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


          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NO: AK110143RT
               JOSEPH  &  LAURA  BOLAND,              RENT  ADMINISTRATOR'S
                                                  DOCKET NO:AH110143RT


          On November 13, 1986 the above-named tenants filed a petition for 
          administrative review of an order issued on October 15, 1986,  by
          a Rent Administrator concerning the housing accommodation,  known
          as apartment 22D, 43-22 194th Street, Flushing, New York, wherein 
          the Rent Administrator determined that the owner was entitled  to
          a rent increase based on major capital improvements.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the petition for review.

          The owner commenced this proceeding by filing an application  for
          a rent increase based  n  major  capital  improvements,  to  wit-
          windows and a new roof.

          On October 15, 1986, the Rent Administrator issued the order here 
          under review finding that the installations  qualified  as  major
          capital improvements, determining that the  application  complied
          with the relevant laws and regulations based upon the  supporting
          documentation submitted by the owner,  and  allowing  appropriate
          rent  increases  for  rent   controlled   and   rent   stabilized

          In their petition for administrative review the  tenants  request
          reversal  or  modification  of  the  Rent  Administrator's  order
          alleging that the windows were installed in September, not  July,
          that the window installations are still not completed,  and  that
          Docket No. AK110143RT         - 2 -

          they did not observe anyone putting on a new roof. 

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be denied.

          Rent increases for major capital improvements are  authorized  by
          Section 2202.4 of the Rent  and  Eviction  Regulations  for  rent
          controlled  apartments   and   Section   2522.4   of   the   Rent
          Stabilization Code for rent stabilized  apartments.   Under  rent
          control, an increase is warranted where there has been since July 
          1, 1970 a major capital improvement required for  the  operation,
          preservation,  or  maintenance  of  the  structure.   Under  rent
          stabilization, the improvement must generally  be  building-wide;
          depreciable under the  Internal  Revenue  Code,  other  than  for
          ordinary repairs; required for the operation,  preservation,  and
          maintenance of the structure; and replace an  item  whose  useful
          life has expired.

          The Commissioner notes that the owner's application was supported 
          by all necessary documentation including  contracts,  bills,  and
          cancelled checks evincing completion of the work  for  which  the
          application for an increase was granted and  further  notes  that
          the tenants' allegations are unsupported by  any  evidence  other
          than their own self-serving allegations.

          The  record  in  the  instant  case  indicates  that  the   owner
          correctly complied with the application procedures  for  a  major
          capital improvement and the Rent Administrator properly  computed
          the appropriate rent increases.  The tenants have not established 
          that the increase should be revoked.

          This order  and  opinion  is  issued  without  prejudice  to  the
          tenants' right to file a  complaint  based  on  a  diminution  of
          services if the facts so warrant.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, and the Rent and Eviction Regulations for New York City, it 

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


                                             ELLIOT SANDER
                                             Deputy Commissioner

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