ADM. REVIEW DOCKET NO.: ED220014RT


                                  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.: ED220014RT

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: DA220058BT
              VICTOR B. SCHNEIDER                      (BL220182BR)
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               The above-named tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 8758 Bay Parkway, Apt. B9, Brooklyn, 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.

               A tenant residing at the subject premises filed with the 
          Administrator a Challenge to the order granting the owner 
          eligibility to raise Maximum Base Rents (MBRs) at the subject 
          premises for the 1988/89 cycle, said order issued on August 19, 
          1988 under the Docket #BL220182BR.  Based on the tenant's 
          Challenge, the Administrator issued the order under review herein 
          on January 12, 1990 under Docket #DA220058BT, in which order the 
          Administrator affirmed the owner's eligibility.  In that order the 
          Administrator determined that the owner had certified to the timely 
          clearance of a sufficient number of violations from the subject 
          premises.

               On appeal the tenant reiterates the arguments he made at 
          Challenge, specifically that the existence of a rent reducing order 
          bars the owner from eligibility and that the owner has failed to 
          refund excess rent to the tenant. 

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













          ADM. REVIEW DOCKET NO.: ED220014RT

                  

               The fact that a rent reducing order is outstanding against the 
          premises does not bar the owner of those premises from eligibility 
          to raise MBRs.  Rather, it bars the owner from collecting MBR 
          increases until such time that an order restoring rent is issued, 
          at which time MBR increases are collectible on a prospective basis 
          only.  The Commissioner notes that, on December 10, 1986 the 
          Administrator issued under Docket #KC002967S, an order finding 
          decreases in services at the subject premises and ordering that the 
          tenant's rent thus be reduced by $24.44 per month.

               The Commissioner further notes that, as of the issue date of 
          the instant order, rent had not been restored at the subject 
          apartment.

               The Commissioner notes that the balance of the tenant's appeal 
          concerns the tenant's attempts to collect the $24.44 monthly rent 
          decrease.  The Commissioner advises the tenant that, in determining 
          eligibility to raise MBRs the Administrator does not make any 
          finding concerning the proper amount of the collectible rent at the 
          subject premises.

               This order is issued without prejudice to the tenant's filing 
          an A-1 form with this Agency so as to ascertain the proper rental 
          amount for the subject premises.

               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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