DI 210113 RT, DJ 210085 RT, DK 210344 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
          APPEALS OF                             DOCKET NOS.: DI 210113 RT
                                                              DJ 210085 RT
                                                              DK 210344 RT
            MORRIS/HAZELL/CARTER,               
                                                 DRO DOCKET NO.: BD 230233 OM 
                                                  
                                                 Premises: 100 Woodruff Avenue
                              PETITIONERS         Brooklyn, New York
          -----------------------------------X                           
            
            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW

          The above-named tenants timely filed,  or  refiled  petitions  for
          administrative review of an order issued  concerning  the  housing
          accommodations relating to the above described docket number.  The 
          petitions are being consolidated for disposition as  they  contain
          similar issues of law or fact.
                  
          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 petitions.

          The owner commenced the proceeding below by filing an  application
          for a rent increase based on various major  capital  improvements,
          to wit-boiler/burner, windows, lobby and entrance doors,  elevator
          modernization.
           
          Each tenant was served with a copy of the owner's application  and
          was afforded an opportunity to review it  and  comment  thereupon.
                                                                            
          The petitioner-tenants did not file an objection  to  the  owner's
          application although afforded the opportunity to do so.

          Thereafter, 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  documenta
          tion submitted by the owner,  and  allowing  appropriate  rent  in
          creases.  The Rent Administrator disallowed any rent increase  for
          elevator modernization.

          In their petitions for administrative review, the tenants  request
          review of the Rent Administrator's order  and  asserts,  that  the
          windows were not requested, however were required to  be  replaced
          since the old windows were drafty, that there was no hot water for 
          one month, that the old boiler/burner  was  not  producing  enough
          heat, that the elevator is defective, that the lobby door lock  is
          defective, that a refrigerator is defective, and that a 
          petitioner-tenant's apartment is three  and  one-half  rooms,  not
          four rooms as the owner claims.







          DI 210113 RT, DJ 210085 RT, DK 210344 RT

          The owner interposed answers to the tenant's petitions  contending
          that no prior  consent  from  the  tenants  are  necessary  to  be
          eligible for increases based upon the MCI's  installed,  that  the
          tenants never raised an objection below, that the oil  burner  and
          hot  water  motor  are  professionally  maintained  by  a  heating
          company, that  the  doors  and  elevator  are  in  proper  working
          condition, that apartment  3C  is  four  rooms  plus  a  bathroom,
          however the tenant is exempt from the rent increase based  upon  a
          Rent Administrator's order rolling back the rent.

          After careful consideration the Commissioner  is  of  the  opinion
          that these petitions should be denied.

          Rent increases for major capital improvements  are  authorized  by
          Section 2202.4 of the  Rent  and  Eviction  Regulations  for  rent
          controlled apartments and Section 2522.4 of the Rent Stabilization 
          Code for rent  stabilized  apartments.   Under  rent  control,  an
          increase is warranted where there has been since July  1,  1970  a
          major capital improvement required  for  the  operation,  preserva
          tion, or maintenance of the structure.  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  Commissioner  will  not  entertain  the  tenant's  assertions
          raised for the first time on appeal.  The tenants was afforded  an
          opportunity to file an objection before  the  Administrator.   The
          tenants have not established that the increase should be revoked.

          This order is issued without prejudice to the  tenants'  right  to
          file an application for a rent reduction based upon a decrease  in
          services, should the facts so warrant.

          In regard to the one tenant's claim that the owner  is  improperly
          collecting a rent increase, the tenant is advised that  the  owner
          is liable for damages pursuant  to  a  rent  overcharge  complaint
          filed with this  Division.   However,  such  collection  does  not
          constitute an error in the Administrator's order.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          the Rent and Eviction Regulations for New York City, it is

          ORDERED, that these petitions be, and the same hereby are,  denied
          and that the Rent Administrator's order be, and  the  same  hereby
          is, affirmed.

          ISSUED:
                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner
           
    

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