DOCKET NOS.:  ED 420061-RT
                   ED 420062-RT
                                 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 APPEAL
     APPEAL OF                                 DOCKET NOS. ED 420061-RT
                                           :               ED 420062-RO
        RICHARD and JEFFREY SILVERMAN          DRO DOCKET NOS. DG 420254-BO
            and MARIA MALFITANO,           :                   CB 420640-BR
                            PETITIONERS        
     --------------------------------------X   


     ORDER AND OPINION DENYING CONSOLIDATED PETITION FOR ADMINISTRATIVE REVIEW

     On March 27, 1990 the  above-named  petitioner-individual  tenant  Jeffrey
     Silverman filed a  Petition  for  Administrative  Review  (Docket  No.  ED
     420061-RT), against an order issued on March 9, 1990 by the  Administrator
     of the MBR Unit  at  Gertz  Plaza,  Jamaica,  NY  concerning  the  housing
     accommodation known as 251 West 92nd Street, New York, NY Apt. 8C.

     On  April  10,   1990   the   above-named   petitioner-authorized   tenant
     representative, Maria Malfitano filed a Petition for Administrative Review 
     (ED 420062-RO) against the same order issued on  March  9,  1990,  by  the
     Administrator of the MBR Unit at Gertz Plaza, Jamaica, NY  concerning  251
     West 92nd Street, New York, NY, building-wide.

     On July 11, 1991 the owner filed a notice in Supreme Court-Queens  County,
     in the nature of an application that a writ of  mandamus  requesting  that
     the respective petition for review be decided.   The  court  remanded  the
     matter to the respondent agency DHCR with the  direction  to  find  and/or
     reconstruct the area file and issue the subject order.

     The Commissioner has been able to locate and assemble nearly  all  of  the
     material evidence in connection with this matter.  And  he  has  carefully
     considered that portion of said evidence as  is  relevant  to  the  issues
     raised in the Administrative Appeals as well as the contents of the papers 
     in the Article 78 proceeding.  The Commissioner is  of  the  opinion  that
     this record is adequate for a proper determination of the  issues  in  the
     proceedings.  Having raised similar issues and dealing with the  identical
     order, pursuant to Section 2208.1(c) of the Rent and Eviction Regulations, 
     the two  tenant  Petitions  for  Administrative  Review  are  consolidated
     herein.

     The issue in  the  consolidated  tenants'  appeal  is  whether  the  owner
     complied with the requirements  for  obtaining  the  1988  and  1989  MBR;
     particularly that all required owner provided notices were served  on  the
     tenant.

     The tenant's consolidated PARs also raised the issue of  whether  the  MBR
     Unit Administrator was correct in making  the  March  9,  1990  MBR  order
     retroactive to January 1, 1988.








          DOCKET NOS.:  ED 420061-RT
                   ED 420062-RT
     The owner in his answers to the two Petitions for Administrative Review 
     (now consolidated) pointed out that the MBR Unit issued the order on March 
     9, 1990 granting the 1988-89 MBR increase on the basis that  the  landlord
     met  the  prescribed  certification  requirements  and   maintenance   and
     essential service requirements.   Specifically  by  said  order  the  DHCR
     established that the building is 100% free of  rent  impairing  violations
     pursuant to the New York  City  Rent  and  Eviction  Regulations,  Section
     2203.3.

     The tenants contend that they were never served with  the  June  22,  1989
     order originally denying said 1988-89 MBR increase.

     The owner argues that the 1989  order  denying  the  increase  (which  was
     reversed in 1990, did not have to be served on the tenants by the owner as 
     it did not change their rent (This was  the  usual  practice  as  to  such
     orders.)

     The owner has established he did serve the tenants with the  subject  1990
     order granting the MBR.

     The tenants in a supplemental PAR dated June 13, 1991  by  their  attorney
     Leonard Lerner contend that a rent  impairing  violation  dating  back  to
     1983 and more than 20% of the non-rent impairing violations still were  of
     record as of HPD inspections of September 12, 1988 and October 29, 1990.

     The record indicates that the Director of the MBR Unit  prior  to  issuing
     the 1988-89 MBR reviewed existing HPP printouts of October 6, 1989 as well 
     as photo evidence of violation removal that the owner submitted as part of 
     his challenge to the original  1989  order  denying  the  MBR.   The  rent
     examiner acted within the scope  of  the  existing  agency  guidelines  in
     making the determination reversing the prior denial of 1988-89 MBR.

     The March 9, 1990 MBR order was  retroactive  in  effect  because  it  was
     granting to the owner, as a result of the  owner's  successful  challenge,
     relief that should have been granted by the challenged order.  It  granted
     such relief as of the date the challenged order should have  granted  that
     relief.

     On the basis of the entire evidence  of  record,  it  is  found  that  the
     Administrator's MBR order was warranted.

     THEREFORE, in accordance with the provisions  of  the  Rent  and  Eviction
     Regulations for New York City, it is

     ORDERED, that this petition be, and the same hereby is, denied,  and  that
     the Administrator's order be, and the same hereby is, affirmed.

     ISSUED:  


                                                                               
                                                     JOSEPH A. D'AGOSTA
                                                 Acting Deputy Commissioner 
    

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