ADM. REVIEW DOCKET NO.: GJ420020RO

                                 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   S.J.R.#7036
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: GJ420020RO

               RESIDENTIAL MANAGEMENT, INC.       DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: FF420035BO
                                                       (FF423625BR)
                                   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 447-448 Central Park West, 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 Commissioner notes that on July 8, 1993 the owner filed 
          for a Mandamus proceeding in Supreme Court, New York County under 
          Index # 117070-93.  The Commissioner retains jurisdiction in this 
          proceeding.  As of the issue date of this order a Court order has 
          not been issued.

               The Administrator's order being appealed, FF420035BO was 
          issued on September 4, 1992.  In that order, the Administrator 
          affirmed the finding of FF423625BR, issued March 27, 1992, that the 
          owner be denied eligibility for a 1992/93 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 maintains that all violations of record 
          at the subject premises have been cleared.  The owner submits as 
          proof of this contention repair bills attesting to clearance of 
          various violations and letters from various tenants attesting to 














          ADM. REVIEW DOCKET NO.: GJ420020RO

          clearance of violations within the tenants' respective apartments.  
          The owner additionally states on appeal that "The requirement for 
          obtaining an MBR is 80% of the violations and all B and C 
          violations."

               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 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 12 
          rent-impairing and 98 non rent-impairing violations of record at 
          the subject premises.  The owner therefore was required to clear 
          all 12 rent-impairing violations, and at least 78 (98 X 80% = 78.4) 
          non rent-impairing violations in order to be eligible for 1992/93 
          MBR increases at the subject premises.

               An examination of the evidence presented by the owner on 
          appeal, which is substantially identical to the evidence presented 
          by the owner below reveals that, although in the Commissioner's 
          opinion the owner has presented evidence that a sufficient number 
          of non rent-impairing violations were cleared by the owner, the 
          owner has not presented evidence that all 12 rent-impairing 
          violations were cleared.  The Commissioner is therefore of the 
          opinion that, as the owner has failed to prove that all rent- 
          impairing violations were cleared the Administrator was correct in 
          denying the owner eligibility to raise MBRs at the subject premises 
          for 1992/3.

               The Commissioner notes that the classification of violations 
          as "A", "B" or "C" on the LPV is irrelevant to the violation 
          clearance requirements for an MBR increase.

               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.: GJ420020RO

          Administrator be, and the same hereby is, affirmed.

          ISSUED:



                                                                        
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner          






    

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