ADM. REVIEW DOCKET NO.: BH420318RT
                                 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.: BH420318RT
            VARIOUS TENANTS
                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: 7MBC00035M (7M05938M) 
           
                                   PETITIONER     PREMISES: 550 Riverside    
                                                  Drive, various apartments,
                                                  New York, N.Y.
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               The above-named tenants filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations described above.

               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 issue before the Commissioner is whether the 
          Administrator's order was correct.

               The Administrator's order being appealed, 7MBC00035M was 
          issued on July 17, 1987.  In that order, the Administrator affirmed 
          the finding of 7M05938M issued February 20, 1987, that the owner be 
          granted eligibility for a 1986/87 Maximum Base Rent (MBR) increase, 
          due to the owner's meeting the violation certification requirements 
          necessary to the owner's being granted an MBR increase.

               On appeal, the tenants contend that the Administrator was in 
          error in finding that the owner had repaired the requisite number 
          of violations in order to qualify for an MBR.  The tenants submit 
          an alleged proof of their contention, a copy of a N.Y. City 
          Department of Housing Preservation and Development (HPD) Inspection 
          Report, said Report reflecting the conclusions of an HPD Inspection 
          of the subject premises on January 8, 1985.

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


               According to the New York City Administrative Code and the 












          ADM. REVIEW DOCKET NO.: BH420318RT

          Housing Maintenance Code, to be eligible for an MBR the owner must 
          repair 80% of the Non-Rent Impairing and 100% of the Rent Impairing 
          violations of record as of one year before the effective ate of the 
          MBR order, by no later than six months before the effective date of 
          the MBR order.  In the instant case, the effective date of the MBR 
          order is January 1, 1986.  Therefore, in the instant case the 
          requisite number of violations of record as of January 1, 1985 must 
          have been repaired by July 1, 1985.  The inspection cited by the 
          tenants on appeal took place on January 8, 1985, too early to 
          reflect timely repair of the outstanding violations by the owner. 
          The Commissioner notes that the Administrator relied on a later HPD 
          inspection, which found that the requisite number of violations had 
          been repaired.  Moreover, the tenants were advised by the 
          Administrator to file an RA-84 (Report of a Building-wide Decrease 
          in Services) if they wished to pursue their case.

               THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations, it is

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.

          ISSUED:




                                                                          
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner 
    

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