BD 110085 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.: BD 110085 RO

               1753 Realty Co.,                DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: 7MI 01625-K
                                   PETITIONER
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On April 2, 1987 the above named  petitioner-landlord  filed
          a Petition for Administrative Review against an order  issued  on
          February 27, 1987 by the Director, MBR unit, 91 Lawrence  Street,
          Brooklyn, New York, concerning housing  accommodations  known  as
          1753 47th Street, Brooklyn, New York.

               The Administrative Appeal is being  determined  pursuant  to
          the provisions of 9NYCRR 2201.4.

               The issue herein is whether  the  landlord  is  entitled  to
          1986-87 Maximum Base Rent (hereafter MBR) increases.

               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.

               The Director's MBR order found the landlord  ineligible  for
          1986-1987 increases based on a finding that the landlord did  not
          meet the violation certification requirements.  Petitioner  filed
          a challenge to that order  and,  at  the  same  time,  filed  the
          instant petition with the Commissioner.   In  the  petition,  the
          landlord merely states that an objection has been  filed  against
          the MBR revocation order.


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

               The  administrative  appeal  process,  in  connection   with
          maximum base rent proceedings, is a two-step process.  The 
          initial appeal step in  a  maximum  base  rent  proceeding  is  a
          challenge which should be filed, and considered, before the 
          Administrator.  When a  challenge  has  been  decided,  the  Rent
          Administrator's order deciding such challenge can be appealed  to
          the Commissioner, provided such appeal is filed  within  35  days






          BD 110085 RO
          from the date of issuance of the Rent Administrator's order.


               In the instant proceeding the landlord filed a challenge  to
          the original MBR order and, at the same time, filed the  petition
          currently under review.  The petition must  be  denied  as  being
          premature.

               The Commissioner notes that after the owner's  challenge  to
          the MBR order was adjudicated and denied (Docket No.  7MBC  00144
          K), the owner properly filed a Petition for Administrative Review 
          (Docket No. BF210370 RO) which was also denied in  an  order  and
          opinion issued by the Commissioner on July 11, 1991.

               Accordingly, there is no issue  to  be  determined  in  this
          proceeding and the landlord's eligibility to collect 1986-87  MBR
          increases has been fully adjudicated in the other  aforementioned
          proceedings.

               THEREFORE, pursuant to the Rent and Eviction Regulations, it 
          is

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

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner