ADM. REVIEW DOCKET NO.: EG620032RT

                                  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.: EG620032RT 

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: DK625073BR
               SHELDON OPPENBERG 
                                   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 2076 Wallace Avenue, Bronx, N.Y. 10462, 
          Apt. 314.

               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, DK625073BR was 
          issued on June 26, 1990.  In that order, the Administrator affirmed 
          that the owner be granted eligibility for a 1990/91 Maximum Base 
          Rent (MBR) increase.

               On appeal the tenant contends that lack of essential services 
          remain outstanding at the subject apartment:  Broken lobby door, 
          broken windows, elevator is always filthy, etc.

               Some of the complaints made by the tenant, don't fall under 
          the categories of essential services as should be noted.  In any 
          case, the record indicates that the landlord is currently 
          maintaining essential services.

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
















          ADM. REVIEW DOCKET NO.:  EG620032RT

               Despite the tenant's contentions made on appeal, an 
          examination of the record discloses that the owner cleared a 
          sufficient number of violations from the subject premises so as to 
          gain eligibility to raise MBRs for 1990/91.

               Pursuant to the relevant regulations, in order to gain 
          eligibility to raise MBRs at the subject premises for the 1990/91 
          cycle, the owner is responsible for the clearance only of those 
          violations which were reported on or before January 1, 1989.

               The tenant is advised to file a complaint of reduction(s) in 
          service(s), and/or Harassment Complaint if the circumstances so 
          warrant.

               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:





                                                                            
                                             LULA M. ANDERSON 
                                             Deputy Commissioner  
    

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