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

          APPEAL OF                               DOCKET NOS.:
               JOAN R. COOK                       DISTRICT RENT
               RUTH L. RICHMAN                    ADMINISTRATOR'S DOCKET
                                                  NO.: BL423831BR

                                ADMINISTRATIVE REVIEW

               The above-named tenants filed timely petitions for 
          administrative review of an order issued concerning the housing 
          accommodations known as 905 West End Avenue, apartments 114 and 
          115, 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, BL423831BR was 
          issued on December 9, 1988.  In that order, the Administrator 
          ordered that the owner be 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 tenants allege that various defects in their 
          respective apartments have not been corrected, notwithstanding the 
          owner's certification.  These alleged defects include (in Apartment 
          114): Flood damage, and peeling paint and plaster in three rooms of 
          the apartment.  For Apartment 115, the alleged defects include 
          drafty windows, lack of painting, and peeling paint and plaster in 
          the living room.  Additionally, the tenant of Apartment 114 alleges 
          that "this has been going on for years."

          ADM. REVIEW DOCKET NOS.: DA420090/1RT

               The Commissioner is of the opinion that these petitions should 
          be denied and merged.

               The Administrator's finding that a sufficient number of 
          violations were cleared from the subject premises is supported by 
          the findings of a New York City Department of Housing Preservation 
          and Development (HPD) investigation.  An examination of the record 
          reveals that none of the complained-of conditions enumerated above 
          were among the violations reported as either cleared or not cleared 
          by the HPD.  The Commissioner notes that, despite one of the 
          tenant's allegations on appeal that "this has been going on for 
          years",  there is no record of either of the tenants ever having 
          sought, and obtained from this agency a reduction in rent because 
          of the alleged conditions.

               Section 2202.3(b) (2) of the New York City Rent and Eviction 
          Regulations requires that an owner, in order to obtain eligibility 
          to increase MBRs at a particular premises, must certify to the 
          Administrator that all essential services are being maintained at 
          the subject premises.  The Commissioner is of the opinion that, 
          although several of the allegations made on appeal (especially the 
          allegations of flood damage made by the tenant of Apt. 114 and the 
          allegations of peeling paint and plaster made by both tenants) 
          indicate possible reductions in essential services, for the reasons 
          given above, these allegations cannot be considered for the first 
          time on appeal.

               The Commissioner notes that both tenants (Joan R. Cook and 
          Ruth L. Richman) occupy apartments (114 and 115, respectively) at 
          the subject premises.  Each tenant individually timely filed an 
          appeal of Administrator's order #BL423831BR, such appeal contending 
          that the owner had not repaired various violations in the 
          particular apartment, and should thus be denied eligibility to 
          raise 1988/89 MBRs at the subject premises.

               The Commissioner is of the opinion that the above-described 
          appeals are, besides the different apartments and different 
          individual violations described, identical.  The Commissioner is, 
          therefore, of the opinion that these petitions should be merged and 
          denied since the record does not sustain the tenants' allegations.

               This order is issued without prejudice to the tenants' filing 
          complaint(s) of reductions in service, if the facts so warrant.

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

               ORDERED, that these petitions for administrative review be, 
          and the same hereby are, denied, and that the order of the Rent 

          ADM. REVIEW DOCKET NOS.: DA420090/1RT

          Administrator be, and the same hereby is, affirmed.  It is also 
          ordered that these petitions for administrative review be, and the 
          same hereby are, merged.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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