ADM. REVIEW DOCKET NO.: FK530307RO
                                  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.: FK530307RO 

                                                  DISTRICT RENT
               MANHATTAN AVE. APTS.               ADMINISTRATOR'S DOCKET
               C/O PINE MANAGEMENT, INC.          NO.: DJ420508BR
                                                       EH520018BO
                                   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 78 Manhattan Ave., New York, N.Y. 10025.

               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, EH520018BO was 
          issued on November 8, 1991.  In that order, the Administrator 
          affirmed the finding of DJ420508BR 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 owner contends that all violations of record at 
          the subject premises have been cleared in a timely manner.  He also 
          contends, he has not seen any inspectors at the above mentioned 
          premises, and how can we base our decision on an inaccurate, 
          outdated violation report.

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


















          ADM. REVIEW DOCKET NO.: FK530307RO

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

               A List of Pending violations (LPV) reports that there were no 
          rent impairing violations and 64 non rent-impairing violations of 
          record at the subject premises.  The owner therefore was required 
          to clear 51 (64 X 80% = 51.20) non rent-impairing violations in 
          order to be eligible for 1990-91 MBR increase at the subject 
          premises.

               The Commissioner notes that an examination of the file reveals 
          that the owner did not correct sufficient violations at the subject 
          premises in order to qualify for an MBR increase for 1990/91 at 
          these 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, denied, and that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.

          ISSUED:






                                                                          
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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