FH 610368 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.: FH 610368 RO 
                                                
             RALPH LANGSAM ASSOCIATES INC./      DISTRICT RENT ADMINISTRATOR'S
             JOHN DALE,                          DOCKET NO.: EB 610687-S

                                                 SUBJECT PREMISES:
                                                 1809 Archer Street, Apt. No.21
                                                 Bronx, New York 10460
                                PETITIONER     
          -----------------------------------X                           
            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order issued on July 29, 1991, concerning the housing 
          accommodations relating to the above-described docket number.  

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

          The tenant commenced the original proceeding below on February 26, 
          1990 by filing a complaint asserting that the owner had failed  to
          maintain numerous required services in the subject building.

          In its answer filed on May 9, 1990, the owner asserted that at the 
          time of the tenant's complaint, the owner  was  the  City  of  New
          York; that DHCR has no jurisdiction; and that the complaint should 
          be referred to New York City's Department of Housing  Preservation
          and Development.

          Thereafter on July 11, 1990, the subject apartment  was  inspected
          by DHCR  which  confirmed  the  existence  of  numerous  defective
          conditions.

          The parties were informed on December 11, 1990 of  the  inspection
          report.

          In a response filed on January 18, 1991, the tenant informed  DHCR
          of the continued existence of defective conditions.

          The subject apartment was again inspected  by  DHCR  on  June  27,
          1991.   DHCR  confirmed  the  continued  existence  of   defective
          conditions.

          The Administrator directed on July 29, 1991 restoration  of  these
          services and reduction of the stabilized rent.


          In this petition, the owner contends in substance that  an  answer
          was submitted in the proceeding below, informing DHCR to refer the 






          FH 610368 RO

          case to the New York City Department of Housing  Preservation  and
          Development because DHCR had no jurisdiction over this building at 
          the filing of the tenant's complaint;  that  this  building  first
          came under DHCR jurisdiction on April 24, 1991 when New York  City
          sold this property to the current owner.

          After careful consideration, the Commissioner is  of  the  opinion
          that this petition should be denied.

          Although NYC was the owner at the filing of the tenant's complaint 
          on February 26, 1990, DHCR has jurisdiction.  A deed submitted  by
          the owner shows that title passed from NYC to petitioner on  April
          24, 1990.  Also, the petitioner answered on May 9, 1990 when title 
          already passed.  In  addition,  this  case  could  not  have  been
          referred to HPD at the time of the two  inspections  on  July  11,
          1990 and June 27, 1991.

          It is noted that the owner's assertion  that  the  building  first
          came under DHCR jurisdiction on April 24, 1991 is  belied  by  the
          owner submitted deed indicating that title  passed  on  April  24,
          1990.

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

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

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner
    

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