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.:  BJ130076RT
          APPEAL OF
                    MUBECCEL COVAS
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  ZAI130142OM

                                   PETITIONER
          -------------------------------------X

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On October 7, 1987, the above named petitioner-tenant timely filed 
          a petition for administrative review (PAR) against an order issued 
          on October 2, 1987, by a Rent Administrator concerning the housing 
          accommodations known as 144-41 Roosevelt Ave., Apt. 1C, Flushing, 
          NY, wherein the Rent Administrator determined that the owner was 
          entitled to a rent increase based on the installation of a major 
          capital improvement (MCI).

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

          The owner commenced this proceeding on September 19, 1986, by 
          filing an application for a rent increase based on the installation 
          of the following MCI at a total cost of $53,120.00:  new prime 
          windows.

          The tenant objected to the owner's  MCI application, alleging that 
          the increase is unaffordable; that the new windows are the only 
          improvement made by the owner; and questioning whether or not the 
          owner is entitled to the increase.

          The owner did not respond to the tenant's objections.

          On October 2, 1987, the Rent Administrator issued the order here 
          under review finding that the installation qualified as an MCI, 
          determining that the application complied with the relevant laws 
          and regulations based upon the supporting documentation submitted 
          by the owner, and allowing appropriate rent increases for rent 
          stabilized tenants.
















          ADMIN. REVIEW DOCKET NO. BJ-130076-RT

          In this petition, the petitioner merely resubmitted the complaints 
          previously brought to the attention of the Rent Administrator in 
          the proceeding below.  No issues regarding any error in fact or law 
          have been submitted which would merit the scrutiny of the 
          Commissioner at this time.

          After careful consideration, 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 replace an item 
          whose useful life has expired.

          The evidence of record in the instant case indicates that there 
          were no pertinent complaints raised on appeal which would merit any 
          modification of the Rent Administrator's order herein.

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

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

          ISSUED:



                                                       ____________________
                                                         Joseph A. D'Agosta
                                                        Deputy Commissioner


            
    

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