ADM. REVIEW DOCKET NO.: BI 430183 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.  BI  430183  RO
                                                 D.R.O. DOCKET NO.:      
                                              :       L       002696       R
                                          
          JOHN        WAI,         STANDARD         PROPERTIES         CORP,
                  

                                              
                                 PETITIONER   :  
          ------------------------------------X 

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On September 15, 1987, the above-named petitioner-owner filed 
          a Petition for Administrative Review against an  order  issued  on
          August 14, 1987, by the District Rent Administrator,  10  Columbus
          Circle, New York,  New  York,  concerning  housing  accommodations
          known as Apartment 5C, 127  Ludlow  Street,  New  York,  New  York
          wherein the District Rent Administrator determined tht the  tenant
          had been overcharged. 

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

               This proceeding was originally commenced by the filing  of  a
          rent  overcharge  complaint  by  the  tenant.   The  tenant   took
          occupancy pursuant to a  lease  commencing  October  1,  1984  and
          expiring September 30, 1986 at a monthly rent of $430.00. 

               In  the  order  under  appeal  herein,  the   District   Rent
          Administrator determined that  the  tenant  had  been  overcharged
          $5.94 per month on the tenant's initial lease  commencing  October
          1, 1984  and  $6.47  per  month  on  the  tenant's  renewal  lease
          commencing October 1, 1986 and directed  the  owner  to  refund  a
          total of $235.93 representing  overcharges  for  the  period  from
          October 1, 1984 to August 31, 1987, including interest.  

               In this petition, the owner contends that the  District  Rent
          Administrator failed to include an increase for a  new  gas  range
          and two new aluminum windows installed for the tenant.






               In answer to this petition, the tenant contends that when  he
          took occupancy he paid the managing agent $100.00 to install a new 






          ADM. REVIEW DOCKET NO.: BI 430183 RO 
          stove and he was told that two defective windows would be replaced 
          by two new aluminum windows which had already been ordered.

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

               Sections 2522.4a(1) and (4) of the Code  provide  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 
          has consented thereto in writing. In  the case of  vacant  housing
          accommodations, tenant consent shall not be required.

               The record in this case indicates that during the  proceeding
          before the  Administrator  the  owner  submitted  a  bill  from  a
          construction company indicating the installation of new  stove  in
          the subject apartment on October 3, 1984 at  a  cost  of  $351.15.
          The bill includes  a  notation  that  two  aluminum  windows  were
          ordered for the subject apartment at a cost of $440.00.  The  bill
          lists check  numbers  and  dates  for  these  items.   The  tenant
          acknowledges receipt of these items.  The Commissioner finds that, 
          while it is unclear from the documentation submitted  whether  the
          aluminum windows were ordered from the same  construction  company
          as the  stove,  the  documentation  adequately  substantiates  the
          purchase and installation of the stove and therefore  an  increase
          is warranted for this item pursuant to Sections 2522.4a(1) and (4) 
          of the Code.  Including an increase for this  item  results  in  a
          finding of no overcharge.   

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

               ORDERED, that  this  petition  be  and  the  same  hereby  is
          granted, the District Rent Administrator's order be and  the  same
          hereby is revoked and it is determined that  the  tenant  was  not
          overcharged. 

          ISSUED:






                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner



                                          














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