is no indication in the record that  the  owner  has  followed
        the proper procedure to establish that tenant does  not  occupy  the
        subject apartment as his primary residence in a court  of  competent
        jurisdiction after service of  the  proper  notice  on  the  tenant.
        Therefore  this  portion  of  the  owner's   petition   is   denied.
        Furthermore,  the  owner's  claim  of  new  primary   residence   is
        contradicted by the owner's failure to raise the issue in five years 







          Docket Number: EC-410373-RO
        and the owner's service of the initial legal regulated  rent  notice
        upon the tenant.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        it is

        ORDERED, that this petition be, and the same hereby is, denied,  and
        the District Rent Administrator's order be, and the same hereby  is,
        affirmed.

        ISSUED:


                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner 

    

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