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.: DD110391RT
          APPEAL OF                                            
                                                                
             Robert Houser                       
                                                   RENT ADMINISTRATOR'S
                                   PETITIONER      DOCKET  NO.:  AL110074OM
          -----------------------------------X

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The petitioner-tenant timely  refiled  an  administrative  appeal
          against an order issued on March 1, 1989, by the Rent Administrator 
          (92-31 Union Hall Street, Jamaica, New York) concerning the housing 
          accommodations known as 32-56 41st  Street,  Astoria,  New  York,
          apartment 2E, 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 with screens, pointing, replacement of lintels, 
          and exterior and interior house entrance  doors  at  the  subject
          premises.

          On appeal, the petitioner-tenant states, in substance,  that  the
          improvements were implemented without the tenants' permission; the 
          owner's only purpose was to increase the value of his property; and 
          the improvements in question were cosmetic in nature and provide no 
          benefit to the tenants.

          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 MCIs are authorized by Section 2202.4  of  the
          Rent and Eviction Regulations for the rent controlled  apartments
          and Section 2522.4 of the Rent Stabilization Code  for  the  rent
          stabilized apartments. Under rent control, an increase is warranted 
          where there has been since July 1, 1970 an MCI required  for  the
          operation, preservation, and maintenance of the structure.  Under
          rent stabilization, the improvement must general y  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. 



          ADMINISTRATIVE REVIEW DOCKET NO.: DD110391RT 














          It  is  the  established  position  of  the  Division  that   the
          installations of apartment windows, screens, pointing, replacement 
          of lintels under  the  circumstances  herein,  and  exterior  and
          interior entrance doors, as in the instant case, qualify as MCIs. 
          The fact that the work also benefits the owner does  not  bar  an
          owner's entitlement to a rent  increase  if  the  work  otherwise
          qualifies as an MCI. With regard to the tenant's assertion that the 
          tenants never consented to the  installations,  the  Commissioner
          notes that  such  consent  is  not  necessary  in  this  kind  of
          proceeding.

          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
          increase should be revoked.

          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, the Rent and Eviction Regulations for 
          the City of New York, and Operational Bulletin 84-1, 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
    

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