ADM. REVIEW DOCKET NO.: FH430297RT
                                  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.: FH430297RT
           VARIOUS TENANTS BY 
           HIMMELSTEIN & McCONNELL BY                                       
           ROCHELLE K. BENJAMIN, ESQ.             DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: EI420183BO
                                                       (DK422321BR)
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW

               The above-named tenants by their attorney filed a timely 
          petition for administrative review of an order issued concerning 
          the housing accommodations known as 755 West End 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, EI420183BO was 
          issued on July 26, 1991.  In that order, the Administrator revoked 
          the finding of DK422321BT, 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.

               On appeal the tenants contend that the Administrator was in 
          error in granting the owner eligibility, inasmuch as the owner 
          failed to clear a rent-impairing violation from the subject 
          premises on a timely basis.

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

















          ADM. REVIEW DOCKET NO.: FH430297RT

               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, by six months before the effective date of 
          the order of eligibility 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 
          cleared.

               In the instant proceeding the effective date of the 
          Administrator's order is January 1, 1990.  Therefore, six months 
          before the effective date (the "deadline" for violation clearances) 
          is July 1, 1989 and one year before the effective date is January 
          1, 1989.

               A List of Pending violations (LPV) discloses that, as of 
          January 1, 1989 there were (3) three rent-impairing and 17 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 all of the rent- 
          impairing and at least 14 (80% x 17 = 13.6) of the non rent- 
          impairing violations.

               On September 28 and October 5, 1989, the New York City 
          Department of Housing Preservation and Development (HPD) conducted 
          an inspection of the subject premises.  These inspections, as well 
          as a later HPD inspection conducted on May 9, 1991 revealed that 
          the owner had failed to clear 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, specifically, 
          that the owner had failed to clear one rent-impairing violation 
          from the subject premises.

               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 granted, and that the order of the Rent 
          Administrator be, and the same hereby is, revoked.











               The Commissioner finds that as a result of this order the 






          ADM. REVIEW DOCKET NO.: FH430297RT

          subject owner should refund to the subject tenants all rents 
          collected in excess of the maximum rent within thirty days from the 
          date this order shall become final.

          ISSUED:




                                                                            
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner 






    

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