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.: BL210097RT
                                              :  
           HEATHER HASANG                        RENT ADMINISTRATOR'S
                                                 DOCKET NO.: AL230280OM
                                PETITIONER    : 
          ------------------------------------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 November 27, 1987 
          by the Rent Administrator (Gertz Plaza), concerning the housing 
          accommodations known as 1362 Ocean Avenue, Brooklyn, New York, 
          wherein the Rent Administrator granted the owner's application for 
          a major capital improvement (MCI) rent increase based on the 
          installation of new windows building-wide.

          In this petition the tenant states, in substance, that the newly 
          replaced kitchen window was broken due to a robbery; that said 
          window was not repaired until six months after the incident; and 
          that the owner should not be entitled to collect the authorized 
          rent increase for that period.

          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 
          units.  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 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 replacement windows to replace windows which 
          are 25 years old or older constitutes a major capital improvement 
          for which a rent increase adjustment may be warranted.  The record 
          in the instant case indicates that the owner correctly complied 
          with the application procedures for a major capital improvement and 








          ADMIN. REVIEW DOCKET NO.: BL210097RT



          that the Rent Administrator properly computed the appropriate rent 
          increases.  The tenant's allegation with respect to the robbery 
          incident does not constitute a basis for barring the owner 
          entitlement to a major capital improvement rent increase.  
          Furthermore, the Commissioner notes that this tenant filed an 
          objection to the owner's application while this proceeding was 
          pending before the Administrator, but did not make any mention of 
          the issue which she now raises on appeal.

          The Commissioner further notes that this tenant filed a complaint 
          of decreased services on December 21, 1987 which was denied on 
          November 10, 1988 under Docket Number BL210481S.

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

          ORDERED, that the petition for administrative review 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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