BC 710099-RO
                                  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.: BC 710099-RO

               Dalton Associates, Inc.,        DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: N-FP-86-CS-
                                                           1/12-OM
                                   PETITIONER
          -----------------------------------X

                   ORDER AND OPINION DENYING ADMINISTRATIVE APPEAL

          On March 7, 1987 the  above-named  petitioner-landlord  filed  an
          Administrative Appeal against an order issued on February 6, 1987 
          by the District Rent Administrator (50 Clinton Street, Hempstead, 
          New York) concerning the housing accommodations known as 35,  37,
          and  39  Atlantic  Avenue,  Floral  Park,   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 roof, aluminum  siding,  and  a  hot  water
          heater at the premises.

          The landlord commenced the proceeding below  by  filing  its  MCI
          application with the Administrator in  April  of  1986.   In  the
          application,  the  landlord  claimed  increases  based   on   the
          installation of new  windows,  storm  doors,  a  fence,  aluminum
          siding, a new roof, replacement of open wire, electric  fixtures,
          metering equipment,  a  hot  water  heater,  and  plumbing.   Two
          tenants objected to the  landlord's  application  stating,  among
          other things, that  the  storm  windows,  storm  doors,  aluminum
          siding, the fence, the plumbing, and electrical fixtures were not 
          installed building-wide.

          The landlord filed a response to the tenants' objections stating, 
          among other things, that (1) the  landlord  has  installed  storm
          windows over all exterior windows  in  each  apartment;  (2)  the
          windows on the interior of the buildings have not been  replaced;
          (3) new aluminum storm doors were installed on each of the  three
          exterior entrances  to  the  apartments  whose  exit  doors  lead
          directly to the outside gardens; (4)  no  new  storm  doors  were
          installed in the apartments access to which is through  the  hall
          of the building; (5) the aluminum siding was placed to cover  the
          brick area of the second story  of  the  building;  and  (6)  the
          entire building was not rewired but  all  the  lighting  fixtures
          were replaced.

          On November 12, 1986, the DHCR conducted a physical inspection of 
          the subject premises.  The  inspection  disclosed  that  (I)  the
          subject premises is a two story building; (II) the  second  floor
          has aluminum siding; (III) the roof is  in  good  condition;  and
          (IV) the hot water heater was installed at 37 Atlantic Avenue and 
          services the entire premises.






          BC 710099-RO

          The  District  Rent  Administrator's  order,   appealed   herein,
          disallowed increases for storm windows and  storm  doors,  fence,
          trim and shutters, replacement of open wire, electrical fixtures, 
          replacement of metering equipment, push nipples  in  boiler,  and
          repairs of kitchen and bathroom pipes.  The Administrator  stated
          that these installations did not constitute MCI's as  defined  in
          the Regulations but were ordinary  repairs,  maintenance,  and/or
          replacements.

          On appeal, the petitioner-landlord contends, in  substance,  that
          the installation of storm  windows  and  storm  doors,  trim  and
          shutters, replacement  of  open  wire,  replacement  of  metering
          equipment, electrical fixtures, and replacement  of  kitchen  and
          bathroom  pipes  all  constitute  building-wide   Major   Capital
          Improvements as defined in the Regulations.

          Various tenants filed answers to the landlord's petition stating, 
          among other things, that (A) the new storm windows are  defective
          and they were  not  installed  building-wide;  (B)  the  aluminum
          siding was only done on the upper portion of the  buildings;  (C)
          the storm doors were not installed building-wide; (D)  there  are
          no new electrical  fixtures  or  wiring;  (E)  there  is  no  new
          plumbing; (F) there is no  place  for  a  fence  at  39  Atlantic
          Avenue; and (G) the roof at 37 Atlantic Avenue was  not  replaced
          but the skylights were simply covered over.

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

          The Commissioner notes that for work to qualify as an MCI, it has 
          to be done on a building-wide basis.  Thus,  the  replacement  of
          just the exterior windows, entrance doors to three out of  twelve
          apartments, replacement of ruptured piping in limited areas,  and
          trim in connection with siding covering just the second story  of
          the premises does not constitute a building-wide improvement.  In 
          addition, the installation of decorative shutters on some of  the
          windows was cosmetic in nature and not required for the operation 
          or preservation of the building.   Furthermore,  the  replacement
          of  metering  equipment  and  electrical  fixtures  without   the
          installation  of  new  risers  and  feeders  to   every   housing
          accommodation does not constitute an MCI.

          Finally, the tenants' contentions in their answers concerning the 
          roof installation and aluminum siding could  only  be  considered
          pursuant to a Petition for Administrative  Review  filed  by  the
          tenants.

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

          THEREFORE, in accordance with the applicable  provisions  of  the
          Emergency Tenant Protection Act  of  1974,  the  State  Rent  and
          Eviction Regulations, and Operational Bulletin 84-1, it is

          ORDERED, that the administrative appeal be, and the  same  hereby
          is denied; and that the Administrator's order be,  and  the  same
          hereby is affirmed.






          BC 710099-RO

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner




    

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