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.: CD110166RT
          APPEAL OF

                   Kazimierz Szablowski,
                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO: AG130068OM
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On April 27, 1988 the above-named tenant filed a Petition for 
          Administrative Review of an order issued on April 15, 1988 by a 
          Rent Administrator concerning the housing accommodations known as 
          Apartment 2C 83-44 Lefferts Blvd, Queens, NY, 11415 wherein the 
          Rent Administrator determined that the landlord was entitled to a 
          rent increase based on a major capital improvement.

          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 the petition for administrative review.

          The landlord commenced this proceeding on July 17, 1986 by filing 
          an application for a rent increase based on a major capital 
          improvement, to wit: new aluminum thermal pane windows, less 
          screens, at a total cost of $95,080.00.

          The landlord certified that he served each tenant including the 
          petitioner, with a copy of the application and that he placed one 
          copy of the entire application including all required supplements 
          and supporting documentation with the resident superintendent of 
          the subject building. Four tenants responded to the application. 
          The petitioner herein did not submit any response to the 
          application.

          On April 15, 1988, the Rent Administrator issued the order here 
          under review finding that the window installation qualified as 
          major capital improvement, determining that the application 
          complied with the relevant laws and regulations based upon the 
          supporting documentation submitted by the landlord and allowing 
          appropriate rent increases for rent regulated apartments.

















          Adm. Rev. Docket No. CD110166.RT


          In the Petition for Administrative Review the tenant requests 
          reversal of the Rent Administrator's order and contends, in 
          substance, that the windows were not properly installed and that he 
          had already paid increases for screens and metal frames. No claim 
          is made by the tenant herein that he did not receive notice of the 
          landlord's application.

          After a careful consideration of the entire record, the 
          Commissioner is of the opinion that this petition should be denied.

          The scope of administrative review is limited to such facts or 
          evidence as was before the Administrator as raised in the petition 
          unless the petitioner can establish that such issues could not 
          reasonably have been offered or raised in the proceeding prior to 
          the issuance of the Administrator's determination.

          There is no indication that the tenant could not have raised the 
          issues as to the prior installation of window screens and metal 
          frames in the subject apartment and, improper installation of 
          windows before the Administrator in the proceeding below nor has 
          the petitioner submitted any explanation for his failure to do so. 
          Accordingly, the issue sought to be raised by the petition is not 
          within the scope of the Commissioner's review of this proceeding 
          and may not be considered on the merits.

          The Commissioner notes that the landlord has deducted the sum of 
          $3,420.00 for the installation of the window screens and that this 
          amount is not included by the landlord in the total claimed cost of 
          the subject installation.

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City, it is

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

          ISSUED: 







                                                                      
                                                 JOSEPH A. D'AGOSTA
                                                 Deputy Commissioner
               















































































    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name