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

          APPEAL OF                               DOCKET NO.: EB120393RO

                                                  DISTRICT RENT
                    STANLEY GAC                   ADMINISTRATOR'S DOCKET
                                                  NO.: DA120006BT


               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 45-34 42nd Street, various apartments, 
          Sunnyside, 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, DA120006BT was 
          issued on December 29, 1989.  In that order, the Administrator 
          revoked the finding of BK122877BR, issued December 9, 1988, 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.  This grant of eligibility was challenged by the 
          tenants' representative, who claimed that inasmuch as there was a 
          building-wide Rent Reduction order against the subject premises 
          outstanding at the time of the issuance of the order of 
          eligibility, the Administrator was thus in error in granting the 
          owner eligibility.  In revoking the previous grant of eligibility 
          the Administrator apparently disregarded the tenants' argument, 
          because notes in the file and the language of DA120006BT itself 
          indicate that the Administrator's decision under that docket # was 
          based solely on a finding by the Administrator that the owner had 
          not cleared the requisite number of violations from the subject 
          premises in order to obtain eligibility.

          ADM. REVIEW DOCKET NO.: EB120393RO

               On appeal, the owner makes various arguments as to how he has 
          cleared the requisite number of violations at the subject premises.
               The Commissioner is of the opinion that this petition should 
          be granted.

               The Commissioner first notes that at challenge, the tenants' 
          representative raised only one issue; that of an outstanding rent 
          reduction order.  An examination of the record indicates that the 
          Administrator did not consider this issue at all in reversing the 
          order of eligibility but instead determined that the owner had 
          failed to certify to the clearance of a sufficient number of 
          violations so as to gain eligibility to raise MBRs for 1988/89 at 
          the subject premises.

               The Commissioner is of the opinion that contrary to the 
          Administrator's finding below the owner has certified to the 
          removal of a sufficient number of violations at the subject 
          premises.  As noted above the tenants' representative did not raise 
          this issue in her challenge below.  An examination of the file 
          reveals no evidence of the owner's failure to thus certify to 
          violation removal.

               The Commissioner is of the opinion that the Rent Reducing 
          order outstanding against the subject premises does not bar the 
          owner from raising 1988/89 MBRs at those premises.

               An examination of the file reveals that on July 29, 1988 the 
          Administrator issued an order under docket #BK230097B which found 
          various building-wide service reductions at the subject premises 
          and thus ordered a rent reduction.

               The Commissioner notes that the issue date of the above- 
          mentioned order is later than the January 1, 1988 effective date of 
          the order of eligibility under review herein.  As such, the 
          Commissioner regards any attempt to supersede the order of 
          eligibility with the Rent Reduction order as an attempt to enforce 
          the Rent Reduction order on a retroactive basis, such enforcement 
          being beyond the scope of the Rent Reduction order.

               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, granted, and that the order of the Rent 
          Administrator be, and the same hereby is, revoked.  The order is 
          hereby granted eligibility to raise MBRs at the subject premises 
          for 1988/89, effective January 1, 1988, subject to the Terms and 

          Conditions on the attached sheet.  The owner is directed to collect 
          rents from the rent-controlled tenants at the subject premises 

          ADM. REVIEW DOCKET NO.: EB120393RO

          subject to the provisions of BK120097B and any and all such orders 
          restoring rent.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner       


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