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.: BD230178RT
          APPEAL OF

                     Glenda Colon,
                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO: KC5000515OM
          ------------------------------------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 March 3, 1987 by 
          the Rent Administrator (Gertz Plaza) concerning housing 
          accommodations known as 467 42nd Street, Brooklyn, New York, Apt. 
          H, wherein the Administrator granted a major capital improvement 
          (MCI) rent increase based on the installation of new replacement 
          windows building-wide.

          The Commissioner has reviewed all of the evidence of record and has 
          carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          On appeal, the tenant (who has since vacated the subject apartment) 
          contends, in substance, that the tenants were not notified of the 
          owner's application, that as a result, they were denied due 
          process. The tenant further asserts that the owner has not 
          maintained all essential services at the subject premises.

          The Commissioner is of the opinion that this Petition should be 
          denied.

          Rent increases for major capital improvements are authorized by 
          Section 2202.4 of the Rent and Eviction Regulation for rent 
          controlled apartments and Section 2522.4 of the Rent Stabilization 
          Code for rent stabilized apartments. Under rent control, an 
          increase is warranted where there has been since July 1, 1970 a 
          major capital improvement required for the operation, preservation 
          or maintenance of the structure. 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. Piecemeal work 















          Adm. Rev. Docket No. BD230178RT

          or ordinary repairs and maintenance does not constitute work for 
          which a rent increase adjustment is warranted under current and 
          past procedures.


          It is the established position of the Division that the 
          installation of new windows to replaced windows which are twenty- 
          five years old or older constitutes a major capital improvement for 
          which a rent increase adjustment may be warrant. At the time the 
          instant application was filed it was the policy of the division 
          that the owner certified that it served each tenant with a copy of 
          the application and placed a copy of the entire application 
          including all required supplements and supporting documentation 
          with the resident superintendent of the subject premises. The 
          record in the instant case indicates that the owner completed 
          service of its application upon the tenants on September 1, 1985; 
          and that the owner correctly complied with the application 
          procedure for a major capital improvement and the administrator 
          properly computed the appropriate rent increases. The tenant has 
          not established that the increase should be revoked.

          On the basis of the entire evidence of record the Commissioner 
          finds that the Administrator's order is correct and should be 
          affirmed.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Rent and Eviction Regulations for New York City, it is

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

          ISSUED:






                                                                          
                                                    JOSEPH A. D'AGOSTA
                                                    Deputy Commissioner









    

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