OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          -------------------------------------X   ADMINISTRATIVE REVIEW
          APPEAL OF
                    ELEANOR ROCCA,
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  AF410203OM


          On February 3, 1989, the above named petitioner-tenant timely filed 
          a petition for administrative review (PAR) against an order issued 
          on January 17, 1989, by a Rent Administrator, 92-31 Union Hall 
          Street, Jamaica, New York concerning the housing accommodations 
          known as 94 St. Mark's Place, New York, New York, apartment # 5, 
          wherein the Rent Administrator determined that the owner 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 owner commenced this proceeding on June 13, 1986 by initially 
          filing a major capital improvement rent increase application 
          predicated on the installation of replacement windows at a total 
          cost of $9,300.

          The tenant objected to the owner's MCI application, alleging, in 
          substance, that the windows that were replaced did not meet NY City 
          Housing Code and that the replacements should be the owner's sole 

          On January 17, 1989, the Rent Administrator issued the order here 
          under review finding that the installations qualified as an MCI 
          based upon the supporting documentation submitted by the owner, and 
          allowing appropriate rent increases for rent stabilized apartments.

          In this petition, the tenant contends, in substance, that 
          computations used for the rent increase are incorrect.  The tenant 
          alleges that there are only 3 rooms not 4 rooms, as used for the 
          rent increase calculation of her apartment.  The tenant also 
          alleges only 12 months of arrears exist from the collectible date 
          February 1, 1988 to the date of the petitioner-tenant's filing of 
          her administrative review, February 3, 1989.

          ADMIN. REVIEW DOCKET NO. DB-410270-RT

          In response to the tenant's petition, the owner contends, in 
          substance, that all 10 apartments are 4 rooms each and in any event 
          the apartment of the petitioner has 4 rooms.  Also the owner 
          contends that the arrears are from the effective date of the rent 
          increase November 1, 1986. 

          After careful consideration of the entire record, 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 
          apartments.  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.

          The evidence of record in the instant case indicates that the 
          Administrator did start the retroactive increase from the proper 
          effective date of November 1, 1986.

          The effective date determined by the administrator for the rent 
          increase is the first rent collection day, that is at least 30 days 
          after the filing of the Certificate of Service by the owner.  The 
          filing of the Service Certificate is September 2, 1986.

          The collectible date determined by the Administrator for the rent 
          increase is the first date of the rent collection, following the 
          issuance of the Administrator's order.

          The Commissioner notes that the Administrator herein did mistakenly 
          state the collectible date.  However, the computation of the 
          retroactive rent increase is correct.  The Administrator issued the 
          MCI order on January 17, 1989 therefore the proper collectible date 
          is February 1, 1989, not February 1, 1988 as stated in the order (a 
          clear typographical error).


          ADMIN. REVIEW DOCKET NO. DB-410270-RT

          The Commissioner further notes that a fundamental principal of the 
          administrative appeal process and Section 2529.6 of the Rent 
          Stabilization Code prohibit a party from raising issues on appeal 
          which were not raised below.  The tenant could have raised the very 
          issues before the Rent Administrator which she seeks to raise for 
          the first time on appeal.  Accordingly, the Commissioner is 
          constrained to foreclose consideration of these issues in this 
          appeal proceeding.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          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, 


                                                         Joseph A. D'Agosta
                                                        Deputy Commissioner



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