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

          APPEAL OF                               DOCKET NO.: EK430331RO 

                                                  DISTRICT RENT
               LOUIS DEVITO                       ADMINISTRATOR'S DOCKET
               WEST 15TH STREET ASSOC.            NO.: CH420070BT


               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 360 W. 15th Street, N.Y.C. 10011.

               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, CH420070BT was 
          issued on October 26, 1990.  In that order, the Administrator 
          revoked the finding of 7M06926M issued September 30, 1988, that the 
          owner be denied eligibility for a 1986/87 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.

               On appeal, the owner assets, as it did below that it has 
          cleared a sufficient number of violations.  The owner has submitted 
          as proof of its contention a Violation Status Report (VSR) 
          indicating that sufficient violations have been cleared at the 
          subject premises to gain the owner eligibility to raise MBRs at the 
          subject premises.

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

          ADM. REVIEW DOCKET NO.: EK430331RO

               Pursuant to Section 2202.3(h) of the N.Y.C. Rent and Eviction 
          Regulations an owner in order to gain eligibility to raise MBRs at 
          a given premises for a given cycle must certify to the 
          Administrator that inter alia 80% of the non rent-impairing 
          violations outstanding against the subject premises have been 

               An examination of the record reveals a list of Pending 
          Violations (LPV), said LPV indicating that there were no rent- 
          impairing and 7 non rent-impairing violations outstanding at the 
          subject premises.  The owner thus had the duty to clear at least 6 
          (7 X 80% = 5.6) of those violations from the subject premises in 
          order to raise MBRs for 1986/87.  The above mentioned VSR noted 
          that (1) one) of the violations had been cleared, and that (6) six 
          more were assigned the status "A", indicating that the inspector 
          was unable to gain access to the apartments.  As a matter of DHCR 
          policy and procedure such denials of access are regarded as 
          clearance.  The Commissioner further notes that (3) three of the 
          violations were, by their nature limited in their effect to the 
          occupant(s) of the apartment.

               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 owner is 
          hereby found eligible to raise 1986/87 MBRs at the subject 
          premises, said MBR increase retroactive to January 1, 1986.  All 
          subsequent MBRs granted to the owner for the subject premises are 
          hereby modified accordingly.  The tenants are hereby directed to 
          refund to the owner any rent thereby withheld from the owner, 
          either in a lump sum or in two payments accompanying the next two 
          monthly payments.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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