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.:DE 110144-RT
                                         :  
                                            RENT ADMINISTRATOR'S
       JOANNE E. MURPHY                     DOCKET NO.:ZBD 110481-OM
                           PETITIONER    : 
     ------------------------------------X                             

               ORDER AND OPINION PETITION FOR ADMINISTRATIVE REVIEW

     On May 2, 1989 the above-named petitioner-tenant filed  an  administrative
     appeal against an order issued on April  3,  1989  by  the  District  Rent
     Administrator (92-31 Union Hall Street, Jamaica, New York) concerning  the
     housing accommodations known as 13-18,  13-22,  13-26  and  13-32  Dickens
     Street,  Far  Rockaway,  New  York,  various   apartments,   wherein   the
     Administrator granted major capital improvements 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
     on April 30, 1987.

     On appeal, the petitioner-tenant raised issues  for  the  first  time  and
     shall not be considered for administrative review.

     After  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: DE 110144-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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