ADM. REVIEW DOCKET NO.: GL120198RO

                                 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.: GL120198RO

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: EI120066BO
              PRESIDENTIAL MANAGEMENT CORP.            (DK126759BR)
                                   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 141-25 Northern Boulevard, various 
          apartments, Flushing, 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, EI120066BO was 
          issued on November 13, 1992.  In that order, the Administrator 
          affirmed the finding of DK126759BR, 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 alleges that all outstanding violations 
          against the subject premises have been cleared.  The owner contends 
          that one rent-impairing violation (#901) is located with a vacant 
          apartment and should thus be waived.

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

















          ADM. REVIEW DOCKET NO.: GL120198RO

               A List of Pending Violations (LPV) reported that, as of 
          January 1, 1989 there were four rent-impairing violations and 91 
          non rent-impairing violations outstanding against the subject 
          premises.  Pursuant to Section 2202.3(h) of the New York City Rent 
          and Eviction Regulations, in order to receive eligibility to raise 
          MBRs at the subject premises for 1990/91 the owner certified to the 
          Administrator on June 30, 1989 that within 30 days (i.e. by July 
          30, 1989) a requisite number of the violations (all of the rent- 
          impairing and at least 80% of the non rent-impairing violations) 
          would be cleared.

               An inspection of the subject premises conducted by the New 
          York City Department of Housing Preservation and Development (HPD) 
          on August 29 and September 5, 1989 (approximately one month after 
          the July 30, 1989 deadline for violation clearance) found that, 
          although a requisite number of non rent-impairing violations had 
          been cleared, as well as three of the rent-impairing violations, 
          rent-impairing violation #901 remained outstanding.

               As noted above, the owner maintains on appeal that violation 
          #901 is located in a vacant apartment.  The owner additionally 
          contends on appeal that it was about to renovate this apartment, 
          and that the subject premises is a co-op building.

               The status of an apartment's ownership or occupancy is 
          irrelevant to the owner's responsibility to clear all rent- 
          impairing violations located within the apartment, in order for 
          that owner to receive eligibility to raise MBRs at the premises.

               As noted above, the owner certified that a requisite number of 
          violations outstanding against the subject premises would be 
          cleared by July 30, 1989 and that as of one month later the 
          requisite number of violations had still not been cleared.  The 
          Commissioner is thus of the opinion that, even if the owner is able 
          to certify that violation #901 was cleared at some date after 
          September 5, 1989, this would not affect the rectitude of the 
          Administrator's finding that the owner had failed to certify that 
          it had cleared the requisite number of violations from the subject 
          premises.

               The Commissioner is of the opinion that violation #901 
          (possible gas leak) also represents the denial of an essential 
          service to the tenants of the subject premises, inasmuch as 
          violation #901 can be construed as being a threat to the health and 
          safety of those tenants.

               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.: GL120198RO

          Administrator be, and the same hereby is, affirmed.

          ISSUED:





                                                                          
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner      






    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name