ADM. REVIEW DOCKET NO.: CL420161RT

                                 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.: CL420161RT

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BK426415BR
            HISHAM RIFAI
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                         AND MODIFYING ADMINISTRATOR'S ORDER

               The above-named tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 319 East 50th Street, Apt. 12E, New York, 
          N.Y.

               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, BK426415BR was 
          issued on July 14, 1988.  In that order, the Administrator found 
          that the owner was granted eligibility for a 1988/89 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 tenant contends that various "violations" at the 
          subject premises remain outstanding.  Among these conditions is 
          "roaches throughout building."  

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


















          ADM. REVIEW DOCKET NO.:  CL420161RT

               A List of Pending Violations (LPV) disclosed that 12 
          violations (all non rent-impairing) were outstanding against the 
          subject premises.  To obtain eligibility to raise MBRs at the 
          subject premises for the 198/89 cycle, the owner was, pursuant to 
          the Rent and Eviction Regulations required to certify to the 
          Administrator that at least ten of those violations had been 
          cleared.

               An examination of the record reveals that the owner cleared 
          ten of the violations and was thus granted eligibility.  

               However, gaining eligibility does not merely consist of 
          clearing violations described in the LPV.  Pursuant to Section 
          2202.3(b)(2) of the New York City Rent and Eviction Regulations, 
          the owner must additionally certify that all essential services are 
          being maintained at the subject premises.  Essential services are 
          defined in the Section as those services whose "failure to provide 
          and/or maintain...would...be detrimental to the health 
          of...the...tenants."

               The Commissioner is of the opinion that the prevention of 
          roach infestation is an essential service.  The Commissioner notes 
          that one of the two outstanding violations at the subject premises 
          (violation #59), was roach infestation in one apartment (not the 
          apartment of the petitioner-tenant).  The Commissioner further 
          notes that roach infestation may spread from one apartment to 
          others.

               Despite the above, the Commissioner is of the opinion that the 
          owner is otherwise eligible for a 1988/89 MBR increase at the 
          subject building. 

               The Commissioner notes that, despite his allegations of 
          building-wide roach infestation the petitioner-tenant filed the 
          instant appeal on behalf of his own apartment only.  (The 
          Commissioner notes that various other tenants filed Challenges to 
          the Administrator's order granting eligibility, and that these 
          Challenges were dismissed by the Administrator.  The Commissioner 
          further notes that none of these dismissals were further appealed.)
          The Commissioner is therefore of the opinion that it would be 
          prejudicial to the owner to deny it eligibility to raise MBRs for 
          1988/89 at the subject building.  The Commissioner is therefore of 
          the opinion that the subject apartment should be exempt from the 
          1988/89 MBR increase, which is otherwise granted to the owner of 
          the subject building.

               
               


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






          ADM. REVIEW DOCKET NO.:  CL420161RT


               ORDERED, that this petition for administrative review be, and 
          the same hereby is, granted, and that the order of the Rent 
          Administrator be, and the same hereby is modified to the extent 
          that the subject apartment is declared exempt from the 1988/89 MBR 
          increase.  

               The owner is directed to serve upon the petitioner-tenant a 
          duly modified RN.26 form. The owner is further directed to adjust 
          accordingly any and all subsequent MBR increases.
               
          ISSUED: 
                 





                                                                          
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner






    

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