DOCKET NO. BH-110185-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. BH-110185-RO
                                               :
          WEST EIGHTH STREET REALTY CO.,       :  D.R.O. DOCKET NO. K 3107971 R
                                               :                  
                                               :  
                                   PETITIONER  :
          -------------------------------------X


          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN PART 
                     AND MODIFYING DISTRICT RENT ADMINISTRATOR'S ORDER

          On August 4, 1987 the above-named petitioner-owner timely filed a 
          Petition for Administrative Review against  an  order  issued  on
          July 7, 1987 by the  District  Rent  Administrator,  10  Columbus
          Circle, New York, New  York,  concerning  housing  accommodations
          known as Apartment B-5 at 1684 West Eighth Street, Brooklyn, 
          New York, wherein the District Rent Administrator determined that 
          the tenant has been overcharged.

          The Commissioner notes that this proceeding was  initiated  prior
          to April 1, 1984.  Sections 2526.1(a)(4)  and  2521.1(d)  of  the
          Rent Stabilization Code (effective May 1,  1987)  governing  rent
          overcharge  and  fair  market  rent  proceedings   provide   that
          determination of these matters be based  upon  the  law  or  code
          provision  in  effect  on  March  31,  1984.   Therefore,  unless
          otherwise  indicated,  reference  to   Sections   of   the   Rent
          Stabilization Code (Code) contained herein are  to  the  Code  in
          effect on April 30,. 1987.

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

          This proceeding was originally commenced by the filing of a  rent
          overcharge complaint  by  the  tenant  with  the  New  York  City
          Conciliation and Appeals Board, one of the  predecessor  agencies
          to the Division of Housing and  Community  Renewal.   The  tenant
          took occupancy pursuant to a lease commencing January 1, 1983 and 
          expiring December 31, 1983 at a monthly rent of $395.00.




          The owner  was served with  a  copy  of  the  complaint  and  was
          requested to  submit rent records to prove the lawfulness of  the
          rent being charged. In the DHCR notice sent  to  the  owner,  the
          owner was  advised  that  it  if  claimed  a  rent  increase  for
          improvements to the subject apartment, it was required to  submit
          supporting documentation to the Rent Administrator.  







          DOCKET NO. BH-110185-RO
          In  Order  Number  CDR30,820,  the  District  Rent  Administrator
          determined that the tenant had been overcharged in the amount  of
          $1,849.86 including interest on the overcharges  collected  after
          April 1, 1984, and directed the refund  of  this  amount  to  the
          tenant.

          In this petition, the  owner  contends  that  the  District  Rent
          Administrator failed to take into  account  improvements  to  the
          subject apartment consisting of a new refrigerator and thermopane 
          windows.  The owner submits a copy of its answer and bill for the 
          refrigerator and contract for 150 windows for the building.

          In answer, the tenant  asserts  that  the  Administrator's  order
          determining an overcharge was correct.

          The Commissioner is of the opinion that this petition  should  be
          granted in part.

          Section 20C(1) of the Code provides that where there has been  an
          installation of new equipment  in  a  stabilized  apartment,  the
          monthly stabilization rent for said  unit  may  be  increased  by
          1/40th the cost of such equipment provided  the  tenant  then  in
          occupancy has consented thereto in  writing.   In  addition,  the
          courts have ruled that an increase for  new  equipment  installed
          during a vacancy prior to the commencement of a  new  tenancy  or
          upon the commencement of a  new  tenancy  and  reflected  in  the
          lease rent, may be collected without the new tenant's consent  to
          pay such increase  (Matter of LeHavre Corp. v. Gribetz, et. al.,
          N.Y.L.J., January 20, 1971, p. 19, col. 8 (Sup. Ct., Queens  Co.,
          Crisona, J.): Matter of  Morton  I.  Hamberg  v.  CAB,  N.Y.L.J.,
          November 9, 1972, p. 18. col. 8,  Sup.  ct.,  N.Y  Co.  Sarafite,
          J.).

          The record in  this  case  indicates  that  the  owner  submitted
          during the proceeding before the Administrator a paid bill for  a
          new refrigerator dated March 30, 1979 in the amount of $314.52  .
          This item was installed at the commencement  of  the  tenancy  of
          the prior tenant (Massave) whose tenancy commenced April 1, 1979. 
          The Commissioner therefore find, that the owner is entitled to an 
          increase of $7.86 ($314.52 divided by 40) to be included  in  the
          lawful rent commencing April 1, 1979.



          Section 2529.6 of the Rent Stabilization Code effective May 1, 
          1987 provides that review pursuant to  an  administrative  appeal
          shall be limited to facts or evidence before a Rent Administrator 
          as raised in the petition.  While the petitioner submits with the 
          petition certain facts or evidence which he  or  she  establishes
          could not  reasonably  have  been  offered  or  included  in  the
          proceeding prior to the issuance of the order being appealed, the 
          proceeding  may  be  remanded  for  determination  to  the   Rent
          Administrator to consider such facts or evidence.

          Sections of the current Code  dealing  with  procedural  matters,
          including the above-cited Section 2529.6, are applicable  to  all
          PARS, whether filed before or after April 1, 1984.

          The record in this  case  indicates  that  the  owner  failed  to






          DOCKET NO. BH-110185-RO
          submit the contract for the windows during the proceeding  before
          the Administrator.  The  owner  offers  no  explanation  for  its
          failure  to  submit  such  documentation  to  the  Administrator.
          Therefore, the Commissioner finds that the owner is not  entitled
          to a rent increase for this item.

          The Commissioner notes that even  if  the  owner's  documentation
          were considered, the documentation does  not  indicate  that  the
          total claimed cost was paid and does not include a  breakdown  of
          the costs to indicate the amount attributable to windows for  the
          subject apartment.

          The lawful  stabilized  rent  is  recalculated  on  the  attached
          rental history chart to include an increase for the  refrigerator
          as of April 1, 1979.

          This order may upon the expiration of the  period  in  which  the
          owner may institute a proceeding pursuant to Article  78  of  the
          Civil Practice Law and Rules, be filed and enforced as a judgment 
          or not in excess of twenty  percent  per  month  thereof  may  be
          offset against any rent thereafter due the owner.


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

          ORDERED, that the petition be and the same hereby is  granted  in
          part and the District Rent Administrator's order be and the  same
          hereby is modified in accordance with this order and opinion.





          The lawful stabilization  rents  and  amount  of  overcharge  are
          established on the attached chart which is fully made a  part  of
          this order.


          ISSUED:



                                                                           
                                             ELLIOT SANDER
                                             Deputy Commissioner








                                               ADMINISTRATIVE REVIEW BUREAU
                                                COVERING MEMORANDUM


          ARB Docket No.:  BH-110185-RO

          DRO Docket No/Order No.:  K 3107971 R

          Tenant(s): LEO AND ELIZABETH REEVES

          Owner:  WEST EIGHTH STREET REALTY CO.

          Code Section:  

          Premises:  1684 WEST EIGHTH STREET, BROOKLYN, APARTMENT B-5, NY 


          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN PART 
                    AND MODIFYING DISTRICT RENT ADMINISTRATOR'S ORDER

          DRA's order is modified to include Section 20(C)1 increase for  a  new
          refrigerator.  Documentation was submitted to the  DRA.   No  increase
          for windows which no documentation was submitted to the DRA.


          APPROVED:

          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Counsel:                                                  

          Deputy Commissioner:                                             


          Mailed copies of Order and Determination to:
                         Tenant(s)            
                         Owner                
                         Tenant's Atty.       
                         Owner's Atty.        


          Date:                    : by                                   
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