ADM. REVIEW DOCKET NO. GH420241RO
                                  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. GH420241RO
           
                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO. GD420058OI
            RUDD REALTY MANAGEMENT CORPORATION,
                                   PETITIONER     
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On August 27, 1992, the above-named landlord filed a petition 
          for administrative review of an order issued on August 7, 1992 by 
          a Rent Administrator concerning the housing accommodation known as 
          Apartment 516, 207 West 86th Street, New York, New York.

               The Commissioner has reviewed all of the evidence in the 
          record relevant to the issues raised by the petition for 
          administrative review.

               The subject landlord filed two separate applications, both 
          dated April 20, 1992, for a rent increase based on the alleged 
          installation of new equipment in the subject apartment.

               In the order under review herein, the Administrator stated 
          that:

                    Information on file at this office 
                    indicates that the harassment 
                    findings, as per Enforcement Case 
                    No. 5097/98-HL, filed against the
                    Owner/Landlord of the subject 
                    premises have not been removed.
                    Therefore, pursuant to the Rent 
                    Laws the owner has failed to meet
                    the necessary requirements for 
                    obtaining a rent increase based 
                    on increased services and/or 
                    new equipment or improvements.

















          ADM. REVIEW DOCKET NO. GH420241RO

               In its petition the subject landlord asserts, among other 
          things, that the Administrator's order under review herein did not 
          state why the landlord's applications were denied; that Enforcement 
          Case Nos. 5097/98-HL, which is noted in the Administrator's order, 
          pertains to only two apartments in the subject building; that the 
          above-mentioned order of harassment "has no bearing on a rent 
          increase application relating" to the subject apartment; that as 
          the subject tenant is utilizing the new equipment "it is arbitrary, 
          capricious and contrary to law for DHCR to disallow this rent 
          increase"; that the rent agency has previously issued orders which 
          granted the landlord's applications to increase the rent of various 
          housing accommodations in the subject building, and that the issues 
          in those orders were similar to the issues in this proceeding.

               After careful consideration, the Commissioner finds that the 
          landlord's petition should be denied.

               In addition to the orders noted in the Administrator's order 
          under review herein, the record reflects that since May 4, 1981 the 
          rent agency has issued several orders which determined that the 
          landlord of the subject premises was engaging in conduct which 
          constituted harassment of the tenants residing in the subject 
          premises.

               Based on the outstanding findings of harassment pending 
          against the subject premises, the Commissioner finds that the 
          subject landlord is barred from collecting an increase in the 
          subject tenant's rent.

               Accordingly, the Commissioner finds that the landlord's 
          petition should be denied.

               THEREFORE, in accordance with the City Rent and Rehabilitation 
          Law and the Rent and Eviction Regulations, it is

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Administrator's order be, and the same hereby 
          is, affirmed.

          ISSUED:




                                                                            
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
    

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