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

          APPEAL OF                               DOCKET NO.: EL420184RT

                    PAUL J. McALLISTER            DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: DH420061BO


               The above-named tenant filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 1599 York Avenue, Apt. 4S, 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, DH420061BO was 
          issued on December 7, 1990.  In that order, the Administrator 
          revoked the finding of BK421761BR, issued July 7, 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.

               On appeal the tenant submits a list of various allegedly 
          uncleared violations.

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

          ADM. REVIEW DOCKET NO.: EL420184RT

               A List of Pending violations (LPV) discloses that, as of 
          January 1, 1987 there were one rent-impairing and five non rent- 
          impairing violations outstanding against the subject premises.  
          Therefore, in order to gain eligibility to raise MBRs at the  
          subject premises for the 1988/89 cycle the owner in this proceeding 
          was obligated to certify to the clearance of the one rent 
          impairing and at least four (80% x five = four) of the non rent- 
          impairing violations.  

               On October 16, 1990, the New York City Department of Housing 
          Preservation and Development (HPD) conducted an inspection of the 
          subject premises.  This inspection revealed that the owner had 
          cleared a sufficient number of violations from the subject premises 
          in order to gain eligibility to raise MBRs at the subject premiss 
          for the 1988/89 cycle.

               The Commissioner notes that the tenant in the instant 
          proceeding has filed the instant appeal on behalf of himself as an 
          individual tenant, and not as a tenant's representative.  The 
          Commissioner further notes that no other tenant of the subject 
          premises has appealed the Administrator's order being appealed 

               The Commissioner notes that of the various allegedly uncleared 
          violations listed by the tenant on appeal, only two ("no metal 
          doors" and "no hot water") reflect violations specifically 
          enumerated on the LPV.  The Commissioner further notes that, of the 
          two violations cited both by the owner on appeal and by the LPV, 
          only the violation "no metal doors" (#38 on the LPV) is located in 
          the tenant's apartment.  The "no hot water" violation (#46) was 
          located in another apartment at the subject premises.

               The Commissioner notes that violation #38 was reported on the 
          above-mentioned HPD inspection report as "A", which means that the 
          inspector could not gain access to the apartment in order to 
          observe whether or not the violation had been cleared.  As such the 
          owner was credited with clearing this violation (the owner was not 
          responsible for the HPD inspector's inability to gain access and is 
          thus not prejudiced by such failure).

               The Commissioner further notes that violation #46 was reported 
          as "C" (cleared) by both the HPD inspection and by an Affidavit of 
          the tenant residing at that apartment, said Affidavit dated June 
          10, 1989 and submitted by the owner below with other violation 
          certification documents.

               An owner's eligibility to increase MBRs at a given premises 
          for a given cycle is adjudged solely upon violations cited on the 

          ADM. REVIEW DOCKET NO.: EL420184RT

          LPV.  In the instant case, except for the two above-cited 
          exceptions the majority of violations cited by the tenant on appeal 
          are not cited on the LPV.  The tenant is hereby advised that this 
          order is issued without prejudice to the tenant's right to file a 
          complaint of reductions in service, if the facts 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.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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