Docket No. ED430225RO

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

          APPEAL OF                               DOCKET NO.: ED430225RO

                                                  DISTRICT RENT
          Standard Realty Assoc., Inc.            ADMINISTRATOR'S DOCKET
          c/o Bernice Rosenblum                   NO.: DL420005BO(BL424286BR)


              The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 212 Avenue B, Apartments 13 & 19, New York, 
          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, DL420005BO was issued 
          on March 30, 1990.  In that order, the Administrator affirmed the 
          finding of BL424286BR issued November 17, 1989, that the owner be 
          denied eligibility for a 1988/89 Maximum Base Rent (MBR) increase, 
          due to the owner's failure to meet the violation certification 
          requirements necessary to the owner's being granted an MBR 
          increase, specifically, that one rent-impairing violation was 
          outstanding as of six months before the effective date of the order 
          of eligibility.

              On appeal, the owner contends that the violation was repaired 
          before the owner submitted the Violation Certification to the 
          Administrator for the subject premises (it is conceded that the 
          owner filed the VC before the effective date), however, due to 
          "crime" and "drug dealing" at the subject premises, a New York City 
          Department of Housing Preservation and Development (HPD) inspection 
          of the premises which disclosed the repair, was not made 

          Docket No. ED430225RO

          until June, 1989.

              The Commissioner is of the opinion that this petition should be 

              Section 2202.3(h) of the New York City Rent and Eviction 
          Regulations states that, in order to receive eligibility to raise 
          MBRs at a certain premises the owner of that premises must certify 
          that all rent impairing violations of record one year before the 
          effective date of the order of eligibility had been repaired by six 
          months before the effective date.  In the instant case the owner 
          was required certify that all rent impairing violations on record 
          at the subject premises on January 1, 1987 had been repaired by 
          June 1, 1987.

              The Commissioner notes that the owner has not provided any 
          evidence, neither on appeal nor below in support of either of its 
          contentions made on appeal.  Specifically, the Commissioner finds 
          that the owner has not provided any evidence proving that it had 
          repaired the rent impairing violation prior to its submission of 
          the VC to the Administrator or that the HPD inspection was delayed.

              The Commissioner notes that the DHCR cannot be held responsible 
          for the actions of the HPD, which is an agency of the City of New 

              An examination of the record reveals that the Administrator 
          based its denial of the owner's eligibility to raise 1988/89 MBRs 
          at the subject premises on the findings of an HPD inspection 
          conducted on June 27, 1987.  That inspection, conducted after the 
          June 1, 1987 "deadline" for repair had passed (as discussed above), 
          but before the owner submitted its VC to the Administrator 
          (December 2, 1987), disclosed that the rent impairing violation had 
          not been repaired.  Thus, even if the owner was able to prove that 
          it had repaired the violation before it submitted the VC, such 
          repair would have been made after June 1, 1987 and the 
          Administrator would still be correct in its finding.

              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.


                                             Joseph A. D'Agosta
                                             Deputy Commissioner

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