ADM. REVIEW DOCKET NO.: GK620076RO


                                 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.: GK620076RO

                                                  DISTRICT RENT
               PENFIELD PROPERTIES                ADMINISTRATOR'S DOCKET
               C/O R.R. MANAGEMENT                NO.: EL620073BO
                                                       (DK623351BR)
                                   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 834 Penfield Street, 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 Administrator's order being appealed, EL620073BO was 
          issued on October 9, 1992.  In that order, the Administrator 
          affirmed the finding of DK623351BR, 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.  The Administrator specifically found that 
          violation item # 65 (a rent-impairing violation) had not been 
          cleared.

               On appeal the owner states, in toto: "The violation cited on 
          your order of affirmation re: MBR has been abated."  The owner 
          provides no documentation in support of this assertion.

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















          ADM. REVIEW DOCKET NO.: GK620076RO

               A List of Pending Violations discloses that, as of January 1, 
          1989 there was one rent-impairing violation (#65) of record against 
          the subject premises. Per Section 2202.3(h) of the New York City 
          Rent and Eviction Regulations the owner thus was obligated to 
          certify to the Administrator that the rent-impairing violation was 
          cleared, in order to gain eligibility to raise MBRs at the subject 
          premises for 1990/91.

               An inspection of the subject premises conducted by the New 
          York City Department of Housing Preservation and Development on May 
          13, 1992 disclosed that the owner had failed to clear violation 
          #65, even as of that late date (several months after the conclusion 
          of the 1990/91 MBR cycle).

               The Commissioner further notes that violation #65 concerns the 
          (illegal) storage of combustible material in the oil tank room of 
          the subject premises.  The Commissioner is of the opinion that, 
          inasmuch as this condition presents a danger to the safety of the 
          tenants of the subject premises, failure to clear violation #65 
          additionally represents a denial of an essential service to the 
          tenants of the subject premises.

               As indicated above the owner has not presented any evidence on 
          appeal in support of its contention.

               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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