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.: BB 130065-RT
                                         :  
                                            DISTRICT RENT ADMINISTRATOR'S
       CHARLES POLIZZANO,                   DOCKET NO.: QCS 000902-OM
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  February  9,  1987,  the  above-named  tenant  filed  a  Petition  for
     Administrative Review of an  order  issued  on  January  15,  1987,  by  a
     District Rent Administrator concerning the housing accommodations known as 
     Apartment 5B, 41-16 47th Avenue, Sunnyside, New  York,  wherein  the  Rent
     Administrator determined that the owner was entitled to  a  rent  increase
     based on a major capital improvement.

     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 administrative review.

     The owner commenced this proceeding on September 10,  1985  by  filing  an
     application for a rent increase based on a major capital  improvement,  to
     wit: new aluminum windows (building-wide) at a total cost of $54,872.00.

     The owner certified that on December 11, 1985, he served each tenant  with
     a copy of the application and placed one copy of  the  entire  application
     including all required supplements and supporting documentation  with  the
     resident  superintendent  of  the  subject  building.    Various   tenants
     responded to the application objecting to the increase.

     On January 15, 1987, the District Rent Administrator issued the order here 
     under review finding that the installation qualified as  a  major  capital
     improvement, 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  stabilized
     apartments.

     In the Petition for Administrative Review, the tenant requests reversal of 
     the  District  Rent  Administrator's  order  and  disputes   the   owner's
     entitlement to a rent increase for new windows in view of an alleged prior 
     rent increase for the installation of storm windows and screens, six years 
     earlier, to his then existing windows.

     In answer to the tenant's  petition,  the  owner  alleges  that  he  never
     received a copy of the tenant's petition.

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







          DOCKET NUMBER: BB 130065-RT
     The record discloses that certification  of  services  of  notice  of  the
     applications was filed with the Division in accordance with the rules  and
     procedures then in effect.  No claim is made by the tenant herein that  he
     did not receive notice of same.

     Section 2529.6 of the Rent Stabilization Code provides, in pertinent part, 
     that the scope of administrative  review  is  limited  to  such  facts  or
     evidence as was before the Administrator as raised in the petition  unless
     the petitioner can establish that such issues could  not  reasonably  have
     been offered or raised in the proceeding prior  to  the  issuance  of  the
     Administrator's determination.

     There is no indication that the tenant could not have raised the issue  as
     to the prior installation of windows in the subject apartment  before  the
     Administrator in the proceeding below nor has  the  tenant  submitted  any
     explanation for his failure to do so.  Accordingly, the issue sought to be 
     raised by the petition is not  within  the  scope  of  the  Commissioner's
     review of this proceeding and may not be considered on its merits.

     This Order and Opinion is issued without prejudice to the  tenant's  right
     to file a rent overcharge complaint wherein  the  matter  of  whether  the
     owner is collecting excessive rent for  window  improvements  due  to  the
     alleged unilateral discontinuance of storm windows may be addressed.

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

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

     ISSUED:











                                                                   
                                          JOSEPH A. D'AGOSTA
                                       Acting Deputy Commissioner




                                                   
    

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