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. BG 110283-RT
                                         :  
                                            RENT ADMINISTRATOR'S 
         KATHLEEN REYNOLDS,                 DOCKET NO. Q 000338-OM
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     The  above-named   petitioner-tenant   timely   filed   a   Petition   for
     Administrative Review against an order issued on June 10, 1987 by the Rent 
     Administrator, 92-31 Union Hall  Street,  Jamaica,  New  York,  concerning
     housing accommodations known as 34-06 73rd Street,  Jackson  Heights,  New
     York, Apartment 3A, wherein the Administrator authorized a  major  capital
     improvement  rent  increase  for  stabilized  apartments  in  the  subject
     premises based on the installation of a new roof.

     In this petition the  tenant  contends  that  the  rent  increase  is  not
     justified because the subject apartment has been water damaged  due  to  a
     leak in the roof.

     After a 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 replaced an item whose useful life has expired.

     The Commissioner notes that the petitioner herein raised no objections  to
     the quality or adequacy of the installations  while  this  proceeding  was
     before the Rent Administrator although she was  afforded  the  opportunity
     to do so.

     Accordingly, pursuant to Section 2529.6 of the Rent Stabilization Code the 
     tenant's allegations may not be considered now when offered for the  first
     time on administrative appeal.

     The record in the instant case, which includes  copies  of  proposals  and
     cancelled checks indicates that the  owner  correctly  complied  with  the
     applicable procedures for a major capital improvement; and that  the  Rent
     Administrator correctly computed the appropriate rent increases  based  on
     the proven cost of the improvement.  The tenant has not  established  that
     the increase should be revoked.








     DOCKET NUMBER: BG 110283-RT
     The determination herein is without prejudice to the right of  the  tenant
     filing an appropriate complaint of decrease in services, if the facts  now
     so warrant.

     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 order of the Rent Administrator be, and the same hereby is, affirmed.

     ISSUED:
                                                                   
                                          JOSEPH A. D'AGOSTA
                                      Acting Deputy Commissioner




                                                   
    

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