OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          -------------------------------------X   ADMINISTRATIVE REVIEW
          APPEAL OF
                    FREDERICK HECHT
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  BA110047OM



          The above named petitioner-tenant timely re-filed an administrative 
          appeal against an order issued on August 9, 1989, by the Rent 
          Administrator (Gertz Plaza) concerning the housing accommodations 
          known as 43-25 Douglaston Parkway, apartment 4K, Douglaston, New 
          York, wherein the Rent Administrator granted a major capital 
          improvement (MCI) rent increase based upon the building-wide 
          installation of new windows in the subject premises at a total 
          approved cost of $49,200.00.

          In this Petition for Administrative Review, the tenant request that 
          the Administrator's order be modified and contends, in substance, 
          that he is being charged $4.04 per room per month for four rooms 
          but the windows were installed in three rooms only as there was no 
          new installation in the living room; that the owner refused the 
          tenant's offer to pay in one payment for the entire cost of the 
          windows which were installed in his apartment; and that paying the 
          increase as ordered by the Administrator would increase the base 
          rent forever and in the end would cost much more than the owner's 
          total cost.

          After a careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that this 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.

          ADMIN. REVIEW DOCKET NO. DJ-110404-RT 

          Regarding the tenant's contention that he is being charged for four 
          rooms while the windows were only installed in three rooms and that 
          the living room did not get any new windows, the record herein 
          discloses that the Administrator properly computed the increase on 
          a per room basis in accordance with the provision of the Code; and 
          that the tenant herein failed to raise any objections that the 
          window installations was not done apartment-wide while this 
          proceeding was before the Rent Administrator.  Accordingly, 
          pursuant to Section 2529.6 of the Rent Stabilization Code, the 
          tenant's allegation in this regard may not be considered now when 
          raised for the first time on appeal.

          As to the tenant's contention that the MCI rent increase should not 
          form a permanent part of the rent structure, the Commissioner notes 
          that the New York State Court of Appeals in the case of Matter of 
          Ansonia Residents Association v DHCR ruled that rent regulatory 
          laws mandate that the increase be permanent.

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

          ORDERED, that this petition be, and the same hereby is denied; and 
          that the Rent Administrator's order be, and the same hereby is 


                                                         Joseph A. D'Agosta
                                                        Deputy Commissioner


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