ADM. REVIEW DOCKET NO.: FK120489RT

                                 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.: FK120489RT

            LILLIAN RUSSO                         DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: DG120017BO
                                                       (BK123681BR)
                                   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 47-06 88th Street, Apt. A30, Elmhurst, 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, DG120017BO was 
          issued on October 18, 199l.  In that order, the Administrator 
          revoked the finding of BK123681BR, issued June 22, 1989, that the 
          owner be denied eligibility for a 1988/89 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 tenant states that, contrary to the 
          Administrator's finding, the owner has not cleared violations from 
          the subject apartment.  The tenant states on appeal, inter alia 
          that repairs had been made to the subject apartment, but that she 
          "cannot see why I should (pay MBR increases) when (violations 
          hadn't been cleared) for all these years."  The tenant supplements 
          her appeal with copies of complaints she made to the New York City 
          Department of Housing Preservation and Development (HPD), these 
          complaints including those alleging new violations at the subject 
          premises, as well as those violations which had been previously 
          reported.














          ADM. REVIEW DOCKET NO.: FK120489RT

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

               A List of Pending Violations (LPV) discloses that there were 
          three rent-impairing and 40 non rent-impairing violations of record  
          against the subject building as of January 1, 1987.  Pursuant to 
          Section 2202.3(h) of the New York City Rent and Eviction 
          Regulations the owner, in order to gain eligibility to raise MBRs 
          at the subject premises was required to certify to the 
          Administrator that all three rent-impairing and at least 32 (40 X 
          80% = 32) non rent-impairing violations of record against the 
          subject building as of January 1, 1987 had been cleared.

               As noted above the Administrator, in BK123681BR (issue date: 
          June 22, 1989) determined that the owner had not made such a 
          certification, and thus denied the owner eligibility to raise MBRs 
          at the subject premises for 1988/89.

               Upon the owner's filing of a Challenge to that order, the 
          Administrator revoked the order, finding that the owner had 
          certified to the clearance of the requisite number of violations.  
          The order revoking the previous denial of eligibility was issued by 
          the Administrator on October 18, 1991 under the docket # 
          DG120017BO.

               An examination of docket # DG120017BO reveals that at 
          Challenge to the Administrator's denial of eligibility the owner 
          submitted as evidence a report of an HPD inspection of the subject 
          building.  The report discloses that all three of the rent- 
          impairing violations noted on the LPV had been cleared, as had 34 
          of the 40 non rent-impairing violations.  

               Inasmuch as the owner submitted proof of violation clearance 
          to the Administrator below, and the tenant conceded as much on 
          appeal, the Commissioner is of the opinion that the Administrator's 
          order under review herein was correct.

               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 






          ADM. REVIEW DOCKET NO.: FK120489RT

          Administrator issued under Docket # DG120017BO be, and the same 
          hereby is, affirmed.
               
          ISSUED:




                                                                            
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner