Docket No. FC220221RT, FC220317RT
                                    STATE OF NEW YORK 
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: FC220221RT 
          Various Tenants                         DISTRICT RENT             
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: DG220592BO(BL220189BR)


              The above-named tenants filed timely petitions for 
          administrative review of an order issued concerning the housing 
          accommodations known as 1802 Ocean Parkway, Various Apartments, 
          Brooklyn, New York.

              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 petitions.

              The issue before the Commissioner is whether the 
          Administrator's order was correct.

              The Administrator's order being appealed, DG220592BO was issued 
          on March 15, 1991.  In that order, the Administrator revoked the 
          finding of BL220189BR, issued June 22, 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.  DL220592BO was originally issued on February 15, 1991, 
          with an effective date of January 1, 1990.  It was reissued on 
          March 15, 1991 with the correct effective date of January 1, 1988.

              Various tenants filed appeals of the order with the 
          Commissioner on an individual basis.  Due to the similarity of 
          issues raised therein, the Commissioner has considered these 

          Docket No. FC220221RT, FC220317RT

          appeals as one.

              On appeal, the tenants individually raise various objections to 
          the Administrator's order.  The tenants contend that various rent 
          reduction orders were outstanding against the subject premises as 
          of the effective date of the Administrator's order under review 
          herein, and as such, the owner was barred from collecting MBR 
          increases for 1988/89.

              The tenants also contend that the owner had failed to clear a 
          sufficient number of violations from the subject premises so as to 
          gain for itself eligibility to raise MBRs at the subject premises 
          for 1988/89.

              On appeal, the tenants also question the applicability of 
          BL220189BR to the owner's eligibility, various tenants contending 
          that such eligibility had previously been granted by the 
          Administrator in an order issued on December 23, 1988 under Docket 

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

              Pursuant to Section 2202.3(h) of the New York City 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 

              In the instant proceeding the effective date of the 
          Administrator's order is January 1, 1988.  Therefore, one year 
          before the effective date is January 1, 1987.

              A List of Pending Violations discloses that, as of January 1, 
          1987 there were 16 rent-impairing and 85 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 all of the rent-impairing and at least 
          68 (80% X 85= 68) of the non rent-impairing violations.

              A Violation Status Report compiled by the New York City 
          Department of Housing Preservation and Development discloses that 
          the owner had cleared a sufficient number of violations from the 
          subject premises so as to gain for itself eligibility to raise MBRs 
          at the subject premises for 1988/89.

              The fact that rent reduction order(s) is (are) outstanding 
          against a premises as of the effective date of an order granting 
          the owner of those premises eligibility to raise MBRs does not bar 

          Docket No. FC220221RT, FC220317RT

          the owner from eligibility to raise MBRs, but, rather bars the 
          owner from collecting the increased rent, pending the issuance of 
          rent restoration order(s) by the Administrator, such order(s) 
          testifying to the removal of all violations cited by the 
          Administrator in the underlying rent reduction order(s).

              The Commissioner notes that orders denying the owner a Fuel 
          Cost Adjustment at the subject premises are not rent reduction 
          orders.  Similarly, the Commissioner is of the opinion that the 
          Administrator's denial of the owner's eligibility to raise MBRs at 
          the subject premises for a previous cycle is irrelevant.

              As to the confusion as to which order (BL220189BR or 
          BL220190BR) is controlling in the instant proceeding:  The 
          Commissioner notes that the order under review (and being upheld) 
          herein, DG220592BO on its face explicitly cites BL220189BR as the 
          order being challenged therein.  The Commissioner further notes 
          that BL220190BR was apparently terminated by an order issued by the 
          Administrator on August 26, 1991 under docket #FB220055OR.  The 
          Commissioner is therefore of the opinion that Administrator's order 
          BL220190BR is moot.

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

              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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