DOC. NO. ART 11668-K
                                 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 11668-K
                        ELEANOR JACKSON,       :   DRO DOCKET NO.:
                                 PETITIONER    :           KCS 000500 OM
         ------------------------------------X


             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW



         On July 17, 1986, the above-named petitioner filed an appeal against 
         an order issued on June 12, 1986 by the Rent Administrator of the Rent 
         Office located at Jamaica, New York, concerning the housing 
         accommodations known as Apt. 3 at 1767 Bedford Avenue, (a/k/a/ 125 
         Sterling Street) Brooklyn, New York, in which order the 
         Administrator had granted the owner's application for a rental 
         increase based on the completion of major capital improvements 
         ("MCI").

         That order recites that of the $48,486.12 figure submitted by the 
         owner as its expenditures for this MCI, the Administrator has 
         allowed $41,450.00, resulting in a rental increase of 4.96% plus a 
         temporary increase of another 4.96%.

         In attacking that order the tenant first argues that the total 
         permissible increase thereunder violates applicable law insofar as 
         it exceeds six per cent.  The other pertinent argument is that the 
         "landlord has not proved" the repairs to have been necessary, or 
         their cost, reasonable.

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

         Petitioner appears to be under the impression that the aggregate of 
         permanent and temporary MCI rental increases cannot exceed six per 
         cent.  The law, however, requires only that neither one of those 
         increases exceed that percentage, and the increases imposed herein 
         obviously meet that criterion.

















         DOC. NO. ART 11668-K


         Regarding the necessity and cost of the subject improvements, the 
         burden at this stage is no longer on the owner to "prove" same, but 
         on the petitioner to show that the Administrator erred in those 
         regards.  As the tenant has not even suggested such an error, this 
         appeal cannot succeed based thereon.

         THEREFORE, in accordance with the Rent Stabilization Law and Code, 
         it is

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

         ISSUED:


                                      
         ELLIOT SANDER
         Deputy Commissioner