Docket No. EB130347RO
                                    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.: EB130397RO

                                                  DISTRICT RENT
          Luis Nowillo                            ADMINISTRATOR'S DOCKET
                                                  NO.: DD120040BT(CA120337BR)
           
                                   PETITIONER
          ------------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW



              The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 41-29 52nd Street, Apartments 3R, 1R, 1L, 
          Woodside, 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.

              The Administrator's order being appealed, DD120040BT was issued 
          on February 2, 1990.  In that order, the Administrator revoked the 
          finding of CA120337BR, issued March 31, 1989, 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.  Upon the 
          issuance of the order granting eligibility, one of the  tenants 
          residing at the subject premises filed a challenge to the 
          Administrator's order.  Upon consideration of evidence submitted by 
          the tenant at challenge, such evidence consisting of an inspection 
          of the subject premises by the New York City Department of Housing 
          Preservation and Development on August 18, 1989, the Administrator 
          revoked the owner's eligibility.

              On appeal the owner contends that he has cleared a sufficient 
          number of violations from the subject premises in order to gain 
          eligibility to raise MBRs at the subject premises.  As proof he 
          submits letters from two tenants (one of whom is the tenant who 












          Docket No. EB130347RO

          filed the challenge) attesting to the clearance of specific 
          violations from their respective apartments.

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

              Despite the evidence submitted by the owner on appeal, the 
          owner has still not cleared a sufficient number of violations to 
          gain for himself eligibility to raise MBRs at the subject premises 
          for 1988/89.

              The Commissioner notes that the owner's duty to clear 
          violations is restricted to those violations of record as of 
          January 1, 1987 (one year before the effective date of the order of 
          eligibility).   Therefore, evidence of clearance of violations, 
          which were first reported after January 1, 1987 is irrelevant to 
          the Commissioner's finding in the instant proceeding.

              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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