ADM. REVIEW DOCKET NO.: FL430246RO


                                 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.: FL430246RO

          122-126 SAINT MARK'S PLACE ASSOCIATES   DISTRICT RENT
          C/O LOUIS J. DEVITO                     ADMINISTRATOR'S DOCKET
                                                  NO.: EJ420109BO
                                                       (DJ422292BR)
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION GRANTING 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 126 St. Mark's Place, Apts. 4, 12A, 14 & 5, 
          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, EJ420109BO was 
          issued on December 6, 1991.  In that order, the Administrator 
          affirmed the finding of DJ422292BR, 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 asserts, as it did below that it has 
          cleared a sufficient number of violations.  The owner has submitted 
          as proof of its contention along with various repairmen's bills, 
          copies of checks, and tenants' signed acknowledgements of repairs; 
          a Violation Status Report (VSR) indicating that sufficient 
          violations have been cleared at the subject premises to gain the 
          owner eligibility to raise MBRs at the subject premises.

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













          ADM. REVIEW DOCKET NO.: FL430246RO

                

               Pursuant to Section 2202.3(h) of the New York City Rent and 
          Eviction Regulations an owner, in order to gain eligibility to 
          raise MBRs at a given premises for a given cycle must certify to 
          the Administrator that, inter alia 80% of the non rent-impairing 
          violations outstanding against the subject premises have been 
          cleared.

               An examination of the record reveals a List of Pending 
          Violations (LPV), said LPV indicating that there were no rent- 
          impairing and 21 non rent-impairing violations outstanding at the 
          subject premises.  The owner thus had the duty to clear at least 17 
          (21 X 80% = 16.8) of those violations from the subject premises in 
          order to raise MBRs for 1990/91.  The above-mentioned VSR noted 
          that 15 of the violations had been cleared, and that two more were 
          assigned the status 'A', indicating that the inspector was unable 
          to gain access to the one apartment in which both these violations 
          were reported.  As a matter of DHCR policy and procedure such 
          denials of access are regarded as clearance.  The Commissioner 
          further notes that both of the violations were, by their nature 
          limited in their effect to the occupant(s) of the apartment.

               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 owner is 
          hereby found eligible to raise 1990/91 MBRs at the subject 
          premises, said MBR increase retroactive to January 1, 1990.  All 
          subsequent MBRs granted to the owner for the subject premises are 
          hereby modified accordingly. The tenants are hereby directed to 
          refund to the owner any rent thereby withheld from the owner, over 
          a period not to exceed sixty (60) months.

          ISSUED:




                                                                          
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner     
    

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