ADM. REVIEW DOCKET NO.: FH630273RO

                                 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.: FH630273RO
           J.J.A. HOLDING CORP.
                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: EH620030BO
                                                       (DJ622427BR)
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 2901 Grand Concourse, apts. 1C, 3A, 3D, 3E, 
          Bronx, N.Y.

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

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

               The Administrator's order being appealed, EH620030BO was 
          issued on August 23, 1991.  In that order, the Administrator 
          affirmed the finding of DJ622427BR 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, as well as at challenge below, the owner contends 
          that a sufficient number of violations have been removed in order 
          to gain the owner eligibility to raise MBRs.  As alleged proof of 
          this contention the owner submitted at Challenge and resubmits on 
          appeal a notarized affidavit from the superintendent of the subject 
          premises in which the superintendent testifies to the repair of 
          various violations noted in the List of Pending Violations (LPV). 
          The owner also resubmits on appeal copies of letters to various 
















          ADM. REVIEW DOCKET NO.: FH630273RO

          tenants, informing them that they must remove obstructing bars or 
          unlawful gates from their windows to the fire escapes, pending the 
          installation of approved type gates.  These letters were apparently 
          sent pursuant to violations noted in the LPV.

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

               Section 2202.3(h) of the New York City Rent and Eviction 
          Regulations states that, in order to obtain eligibility to raise 
          MBRs at a given premises the owner of that premises must, inter 
          alia certify to the Administrator that 80% of the non rent- 
          impairing violations of record against the premises have been 
          removed.

               The LPV discloses that there were 39 non rent-impairing 
          violations of record against the subject premises.  Accordingly, 31 
          (39 X 80% = 31.2) non rent-impairing violations of record at the 
          subject premises would have to be removed in order to gain 
          eligibility for the owner.

               An examination of the evidence submitted by the owner both at 
          Challenge and on appeal reveals that the owner has failed to prove 
          the removal of a sufficient number of violations in order to gain 
          eligibility.

               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
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name