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     ADMINISTRATIVE REVIEW
          IN THE MATTER OF THE ADMINISTRATIVE      DOCKET NO.: DC610409RT
          APPEAL OF

            Mrs. James Lynch
                                                   RENT ADMINISTRATOR'S
                                  PETITIONER       DOCKET NO.: AG630118OM
          -----------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The  above-named  petitioner-tenant  refiled   a   petition   for
          administrative review against an order issued on February 9, 1989, 
          by the Rent Administrator (92-31 Union Hall Street, Jamaica,  New
          York) concerning the housing accommodations known as  3210  Perry
          Avenue, Bronx, New York, apartment 3D, wherein the  Administrator
          granted major capital improvement (MCI) rent  increases  for  the
          controlled and stabilized apartments in the subject premises based 
          on the installation of apartment windows at the premises.

          The owner commenced this  proceeding  below  by  filing  its  MCI
          application in July of 1986. In support of its  application,  the
          owner submitted copies of the contract and cancelled checks. 

          In this petition, the tenant states that she can't afford to  pay
          the increase.

          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. 

          It  is  the  established  position  of  the  Division  that   the
          installation of  apartment  windows,  as  in  the  instant  case,
          qualifies as an MCI.


          ADMINISTRATIVE REVIEW DOCKET NO.: DC610409RT













          The evidence of record in the instant case indicates that the owner 
          fully substantiated its application and correctly complied with the 
          application procedures for an MCI, and that the Rent Administrator 
          properly computed the appropriate rent increase. On the other hand, 
          the tenant has not submitted  any  evidence  to  prove  that  the
          increases should be revoked.

          The Commissioner is not unmindful of the possibility that the rent 
          increase may prove  burdensome  to  some  tenants.  However,  the
          Commissioner is  constrained  by  the  applicable  statutory  and
          regulatory provisions to grant such increases as are warranted.

          A tenant who has a valid Senior Citizen Rent  Increase  Exemption
          Order (SCRIE) is exempted from that portion of the increase which 
          would cause the rent to exceed one-third of the tenant's household 
          monthly disposable income. A tenant who may be entitled  to  this
          benefit may contact the New York City Department of the Aging  by
          calling (212) 240-7000.

          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 this 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
                                              Deputy Commissioner
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name