Docket No. BK430147RT

                                    STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: BK430147RT 
                                                  DISTRICT RENT             
                                                  ADMINISTRATOR'S DOCKET
          Jayne L. Turner                         NO.: 7MBC00125M(7M07459M)


              The above-named tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 145 West 55th Street, Apartments 12B, New 
          York, New York.

              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 in this proceeding is whether the Administrator's 
          order was correct.

              The order being appealed in the proceeding herein found that 
          the owner was eligible for the 1986/87 Maximum Base Rent (MBR) 

              The tenant initiated the instant proceeding by filing a 
          challenge against the previous Administrator's order finding that 
          the owner was conditionally eligible for a  MBR increase.  In the 
          order under review herein, the Administrator rejected the tenant's 
          challenge and affirmed that much of the conditional order that 
          found that the owner was eligible for the 1986/87 MBR increase at 
          the subject premises.  In the order under review herein, the 
          Administrator additionally found that the owner had met the 
          Violation Certification requirements; that is, that the owner 
          certified that 80% of the Non Rent Impairing Violations and 100% of 
          the Rent Impairing Violations on record as of January 1, 1985 (one 
          year before the effective date of the Administrator's order) had 
          been repaired by July 1, 1985, 6 months before the aforementioned 

          Docket No. BK430147RT

          effective date.

              On appeal the tenant cites various violations that she claims 
          have not been corrected.  The tenant also produces a copy of an 
          Administrator's order issued January 13, 1986 (nearly 2 years 
          before the order under appeal herein was issued) under the Docket 
          Number 82455B, in which the Administrator found serval violations 
          at the subject premises and thus ordered a rent reduction and 
          restoration of services.  The tenant contends that this rent 
          reducing order was still in effect as of the effective date of the 
          order of eligibility being appealed herein and thus bars the owner 
          from raising rents.

              The Commissioner is of the opinion that this petition should be 

              An examination of the record reveals that the New York City 
          Department of Housing Preservation and Development (HPD) conducted 
          an inspection of the subject premises.  In the inspection report, 
          the inspector noted that for various long-standing violations 
          referred to by the tenant on appeal the inspector was denied access 
          to the apartments in which those violations were allegedly located.  
          The HPD inspector therefore could not verify whether these 
          violations had been corrected on not.  The Administrator was thus 
          correct in not considering those violations to be outstanding.  
          Moreover, in considering the owner's application for eligibility 
          the Administrator is only concerned with violations that were 
          outstanding at least one year before the effective date of the 
          order of eligibility (in the instant proceeding, violations that 
          were outstanding on or before January 1, 1985).

              As for the tenant's allegations on appeal concerning 
          Administrator's order 82455 B:  An examination of the record 
          discloses that in that order the Administrator made findings 
          concerning:  inadequate hot water, lack of receptacles for garbage 
          collection and defective door bell system.  The HPD report 
          previously referred to discloses that the complaint of a defective 
          doorbell was first made to the HPD on May 19, 1986, and for the 
          reasons stated above this complaint cannot be considered by the 
          Administrator in the instant action.  The other two violations 
          found by the Administrator were not noted in the HPD report.  The 
          Commissioner addtionally notes that these violations were 
          corrected, according to an Administrator's order restoring rent, 
          which was issued under the docket # DE410130OR on November 2, 1989.  
          The Commissioner is thus of the opinion that the rent reducing 
          order issued under Docket # 82455B does not bar the owner from 
          colecting additional rents.

              The Commissioner notes that the Administrator in the order 
          being appealed herein explicitly advised the tenant to file a 
          complaint of service reductions.

          Docket No. BK430147RT

              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.


                                             Joseph A. D'Agosta
                                             Deputy Commissioner


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