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.: ART 10453-U
                                          :  
         DELIA GIORGETTI AND                 RENT ADMINISTRATOR'S
         VARIOUS TENANTS                     DOCKET NO.: USC 00170-OM
                            PETITIONERS   : 
      ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

      On May 23, 1986, the above-named petitioner-tenants filed an Administrative 
      Appeal against an order issued on April 26, 1986 by the Rent Administrator 
      (Gertz Plaza, Jamaica, New York) concerning the housing accommodations 
      known as 11 Vermilyea Avenue, New York, New York various apartments, 
      wherein the Administrator granted major capital improvement (MCI) rent 
      increases for the controlled and stabilized apartments in the subject 
      premises based on the installation of a new boiler/burner, aluminum 
      windows, roof, intercom system, and metal doors at the premises.

      The owner commenced the proceeding below by filing its MCI application in 
      June of 1985.  Various tenants filed answers to the application objecting 
      to the requested rent increases.

      The Rent Administrator's order, appealed herein, granted the owner's 
      application for all of the items claimed.

      On appeal, the petitioner-tenants contend, among other things, and in 
      substance, that (A) no new metal doors were installed; (B) the tenants are 
      being charged for 10 or 9 new windows, where originally they had 8 and 7 
      windows, respectively; (C) the controlled apartments received an increase 
      of over 15%, contrary to the limit specified in the Administrator's order; 
      and (D) the stabilized apartments have received varied increases which 
      differ from those in the Administrator's order.

      After a careful consideration of the entire evidence of record, the 
      Commissioner is of the opinion that the administrative appeal should be 
      denied.

      The record discloses that the owner substantiated its application, 
      including the installing of three metal basement doors, by the submission 
      of various supporting documentation including a contract and cancelled 
      checks which documentation was audited by two governmental agencies for its 
      authenticity.  The tenants' unsubstantiated allegation with respect to the 
      doors is insufficient to refute the supporting documentation submitted by 
      the owner.  The tenants herein acknowledge the installation of new windows 
      in the subject apartments and the allegation regarding the number of 
      windows previously existing and those which have been installed is raised 










          ADMIN. REVIEW DOCKET NO.: ART 10453-U




      for the first time on administrative appeal.  Thus, this allegation may not 
      be considered at this level of the proceeding in accordance with Section 
      2529.6 of the Rent Stabilization Code and administrative precedent.

      The collection of an increase based on a greater number of windows than 
      were actually installed or contrary to the limits set forth in the 
      Administrator's order (6% permanent increase plus 6% for temporary arrears 
      for stabilized apartments and 15% for controlled apartments in any one 
      year) would properly be the subject of a rent overcharge complaint, should 
      the facts so warrant.

      On the basis of the entire evidence of record, it is found that 
      Administrator's order is correct and should be affirmed.

      THEREFORE, in accordance with the applicable provisions of the Rent 
      Stabilization Code, the Rent and Eviction Regulations and Operational 
      Bulletin 84-1, 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
                                       Acting Deputy Commissioner




                                                    
    

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