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.:  CE220109RT
          APPEAL OF
                    THEA STEPHAN
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  AD230213OM

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

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 20, 1988, the above named petitioner-tenant timely filed a 
          petition for administrative review (PAR) against an order issued on 
          April 15, 1988, by a Rent Administrator (92-31 Union Hall Street, 
          Jamaica, New York) concerning the housing accommodations known as 
          36 Crooke Avenue, Apt. E-6, Brooklyn, NY  11226.

          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 PAR.

          The owner commenced this proceeding on April 22, 1986, by initially 
          filing a major capital improvement (MCI) rent increase application 
          predicated on the installation of aluminum windows building-wide at 
          a total cost of $67,520.00.

          The tenant objected to the owner's application alleging a defective 
          window installation.  However, on October 9, 1987 the owner 
          submitted a letter, dated August 14, 1987, signed by the tenant 
          wherein the tenant certified that the window defects had been 
          corrected to her satisfaction, and that she was withdrawing the 
          window complaint.

          On April 15, 1988, the Rent Administrator issued the order here 
          under review, finding that the window 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 authorizing rent increases for rent 
          controlled and rent stabilized apartments.

















          ADMIN. REVIEW DOCKET NO. CE-220109-RT

          In this Petition for Administrative Review, the tenant requests 
          reversal of the Rent Administrator's order and alleges, in 
          substance, that the window installation is defective as she 
          experiences drafts and has had to apply tape to said windows.  The 
          tenant also contends that a rent adjustment was given for the 
          previously installed storm windows.


          In response to the tenant's PAR, the owner contends, in substance, 
          that the tenant had withdrawn her window complaint, and that the 
          tenant was never charged for storm windows.

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

          Rent increases for major capital improvements are authorized by 
          Section 2202.4 of the Rent and Eviction Regulations for rent 
          controlled apartments.  Under rent control, an increase is 
          warranted where there has been since July 1, 1970, a major capital 
          improvement required for the operation, preservation, or 
          maintenance of the structure.

          It is the established position of the Division that the work 
          performed meets definitional requirements of an MCI for which a 
          rent increase may be warranted.  The record shows that the owner 
          submitted copies of the contract, contractor's certification and 
          cancelled checks which indicates that the owner correctly complied 
          with the applicable procedures for an MCI rent increase, and that 
          the increase was properly computed based on the proven cost of the 
          installation.

          The Commissioner notes, as confirmed by the record, that the issues 
          raised by the petitioner-tenant are the same as those raised by 
          said tenant before the Rent Administrator.  However, while the 
          proceeding was pending before the Administrator the tenant 
          confirmed that all window defects had been corrected and withdrew 
          her complaint.  Accordingly, the Commissioner is constrained to 
          foreclose consideration of these issues in this appeal proceeding.

          This order and opinion is issued without prejudice to the tenant's 
          right to file a service diminution complaint with this Division for 
          any current defective window conditions, if the facts so warrant.









                                          2






          ADMIN. REVIEW DOCKET NO. CE-220109-RT

          With regard to the tenant's contention that she is still paying a 
          rent increase for previously installed storm windows, the 
          Commissioner notes that the tenant has not submitted any evidence, 
          either in the proceeding before the Administrator or on appeal, to 
          substantiate this claim, furthermore, it is established Division 
          policy not to allow a rent offset where such storm windows are over 
          15 years old and have exhausted more than 75% of their useful life 
          justifying the installation of thermal windows in lieu thereof.  
          This order and opinion is also issued without prejudice to the 
          tenant's right to file a rent overcharge complaint, if the facts so 
          warrant.

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

          ORDERED, that this Administrative Appeal 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

























                                          3






    

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