DF 610270 RT
                                 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.:DF 610270-RT
                                         :  
                                            RENT ADMINISTRATOR'S
        HARRY BOBIS                         DOCKET NO.: ZBA 610040-OM
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On June 21, 1989 the above-named petitioner-tenant filed an administrative 
     appeal against an order issued on  May  23,  1989  by  the  District  Rent
     Administrator (Gertz Plaza, Jamaica,  New  York)  concerning  the  housing
     accommodations known as 254 East 202 Street, Bronx, New York, Apartment 4 
     D, wherein the Administrator granted major capital improvement (MCI)  rent
     increases for the stabilized apartments in the subject premises  based  on
     the installation of windows (building-wide) and new roof at the premises.

     The landlord commenced the proceeding below by filing its MCI  application
     in January 1987.

     In response to the application, the  petitioner  filed  an  answer  (dated
     March 24, 1987) stating that new windows were not  needed,  and  that  the
     owner neglected necessary electrical work to subject building.

     The District Rent Administrator's order, appealed herein, stated  that  an
     inspection conducted  on  February  3,  1989  reported  that  satisfactory
     repairs were carried out in apartment 4D.  

     On appeal, the petitioner-tenant states, in substance, that  repairs  were
     not made and problems remain and continue to  worsen.   In  addition,  the
     petitioner stated that he has an application on file for a senior  citizen
     rent increase exemption.

     In response to the petition, the owner  submitted  a  statement  from  the
     tenant, dated September 13, 1989, stating that the tenant did not have any 
     more complaints about the conditions in his apartment.

     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(a) of the current  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 tenant of apartment  4-D  complained  of  neglected  electrical  jobs.
     However, the inspection  conducted  on  February  3,  1989  reported  that






     satisfactory electrical rapairs were made.   In addition, a tenant who has 
     a valid Senior Citizen Rent Increase Exemption is exempt from that portion 
     of the MCI increase which causes the rent  to  exceed  1/3  of  the  total
     household disposable income, and the Administrator's order  stated so.

     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, 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
                                      Acting Deputy Commissioner




                                                   
    

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