ADM. REVIEW DOCKET NO.: EE430018RO
                                 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.: EE430018RO
           L.J.F. REALTY CORP.
           C/O JEFF FARKAS                        DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: DL520003BO            
                                                       (BK427508BR)
           
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 506 West 178th Street, various apartments, 
          New York, 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, DL520003BO was 
          issued on March 30, 1990.  In that order, the Administrator 
          affirmed the finding of BK427508BR issued December 1, 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 the owner had not repaired all 
          rent impairing violations at the subject premises.

               On appeal, the owner contends that various violations have 
          been repaired, among them all of the outstanding rent impairing 
          violations.  The owner submits various items of evidence in support 
          of this contention.

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
















          ADM. REVIEW DOCKET NO.: EE430018RO

               Section 2202.3(h) of the New York City Rent and Eviction 
          Regulations establishes as a prerequisite for eligibility to raise 
          the MBRs of affected tenants the owner's certification that 100% of 
          the rent impairing violations of record as of one year before the 
          effective date of the order of eligibility must have been cleared 
          by not less than six months before the effective date.  In the 
          instant proceeding in order to gain eligibility to raise 1988/89 
          MBRs on the affected tenants living at the subject premises the 
          owner would have had to certify that 100% of the rent impairing 
          violations of record as of January 1, 1987 had been cleared by July 
          1, 1987.  The Commissioner notes that in the instant proceeding the 
          clearance of the last of the rent impairing violations took place, 
          according to the owner in late 1989.  The Commissioner is thus of 
          the opinion that the Administrator was correct in finding that the 
          owner had failed to clear all the rent impairing violations on a 
          timely basis and in thus denying the owner eligibility to raise 
          MBRs for the period 1988/89.

               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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