Docket No. FK220023RT
                                    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.: FK220023RT

                                                  DISTRICT RENT
          Sarah L. Evans                          ADMINISTRATOR'S DOCKET
                                                  NO.: EI220225BO(DK221215BR)
           
                                   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 715 St. Marks Avenue, Apt. 6M, 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 petition.

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

              The Administrator's order being appealed, EI220225BO was issued 
          on October 11, 1991.  In that order, the Administrator revoked the 
          finding of DK221215BR, issued August 3, 1990, that the owner be 
          denied eligibility for a 1990/91 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.  Relying on documentary evidence submitted by the owner 
          before the Administrator at Challenge, the Administrator found that 
          the owner had cleared a sufficient number of violations of record 
          at the subject premises in order to obtain for itself eligibility 
          for a 1990/91 MBR increase.  This evidence included various 
          tenant's affidavits attesting to clearance of various violations 
          occurring in individual apartments, as well as the report of an 
          inspection conducted by the New York City Department of Housing 
          Preservation and Development (HPD) during August 1989, and a 
          Violation Status Report disclosing whether individual violations 
          has been cleared.

            On appeal the tenant argues that the owner ".. has not cleared












          Docket No. FK220023RT

          any violations that I have observed."

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

              A List of Pending Violations discloses that, as of January 1, 
          1989 there were four rent-impairing and 109 non rent-impairing 
          violations outstanding against the subject premises.  Therefore, in 
          order to gain eligibility to raise MBRs at the subject premises for 
          the 1990/91 cycle the owner in this proceeding was obligated to 
          certify to the clearance of ail fo the rent-impairing and at least 
          87 (80 X 109 =87.2) of the non rent-impairing violations.

              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 
          premsies as of one year before the effective date is January 1, 
          1989.

              On August 17, 1989, the 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 premises 
          for the 1990/91 cycle.

              The Commissioner notes that, in addition to violations actually 
          cleared by the owner, violations located in apartments to which the 
          HPD inspector has been denied access, as well as various tenant- 
          caused violations (i.e. illegal windows gates and/or door locks) 
          are additionally deemed as "cleared" by the Administrator.

              The Commissioner notes that no other tenant has appealed the 
          Administrator's order granting eligibility to the owner.

              This order is issued without prejudice to the tenant's right to 
          file a complaint of reduction(s) in service, 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:

                                                                            
                                             Joseph A. D'Agosta
                                             Deputy Commissioner
    

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