DK 110156 RT, DK 110347 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.: DK 110156 RT
                                                              DK 110347 RT
                                                
            THOMAS STOCKS,                       DRO DOCKET NO.: BA 130135-OM 
                                                  
                                                 Premises: 43-23 165th Street, 
                                                  Apt. 2G, Flushing, New York
                                 PETITIONER  
          -----------------------------------X                           
            
            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW

          The above-named tenant timely filed identical duplicate  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 identical issues of law and 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, intercom system,  windows,  pointing,  front
          door with lock.
           
          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-tenant 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.

          In his petitions for administrative review,  the  tenant  requests
          modification of the Rent Administrator's order  and  asserts  that
          the intercom system and front door lock are defective even  though
          DHCR performed an inspection  which  failed  to  indicate  alleged
          defects.

          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






          DK 110156 RT, DK 110347 RT

          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 tenant was  afforded  an
          opportunity to file an objection before  the  Administrator.   The
          tenant has not established that the increase should be modified.

          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.

          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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