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   ADMINISTRATIVE REVIEW
          IN THE MATTER OF THE ADMINISTRATIVE     DOCKET NO.: BI230256RT
          APPEAL OF

                    E. Getter, 
                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO: AD230249OM
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On September 4, 1987, the above named petitioner-tenant timely 
          filed a petition for administrative review (PAR) against an order 
          issued on August 14, 1987, by a Rent Administrator (Gertz Plaza) 
          concerning the housing accommodations known as 3619 Bedford Ave, 
          Brooklyn, New York, Apartment 3L, wherein the Rent Administrator 
          determined that the owner was entitled, in part, to a rent increase 
          based on the installation of a major capital improvement (MCI).

          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 this administrative appeal.

          The owner commenced this proceeding on April 28, 1986 by initially 
          filing an application for a rent increase based on the installation 
          of the following items at a total cost of $114,127.00: aluminum 
          replacement windows, building-wide; repairs of roof, terraces and 
          sidewalk; steam cleaning; and pointing and waterproofing where 
          necessary.

          Various tenants objected to the owner's application, alleging in 
          substance that the owner planned to convert the building into a co- 
          operative; that the proposed percentage rent increase exceeds the 
          legal limit; and that "many windows and screens, have not been 
          properly installed".

          The owner responded to the tenants' allegations, stating that the 
          cooperative conversion plan has been withdrawn and that the 
          contractor for the window installation responded to all the 
          tenants' complaints.



          Adm. Rev. Docket No. BI230256RT














          On August 14, 1987, the Rent Administrator issued the order here 
          under review granting, in part, the application and authorizing an 
          increase based on approved costs of $97,343.00 upon finding that 
          the installation of aluminum windows, building-wide qualified as a 
          MCI. Disallowed by the Administrator were the claimed costs of 
          $16,784.00 upon finding that the repair work to the roof, terraces 
          and sidewalk, the pointing and waterproofing work, and the steam 
          cleaning performed at the subject premises did not constitute MCIs.

          In this petition, the tenant contends, in substance, that the Rent 
          Administrator did not consider the tenants' claims of poor 
          workmanship in the installation of the windows; and that there are 
          gaps in the window frames.

          In response to  the tenant's petition, the owner contends in 
          substance, that it is unable to answer the tenant's petition 
          without  greater specificity of the tenant's complaint.

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

          Rent increases for major capital improvements are authorized by 
          Section 2522.4 of the Rent Stabilization Code for rent stabilized 
          apartments. 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 record discloses that the owner substantiated its application 
          in the proceeding below by submitting to the Administrator 
          documentation in support of the installation of windows building- 
          wide including the contractor's certification, copy of the 
          contract, invoices, estimates, and cancelled checks.

          Although a review of the DHCR records shows that there are no 
          outstanding apartment or building-wide service related rent 
          reduction orders against premises the Commissioner notes that the 
          Rent Administrator failed to inspection petitioner's apartment 
          windows although she claimed her windows were not installed 
          properly.

          The Commissioner, therefore directs the owner to inspect the 
          tenant's apartment windows and make any necessary repairs within  
          60 days of the issuance of this instant order. If owner fails to 




          Adm. Rev. Docket No. BI230256RT










          make repairs, the tenant may file an individual service complaint 
          with the Division within 90 days of the issuance of this order. If 
          the complaint is warranted, the Division may revoke the MCI rent 
          increase for the subject apartment from its inception to the 
          effective date of a service restoration order and require the owner 
          to refund the revoked increase to said tenant.

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

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

          ISSUED: 









                                                                     
                                                  JOSEPH A. D'AGOSTA 
                                                  Deputy Commissioner
                                                  






















    

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