DOCKET NO.:  CI 930126-RO
                                STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK  11433

      APPEAL OF                                 DOCKET NO. CI 930126-R0
                                            :   DRO DOCKET NO. WBL8-1006-OM
            SAMSON MANAGEMENT,                  


      On September 12, 1988, the above named petitioner Samson Management filed a 
      Petition for Administrative Review against an order issued on August 26, 
      1988, by the District Rent Administrator, 55 Church Street, White Plains 
      concerning housing accommodations known as Apartment various, at 40 Barker 
      Avenue, White Plains, NY 10601 wherein the District Rent Administrator 
      determined that the installation of emergency lighting fixtures did not 
      constitute a major capital improvement pursuant to the (ETPA) and Tenant 
      Protection Regulations.

      The issues in this appeal is whether the Rent Administrator erred in his 
      opinion that the lighting installation did not constitute a major capital 

      The applicable sections of the Rent and Eviction Regulations is Section 

      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 administrative appeal.

      The owner (Samson Management) commenced this proceeding by filing an owner's 
      application for rent increase based on a major capital improvement for 
      installation of an emergency lighting fixture as a new service required by 
      local law the tenants opposed the increase stating that the new emergency 
      lighting should be considered the equivalent of regular maintenance.

      In Order Number WBL 8-1-006-OM, the Rent Administrator determined that the 
      emergency lighting fixture does not constitute a major capital improvement.

      In this petition, the owner contends that the Rent Administrator's Order is 
      incorrect and should be reversed because the installation of the emergency 
      lighting was the result of local law regulations by White Plains, NY making 
      such installation mandatory.

      A review of the subject 72 unit building shows that at the time of the 
      installation between December 1986 and May 1987 there were 66 state 

          DOCKET NO.:  CI 930126-RO

      regulated apartments.

      The installation considered at twenty-two (22) emergency fixtures made by 
      Dunbar Electric Co.

      The light fixtures are hardwired with battery back-ups and were installed on 
      all floors including the basements.

      The Commissioner is of the opinion that this petition should be granted.  
      The improvement meets the regulations requirement of being building-wide, 
      and required for the operation of the building by local law.  It is a new 
      and necessary service to all the tenants.

      THEREFORE, pursuant to the Rent and Eviction Regulations, it is 

      ORDERED, that this petition be, and the same hereby is, granted and the 
      District Rent Administrator's order be, and the same hereby is, modified to 
      include an increase for installation of the emergency hallway lights.

      Specifically the Commissioner modifies the Rent Administrator's order 
      abinitio so as to provide for an additional increase for the installation of 
      permanent wired emergency hallway lighting (with battery backup), of 32 
      cents per room (formula utilized $4,316.81 cost divided by 60 months divided 
      by 227 rooms) effective retroactive September 1, 1988 (the first of month 
      after Administrator's original order).

      Tenants shall be allowed to pay off the retroactive increase (51 months 
      between September 1988 and November 1992) by making twelve equal payments at 
      $1.30 per room (.32 per room X 51 months divided by 12 equal payments) on 
      the first of each from 1 December 1992 thru 1 August 1993.

      The retroactive increase is in addition to the prospective increase of 32 
      cents per room effective September 1, 1992.


                                                      JOSEPH A. D'AGOSTA
                                                  Acting Deputy Commissioner 

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