Docket No. DK220226RT
                                    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.: DK220226RT 

                                                  DISTRICT RENT             
          Joyce Dunston                           ADMINISTRATOR'S DOCKET
                                                  NO.: DA220023BT(BK220840BR)
           
                                   PETITIONER
          ------------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


              The above-named tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 2106 Fulton Street, Apartment 2, Brooklyn, 
          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 before the Commissioner is whether the 
          Administrator's order was correct.

              A tenant residing at the subject premises filed with the 
          Administrator a Challenge to the order granting the owner 
          eligibility to raise Maximum Base Rents (MBRs) at the subject 
          premises for the 1988/1989 cycle, said order issued on September 
          30, 1988 under the Docket #BK220840BR.   Based on the tenant's 
          Challenge, the Administrator issued the order under review herein 
          on October 13, 1989, under Docket #DA220023BT, in which order the 
          Administrator affirmed the owner's eligibility.  In that order the 
          Administrator determined that the owner had certified to the timely 
          clearance of a sufficient number of violations from the subject 
          premises.

              The Commissioner additionally advised the tenant to file a 
          complaint of decreased service(s), if conditions warranted.

              On appeal, the tenant reiterates her allegations originally 
          made at Challenge below.

              The Commissioner is of the opinion that this petition should be 












          Docket No. DK220226RT

          denied.

              An examination of the record discloses that the owner of the 
          subject premises cleared enough violations from those premises so 
          as to be eligible for MBR increases at those premises for 1988/89.  
          The Commissioner is thus of the opinion that the Administrator was 
          correct in granting the owner eligibility upon the tenant's 
          Challenge.

              The fact that violations remain outstanding at a premises does 
          not necessarily bar the owner of those premises from eligibility to 
          raise MBRs.  So long as the owner has cleared 100% of the rent- 
          impairing violations (as is the case here) and 80% of the non rent- 
          impairing violations (as is also the case here) from the subject 
          premises, and none of the remaining violations constitute a denial 
          of an essential service (as is the case here), the owner is 
          eligible for MBR increases at the subject premises.

              This order is issued without prejudice to the tenant's right to 
          file with the Administrator a Complaint of Reductions in 
          Service(s), if the circumstances so warrant.

              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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