OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

      APPEAL OF                              DOCKET NO.: BG 410246-RT
                                             RENT ADMINISTRATOR'S
          MURIEL HARRIS                      DOCKET NO.: USC 000464-OM
                            PETITIONER    : 


      On July 20, 1987 the above-named petitioner-tenant filed an administrative 
      appeal against an order issued on July 14, 1987 by the District Rent 
      Administrator (92-31 Union Hall Street, Jamaica, New York, various 
      apartments, wherein the Rent Administrator granted major capital 
      improvement (MCI) rent increases for the rent controlled and rent 
      stabilized apartments in the subject premises based on the installation of 
      thermal replacement windows building-wide at the premises.

      The owner commenced the proceeding below by filing with the Division on 
      October 3, 1985 a rent increase application for both the rent controlled 
      and rent stabilized apartments in the subject premises based on the 
      installation of thermal replacement windows.

      In response to the application, a tenant, not the petitioner herein, 
      objected to the requested rent increase on the basis that it is a permanent 
      cost and will result in payments by the tenants exceeding the cost of the 

      On July 14, 1987 the Rent Administrator issued the order here under review 
      granting the major capital improvement (MCI) rent increase application for 
      the installation of thermal replacement windows, building-wide.

      In this petition for Administrative Review, the tenant states that she 
      signed a petition objecting to a rent increase prior to the installation of 
      the windows, as she is a retired older person on a fixed income and 
      therefore, the Administrator erred in commenting that one tenant with a 
      non-relevant complaint objected to the increase.

      After careful consideration of the entire evidence of record the 
      Commissioner is of the opinion that the Administrative appeal should be 

      It is the established position of the Division that the building-wide 
      installation of all apartment and/or public area windows to replace windows 
      which are 25 ore more years old (as in the instant case) constitutes a 
      major capital improvement for which a rent increase adjustment may be 
      warranted.  The record discloses that the owner complied with the 
      applicable provisions for a MCI; and that the Administrator granted an 


          ADMIN. REVIEW DOCKET NO.: BG 410246-RT

      appropriate rent increase based on the proven cost of the window 
      installation.  The tenant's allegation that she objected in the proceeding 
      below is not supported by the record.

      The Commissioner is not unmindful of the possibility that rent increases 
      may prove burdensome to some tenants.  However, the Commissioner is 
      constrained by applicable statutory and regulatory provisions to grant such 
      increases as are warranted.  The Commissioner notes that a senior citizen 
      with a valid Rent Increase Exemption Order is exempt from so much of the 
      increase as would cause the rent to exceed one-third of the tenant's 
      monthly disposable income.  A tenant who may qualify for this benefit 
      should contact the New York City Department of the Aging.

      Based on the entire record, the Commissioner finds that the Administrator's 
      order is correct and should be affirmed.

      THEREFORE, in accordance with the provisions of the Rent Stabilization 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 that the 
      order of the Rent Administrator be, and the same hereby is affirmed.


                                           JOSEPH A. D'AGOSTA
                                       Acting Deputy Commissioner


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