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.:  DB410255RT
          APPEAL OF
                    JODI WEISS
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  BC410231OM

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

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On February 17, 1989 the above-named petitioner-tenant timely filed 
          a petition for administrative review (PAR) of an order issued on 
          January 18, 1989, by a Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York concerning the housing accommodations known as 
          112 West 80th Street, New York, New York, apartment 2F, wherein the 
          Rent Administrator determined that the owner was entitled to a rent 
          increase based on a major capital improvement (MCI).

          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 by filing a major capital 
          improvement rent increase application on March 26, 1987 predicated 
          on the installation of a new gas burner at a total claimed cost of 
          $5,100.00.

          On January 18, 1989, the Rent Administrator issued the order here 
          under review finding that the installation qualified as a major 
          capital improvement, 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 stabilized apartments.

          In this petition for administrative review the tenant alleges ,in 
          substance, that the tenant's lease commenced on February 22, 1988 
          and she therefore should not be subject to any retroactive 
          increase.

          In answer to the tenant's petition the owner states ,in substance, 
          that the tenant was not charged for the MCI increase; that the 
          tenant's rent was not increased; and that the tenant was charged no 
          retroactive rent.












          ADMIN. REVIEW DOCKET NO. DB-410255-RT

          After careful consideration 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.

          Section 2529.1 of the Rent Stabilization Code provides in pertinent 
          part that a petition for administrative review must allege the 
          errors upon which the Rent Administrator's order is based.  In the 
          instant proceeding, the tenant does not allege any such errors.  
          The tenant rather assert that she should not be responsible for 
          retroactive payments concerning a period prior to her occupancy of 
          the subject apartment.  The owner denies that he has charged the 
          tenant for the MCI.  This order and opinion is issued without 
          prejudice to the tenant's right to file an overcharge complaint 
          with the Division in which she may claim that the owner has charged 
          her in excess of the rent he is lawfully entitled to.

          THEREFORE, in accordance with the applicable provisions of the Rent 
          Stabilization Law and Code, it is

          ORDERED, that the 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














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