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

          APPEAL OF                               DOCKET NO.: FE230324RO

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: EI220258BO
             FRIEDA NOVICK                             (DJ221625BR)


               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 391-93 Knickerbocker Avenue, various 
          apartments, 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, EI220258BO was 
          issued on May 3, 1991.  In that order, the Administrator affirmed 
          the finding of DJ221625BR, issued August 8, 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.  The Administrator's finding under review herein 
          additionally noted that a DHCR inspection of the subject premises 
          held on April 12, 1991 noted that the owner had failed to correct 
          the requisite number of violations which would allow her to gain 
          eligibility to raise MBRs at the subject premises for 1990/91.

               On appeal, the owner claims that all violations have been 
          corrected, and requests a reinspection, and the identity of those 
          violations which remain outstanding.

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

          ADM. REVIEW DOCKET NO.: FE230324RO

               Pursuant to Section 2202.3(h) of the New York City Rent and 
          Eviction Regulations to gain eligibility to raise MBRs at a given 
          premises an owner must certify to the Administrator that 80% of the 
          non rent impairing and 100% of the rent impairing violations of 
          record as of one year before the effective date of the order of 
          eligibility had been corrected by six months before the effective 
          date.  In the instant proceeding the requisite number of violations 
          of record as of January 1, 1989 must have been corrected by July 1, 

               As stated by the Administrator in the order being appealed 
          herein, a DHCR inspection of the subject premises conducted on 
          April 12, 1989 revealed that the owner had not even by that late 
          date (15 1/2 months after the effective date) repaired a sufficient 
          number of violations.

               An examination of the record reveals that the owner was aware 
          of which violations were outstanding, and that the owner, in 
          various filings before the Administrator below indicated which 
          violations were allegedly repaired.

               A reinspection of the subject premises, even if conducted 
          immediately upon the filing of the instant petition in May, 1991, 
          would be irrelevant to the owner's attempt to gain eligibility.
          As stated above, to gain eligibility to increase MBRs at the 
          subject premises for 1990/91 the owner would have to certify that 
          repairs had been made by July 1, 1989.

               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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