FE 420383 RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO.: FE 420383 RT

                    BEATRICE BLECHER,
                                                  DISTRICT RENT ORDER
                                                  DOCKET NO.: DG 420173 RO


          On May 22, 1991 the above named petitioner-tenant timely  refiled
          a Petition for Administrative Review against an order  issued  on
          November 2, 1990 by the Director of the Maximum Base  Rent  (MBR)
          Unit, 92-31 Union  Hall  Street,  Jamaica,  New  York  concerning
          housing accommodations known as 302 West 86th Street,  New  York,
          New York.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the administrative appeal.

          On June 22, 1989,  the  Director  issued  an  order  denying  the
          establishment  of  1988-89  Maximum  Base  Rents   based   on   a
          determination that the owner had failed  to  meet  the  violation
          criteria, (Docket No. BL 420058 BR).

          Subsequent thereto, the owner  filed  a  challenge  (first  level
          administrative  appeal)  to  the  order  denying  MBR   increases
          alleging  that   it   had   met   the   violation   certification
          requirements.  On November 2, 1990, the Director issued the order 
          appealed herein which revoked the June 22, 1989 order, based on a 
          determination that the owner had  met  the  prescribed  violation
          certification requirements, and granted  MBR  increases  for  the
          subject building effective January 1, 1988.

          In this petition, the tenant contends,  in  substance,  that  the
          owner is not entitled to 1988-89 MBR increases because it had not 
          removed the requisite violations.

          The Commissioner is of the opinion that this petition  should  be
          Procedures established under the Rent  and  Eviction  Regulations
          provide, among  other  things,  that  no  rent  increase  may  be
          authorized under the Maximum Base Rent program commencing January 
          1, 1988 unless the owner has removed all of  the  rent  impairing
          violations (as defined in  the  multiple  dwelling  law,  Section
          302a) and at least 80% of all other  (i.e.,  non-rent  impairing)

          FE 420383 RT
          violations on record as of January 1, 1987, or six  months  prior
          to the filing of the 1988-89 Violation  Certification,  whichever
          is later.  If the owner cannot certify before  December  1,  1987
          that  the  requisite  number  of  violation  have  been  cleared,
          corrected or abated, the owner can  certify  that  it  agrees  to
          remove the requisite violations within 30 days of the  filing  of
          such certification.  In this  proceeding,  the  owner  filed  its
          Violation Certification on December 1, 1987 in  which  it  agreed
          and certified that it would clear, correct or abate the requisite 
          violations within 30 days.

          The record shows that on January 1, 1987 there were five (5) rent 
          impairing violations (Item Nos. 140, 141, 142, 143, and 145)  and
          three (3) non-rent impairing violations (Item Nos. 139,  144  and
          146) pending against the subject building.  Therefore in order to 
          qualify for 1988-89 MBR increases,  the  owner  was  required  to
          correct all five (5) of the rent  impairing  violations  and  all
          three (3) of the non-rent impairing violations.

          With its violation certification the owner submitted a copy of  a
          report from the Division of Code Enforcement of the New York City 
          Office of Rent and Housing  Maintenance  which  showed  that  the
          three (3) non-rent impairing violations (Item Nos. 139,  144  and
          146) had been deemed corrected as of June 16, 1987.

          The owner further requested waiver of the five (5) rent impairing 
          violations (Items Nos. 140, 141, 142, 143 and 145) asserting,  in
          substance, that they were tenant induced, and submitted copies of 
          letters sent to the tenants regarding said violations and  postal
          receipts for same in support of its request.  Said rent impairing 
          violations referred the removal of encumbrances such as bicycles, 
          household items and plants from  the  public  hall  and  bulkhead
          landing areas of the subject premises.  The Director  waived  the
          five rent imparing violations as tenant induced.

          Based  thereon,  the  Commissioner  finds   that   the   Director
          correctly determined that all rent impairing violations  and  80%
          of all non-rent impairing violations had  been  cleared  for  MBR
          purposes  and  that  the  owner  was  entitled  to  1988-89   MBR

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

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and that the  Director's  order  be,  and  the  same  hereby  is,

          FE 420383 RT
                                                  ELLIOT SANDER
                                                  Deputy Commissioner

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