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.:DD 130408-RT
                                         :  
                                            RENT ADMINISTRATOR'S
        FELISISIMO BARROS                   DOCKET NO.:BD 110481-OM
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  April  26,   1989   the   above-named   petitioner-tenant   filed   an
     administrative appeal against an order issued on  April  3,  1989  by  the
     District Rent Administrator (Jamaica, New  York)  concerning  the  housing
     accommodations known as 13-18, 13-22, 13-26,  13-32  Dickens  Street,  Far
     Rockaway, New York, various apartments, wherein the Administrator  granted
     major  capital  improvement  (MCI)  rent  increases  for  the   stabilized
     apartments in the subject premises based on the installation  of  windows,
     roof and oil burner at the premises.

     The landlord commenced the proceeding below by filing its MCI  application
     in April 30, 1987.

     On appeal, the petitioner-tenant states, in substance, the replacement  of
     windows, building wide was  unnecessary  improvement.   New  roof  was  an
     unnecessary improvement.  Boiler was the owner's responsibility.

     The issues raised by the petitioner are for the first time and  shall  not
     be considered for administrative review. 

     After a careful  consideration  of  the  entire  evidence  of  record  the
     Commissioner is of the opinion that the administrative  appeal  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.

     On the basis of the entire evidence  of  record,  it  is  found  that  the
     Administrator's order is correct and should be affirmed.

     THEREFORE, in accordance  with  the  applicable  provisions  of  the  Rent
     Stabilization Law and Code, the Rent and Eviction Regulations for the City 
     of New York, and Operational Bulletin 84-1, it is










          DOCKET NUMBER: DD 130408-RT
     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
                                      Acting Deputy Commissioner




                                                   
    

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