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

          APPEALS OF                              DOCKET NOS.: 
                   VARIOUS TENANTS                EG420516RT
                                  PETITIONERS     DISTRICT RENT
          ------------------------------------X   ADMINISTRATOR'S 
                                                  DOCKET NOS.:

               The above-named tenants filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 290 Riverside Drive, New York, N.Y. 10025.

               The Commissioner has reviewed all the evidence in the record 
          and has careful 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 DG420353BO was issued 
          on April 27, 1990.  In that order, the Administrator revoked the 
          finding of BL422722BR issued June 22, 1989, that the owner be 
          granted 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 and MBR 

               DG420353BO was an order issued upon the filing of a challenge 
          of the denial of eligibility, by the owner.

               On appeal the tenants make various allegations contesting the 
          Administrator's grant of eligibility.  The tenants first contend 
          that the owner was denied eligibility to raise MBRs at the subject 
          premises for the 1986/87 cycle.

          ADM. REVIEW DOCKET NOS.: EE420165RT, ET AL.

               The tenants also contend that they were thus denied the 
          opportunity to learn the facts and thus determine the basis for and 
          the merits of this (order denying the owner eligibility).  They 
          additionally contend that the owner has a history of failure to 
          correct violations timely, of MBRs and MCRs for apt. 8-B from 1986 
          to present; and request recalculation of the MBRs and object to the 
          effective date of the eligibility order.

               The Commissioner is of the opinion that these petitions should 
          be merged and denied.   

               Challenges to MBR orders of eligibility, whether by owners or 
          tenants are ex parte.  The Administrator in not serving the tenants 
          with the order of denial, did not violate any statute, 
          administrative regulation or established agency procedure.

               As to the owner's alleged failure to clear violations timely 
          from the subject premises:

               Pursuant to Section 2202.3(h) of the N.Y.C. Rent and Eviction 
          Regulations an owner, in order to receive eligibility to raise MBRs 
          at a given premises for a given cycle must certify to the 
          Administrator that 100% of the rent-impairing and 80% of the non- 
          rent impairing violations of record against the subject premises as 
          of one year before the effective date have been cleared.

               In granting an owner eligibility to raise MBRs at a given 
          premises, the Administrator makes various findings.  Among these 
          findings are, that the owner has certified to the repair of a 
          minimum number of violations, that the operations and maintenance 
          expenses claimed by the owner are not excessive, and that the owner 
          is maintaining essential services at the subject premises.

               One finding the Administrator does not make in granting 
          eligibility is the dollar amount of the rent to be charged the 
          subject tenants.

               The Commissioner is of the opinion that merger of these PARs 
          was warranted since they involve the same premises and related 
          issues.  The Commissioner is, therefore, of the opinion that this 
          petition should be merged and denied since the record does not 
          sustain the tenants' allegations.

               This order is issued without prejudice to the tenants' filing 
          complaint(s) of reductions in service, and/or update rent 
          calculation form (A-1) for MBRs, if the facts so warrant.

               THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations, it is

          ADM. REVIEW DOCKET NOS.: EE420165RT, ET AL.

               ORDERED, that these petitions for Administrative Review be, 
          and the same hereby are, 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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