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.: DL210236RO
          APPEAL OF                                            

             Williams Realty Co.
                                                   RENT ADMINISTRATOR'S
                                   PETITIONER      DOCKET NO.: BA230062OM
          -----------------------------------X


             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The petitioner-owner timely filed an administrative appeal against 
          an order issued on November 21, 1989 by the Rent Administrator 
          (92-31 Union Hall Street, Jamaica, New York) concerning the housing 
          accommodations known as 1654 East 13th Street, Brooklyn, New York, 
          various apartments, wherein the Administrator granted major capital 
          improvement (MCI) rent increases for the stabilized and controlled 
          apartments in the subject premises.

          The owner commenced this proceeding by filing its MCI application 
          in January of 1987 for the installation of apartments windows.

          Various tenants responded and alleged that the new  windows  were
          defective. Inspections were performed by the Division on March 17 
          and March 22, 1989, the report of which  confirmed  the  tenants'
          allegations.

          On May 31, 1989, the owner submitted statements from many tenants 
          as evidence of repairs. Subsequent inspections were performed  on
          July 18 and July 20, 1989, which revealed, among other things, that 
          the lower kitchen window sash in apartment 1A was  defective  and
          required repairs for proper opening and closing. By notice  dated
          July 31, 1989, the owner was directed to submit  evidence  within
          twenty (20) days that  adjustments  were  done  to  correct  this
          condition. The owner responded on August 8, 1989 that it would send 
          the superintendent to look at the window and fix it, if necessary.

          The Administrator's order appealed herein authorized an MCI  rent
          increase for the apartment windows.  The  Administrator  exempted
          apartment 1A from the retroactive and permanent  increases  until
          necessary repairs to the window were completed in that unit.















          ADMINISTRATIVE REVIEW DOCKET NO.: DL210236RO


          In this petition for administrative review, the owner contends, in 
          substance, that the tenant's complaint has  been  rectified,  and
          submits a statement dated August 10, 1989 from the then tenant of 
          apartment 1A to that effect.

          In response to the owner's petition, the then tenant of apartment 
          1A filed an answer stating, in substance, that she did not sign the 
          sign-off sheet submitted with  the  owner's  petition;  that  the
          owner's representative had one of her daughters sign the sign-off 
          sheet; that her daughter was not aware of what she was signing; and 
          that the kitchen window is still defective.

          After a careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that  this  administrative  appeal
          should be denied.

          At the outset, the Commissioner notes that the purported signature 
          of the then tenant of apartment 1A, Helen Fisher, on the sign-off 
          statement submitted by  the  owner  on  appeal  is  significantly
          different from the tenant's signature appearing on the answer  to
          the owner's petition and on a statement previously submitted by the 
          owner.

          For an owner to be entitled to a rent increase predicated upon an 
          MCI, the work must be performed in such a workmanlike manner that 
          the tenants may enjoy the benefit thereof. The  record  discloses
          that an inspection performed in March of 1989 disclosed that  the
          kitchen window in apartment 1A to be defective. By  notice  dated
          July 31, 1989, the owner was afforded the opportunity  to  submit
          evidence that the windows had been fixed. No  such  evidence  was
          submitted despite the owner being afforded an opportunity to do so.

          The evidence of record indicates that the  tenant  who  responded
          during the proceeding before the Administrator and on appeal is no 
          longer a tenant in apartment 1A. However, the owner is  cautioned
          not to collect this increase until such time as repairs have been 
          effectuated, if they have not already occurred. 

          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 





          ADMINISTRATIVE REVIEW DOCKET NO.: DL210236RO








          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