STATE OF NEW YORK 
                                OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: HC420146RO 

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NOS.: FF429001BR 
                LANGTRY MGMT. CO.                       GH420200BO


               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 250 W. 22nd Street, N.Y.C. 10011.

               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, GH420200BO was 
          issued on July 16, 1992.  In that order, the Administrator affirmed 
          the finding of FF429001BR issued February 5, 1993, 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 argues that it has cleared a sufficient 
          number of Violations.  As alleged proof of this contention, the 
          owner submits on appeal a copy of a New York City Department of 
          Housing Preservation and Development (HPD) report of an H.P.D. 
          inspection made of the subject premises on June 3, 1992, said 
          report specifying that six non rent-impairing Violations had been 

               The Commissioner is of the opinion that the petition should be 

          ADM. REVIEW DOCKET NO.: HC420146RO

               Section 2202.3(h) of the New York City Rent and Eviction 
          Regulations states that, in order to gain eligibility to raise MBRs 
          at a given premises for a given cycle, the owner must certify to 
          the Administrator that 100% of the rent-impairing and 80% of the 
          non rent-impairing Violations which were of record against the 
          premises as of one year before the effective date of the order of 
          eligibility were cleared by six months before the effective date.

               The Commissioner notes that several tenants responded to the 
          owner's application by alleging that services have not been 
          corrected or maintained.

               The Commissioner is of the opinion that the evidence presented 
          by the owner on appeal is persuasive only that the Violations were 
          cleared in an untimely manner (i.e. by June 3, 1992 at the 
          earliest.)  The Commissioner notes that in the Violation 
          Certification, filed by the owner, on June 10, 1991, the owner 
          certified that, as of that date it had cleared a requisite number 
          of Violations from the subject premises.  As the owner contends on 
          appeal, such Violations were cleared, but the evidence it submits 
          on appeal does not convince the Commissioner that the Violations 
          were cleared before June, 1992-approximately one year after the 
          owner certified that the Violations had already been cleared.

               The tenants are advised to file a decrease in service Form, if 
          so warranted.

               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.


                                             LULA M. ANDERSON
                                             Deputy Commissioner

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