ADM. REVIEW DOCKET NO. CC810139RT

                                  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. CC810139RT 

                                                  DISTRICT RENT
                    ANNA SUSSMAN,                 ADMINISTRATOR'S DOCKET
                                                  NO. BI830010OM 
                 
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On March 21, 1988, the above-named tenant filed a petition for 
          administrative review of an order issued on February 29, 1988 by a 
          Rent Administrator concerning the housing accommodation known as 
          Apartment C8, 86 Convent Place, Yonkers, New York.

               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 in the petition for review.

               The owner commenced the proceeding on September 15, 1987 by 
          filing an application for a rent increase based on a major capital 
          improvement (M.C.I.) for the installation of a new roof and 
          intercom system, at a total cost of $32,551.00.

               The Administrator's order under review herein determined that 
          the installations qualified as a major capital improvement, and 
          allowed for appropriate rent increases.

               In the petition for administrative review, the subject tenant 
          asserts, among other things, that the work on the roof and the 
          intercom system constitute repairs, and not a major capital 
          improvement, and that the M.C.I. rent increase in this proceeding 
          "follows within a very short time a similar pass-along increase to 
          the tenants for another repair, a new boiler."

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

















          ADM. REVIEW DOCKET NO. CC810139RT

               The Commissioner finds that the work done in the subject 
          premises constituted a major capital improvement within the purview 
          of the Emergency Tenant Protection Act of 1974 and the State Tenant 
          Protection Regulations.  The work was required for the operation, 
          preservation, and maintenance of the structure.  The Commissioner 
          further finds that the work done was not mere repairs, but was work 
          which materially added to the value of the subject premises, and 
          appreciably prolonged its life.

               The Commissioner finds that the issue of the boiler is an 
          impermissible collateral attack of the rent agency's determination 
          in a separate proceeding.

               Accordingly, the Commissioner finds that the Administrator's 
          order should be affirmed.

               THEREFORE, in accordance with the provisions of the Emergency 
          Tenant Protection Act of 1974 and the State Tenant Protection 
          Regulations, 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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