HB210084RO
                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: HB210084RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: EE210766S       
                    
               Julius Nowak                                      
                                                
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

             ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW 
                      AND REMANDING PROCEEDING TO ADMINISTRATOR
                                           

               On February 16, 1993, the above-named petitioner-owner filed 
          a petition for administrative review (PAR) of an order issued  on
          January 13, 1993, by the Rent Administrator, concerning the housing 
          accommodation known as 255 East 18 Street, Apt. 5D, Brooklyn,  NY
          wherein  the  Administrator  amended  a  prior   order   of   the
          Administrator issued on November 8, 1990 in order  to  correct  a
          typographical  error  in  the  mailing  address  of  the  subject
          apartment.  The  order  established  the  rent  for  the  subject
          apartment at $1.00 per month as of the date of a fire.

               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 by the filing of a complaint by 
          the tenant dated May 25, 1990 alleging a decrease in services as a 
          result of a fire in the apartment on April 9, 1990,  among  other
          things.  An  inspection  dated  August  15,  1990  confirmed  the
          existence of some of the complained of conditions. 

               On January 11, 1993, the tenant's attorney requested that the 
          order be amended to correct  an  error  in  the  address  of  the
          apartment, resulting in the order of January 12, 1993.  All other 
          parts of the order remained unchanged.

















          HB210084RO



               In the PAR, the owner contends that he became the owner of the 
          building and notified the agency of same on July 28, 1992, that the 
          amended order was issued without notice to him or an opportunity to 
          respond, that the order was issued to parties who no longer have an 
          interest in the building, and that there  is  a  question  as  to
          whether the prior entities, First Nationwide Bank and Sanford Nager 
          Management received notice of  the  original  order.   The  owner
          further claims that the order is unwarranted because  the  tenant
          never moved out of the apartment and requests the  agency  obtain
          proof of this fact.

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

               Section 2527.3 of the Rent  Stabilization  Code,  applicable
          here, requires, in addition to service  on  the  parties  at  the
          address specified on the application or complaint, that service be 
          made on  the  person  named  as  the  owner  on  the  last  filed
          registration statement.  Where a notice of change in identity has 
          been filed, then service must be made on the person named as owner 
          in such notice.  Notice served in this  manner  shall  constitute
          notice to the person who is then the owner.

               The record reflects that the amended order was not sent to the 
          current owner, the petitioner herein, as required by the above code 
          section.  However, this is harmless error as the owner had actual 
          notice of the order through another source  and  filed  a  timely
          petition.

               The record, however, also reflects that neither the complaint 
          nor the original order, which were served on the parties named in 
          the original complaint, were served on the person  named  as  the
          owner on the last filed registration statement.   The  registered
          owner as of April 1, 1990 was Hirsch Realty Mgt.

               Consequently the time to object to the contents of that order 
          never began to run and the objections to the merits of that order 
          expressed by the petitioner herein are therefore timely.

               The Commissioner notes that while the owner has submitted no 
          proof to support his contention that the tenant in fact never moved 
          out of the apartment,  and  that  therefore  the  rent  order  is
          unwarranted, the report of the agency's inspector dated August 15, 
          1990 is inconclusive as to whether the tenant was living  in  the
          apartment.  In addition,  the  tenant  has  not  alleged  in  his
          complaint that the apartment was not habitable.










          HB210084RO

               The Commissioner finds that the parties should be afforded an 
          opportunity now to submit their proof on the issue of whether the 
          tenant actually vacated the apartment.  Therefore this proceeding 
          is remanded to the Administrator for additional investigation upon 
          notice to all parties, and, pending a new  determination  by  the
          Administrator after remand, the Administrator's order is revoked.

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

               ORDERED, that this petition be,  and  the  same  hereby  is,
          granted, the Administrator's order be, and the  same  hereby  is,
          revoked and the proceeding  remanded  to  the  Administrator  for
          processing in accordance with this order and opinion.


          ISSUED:                                    






                                                  ___________________ 
                                                  Joseph    A.     D'Agosta
                                                  Deputy       Commissioner
                                                 

                    






    

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