FF 110381 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.: FF 110381 RO

                                                 DISTRICT RENT OFFICE
               Frank Gabrielli,                  DOCKET NO.: BH 110505 R

                                                 TENANT:     Rita     Smith
                                     PETITIONER    
          ------------------------------------X 


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          On June  24,  1991,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          June 13, 1991,  by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known as 175-51 Dalny Road, Jamaica, New York, Apartment No.  3G,
          wherein the Rent Administrator  determined  that  the  owner  had
          overcharged the tenant.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of Part 2528 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 commenced on August 25, 1987 by the filing of 
          a rent overcharge complaint by the tenant.   The  tenant  stated,
          among other things, that the owner had not registered the subject 
          apartment in 1984 and  was  therefore  precluded  from  taking  a
          guideline rent increase.  The tenant included a copy  of  a  DHCR
          certification that indicated that the subject apartment  was  not
          registered in 1984.  The tenant acknowledged that  the  apartment
          was registered in 1985.  In answer to the  complaint,  the  owner
          submitted a complete rental history for the subject apartment and 
          a copy of the initial Apartment Registration (RR-1) for 1984.
               
          In Docket Number BH 110505 R, the Rent  Administrator  determined
          that the owner had failed to file an initial registration of  the
          subject apartment and permitted no  guideline  increases  through
          August 31, 1992.  The Administrator determined  that  the  tenant
          had been overcharged  in  the  amount  of  $10,316.69,  including
          treble damages, and directed the owner to refund such  overcharge
          to the tenant.

          In this petition, the owner contends in substance that  there  is






          FF 110381 RO
          no rent  overcharge  in  that  the  subject  apartment  was  duly
          registered.  The  owner  submits  an  affidavit  documenting  the
          mailing on October 12, 1984 of the initial apartment registration 
          to the tenant by the Rent Stabilization Association (RSA),  along
          with the postal receipt for that mailing,  and  the  RSA  mailing
          house addressee list.

          In answer  to  the  owner's  petition,  the  tenant  contends  in
          substance that there is  insufficient  proof  to  show  that  the
          apartment was registered in 1984.  Further,  the  tenant  alleges
          that she was not served with the 1984 registration and  resubmits
          the DHCR certification of a lack of registration.

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

          The Commissioner is considering  the  proof  of  service  of  the
          initial registration on the tenant submitted by  the  owner  with
          its petition for review.  The notices which  requested  proof  of
          service which were sent to the owner in the proceeding before the 
          Administrator were vague and insufficient.  Therefore, to  insure
          due process, this documentation will be considered at this time.

          An examination of the record in  this  case  discloses  that  the
          owner is correct in its contention that it was  entitled  to  all
          appropriate   rent   guidelines   increases   from   1984.    The
          Commissioner finds that the subject apartment was registered  and
          the record contains sufficient evidence of proof  of  service  on
          the tenant.

          Section 2528.2(d) provides that for  registrations  served  prior
          to the effective date of that  section,  any  method  of  service
          permitted by the DHCR at the time of service shall be  deemed  to
          have the same effect as service by certified mailing.

          The Division's instructions  for  service  of  the  initial  rent
          registration on  the  tenant  by  the  owner  provided  for  hand
          delivery of the envelope with signed receipt, or use of the  Post
          Office "Carrier Route Pre-Sort" Service through a bonded  mailing
          house as evidenced by the Post Office date-certification  of  the
          number of  pieces  received  from  the  mailing  house  for  each
          building and the mailing house addressee list, or  regular  first
          class mail documented by Post Office form #P.O. 3877.

          The Commissioner finds that the evidence in the record adequately 
          documents service of the initial registration on  the  tenant  in
          accordance with DHCR procedures.  The owner's  submission  of  an
          RSA mailing house addressee list and the postal  receipt  conform
          to the Division's service  requirements  and  provide  sufficient
          evidence  that  the  tenant   was   served   with   the   initial
          registration. 

          Regarding  the   DHCR-issued   certification   of   a   lack   of
          registration by the owner, this  was  apparently  an  inadvertant
          clerical error as  DHCR  records,  in  fact,  indicate  that  the
          subject apartment was registered in 1984.

          Accordingly, the owner was entitled to take appropriate guideline 
          increases.






          FF 110381 RO

          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.

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

          ISSUED:



                                                                      
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                     































    

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