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

      APPEAL OF                              DOCKET NO.: DL220286R0
                                             RENT ADMINISTRATOR'S
         JOHN CONA,                          DOCKET NO.: ZDJ2301340M
                            PETITIONER    : 


      On December 27, 1989 the above-named petitioner-owner filed an 
      administrative appeal against an order issued on December 13, 1989 by the 
      Rent Administrator (92-31 Union Hall Street, Jamaica, New York) concerning 
      the housing accommodations known as 300 6th Street, Brooklyn, New York, 
      apartment 2R, wherein the Administrator denied a major capital improvement 
      (MCI) rent increase for the controlled apartment in the subject premises 
      based on the installation of new windows in apartment 2R.

      The Rent Administrator's order, appealed herein, stated that the 
      installation does not constitute a major capital improvement but are 
      considered as repairs and maintenance.

      On appeal, the petitioner-owner states, in substance, that five new windows 
      in apartment 2R was denied a MCI increase.

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

      It is the established position of the Division that the building-wide 
      installation of new apartment windows and/or public area windows to replace 
      windows which are 25 or more years old constitutes a major capital 
      improvement for which a rent increase adjustment be warranted, provided the 
      owner otherwise so qualifies.  In this respect, the Commissioner notes that 
      work of a piecemeal nature or ordinary repairs and maintenance does not 
      qualify as a major capital improvement.

      However, in recognition of the fact that there are limited circumstances 
      where the replacement of all windows would be an unnecessary and 
      unwarranted expense, the Commissioner has adopted the position that where 
      an owner has earlier installed new windows which are clearly of a distinct
      and different nature, that the subsequent replacement of all other 
      apartment windows totalling at a minimum at least 80% of the total number 
      of apartment windows in the building as part of a unified plan and 
      consecutively timed project completed within a reasonable time frame would 
      substantially comply with the requirement of a major capital improvement.

      In this proceeding, a review of the record, including documentation and 
      information submitted by the owner indicates that of the 30 apartment 


          ADMIN. REVIEW DOCKET NO.: DL220286RO

      windows at the subject premises, 5 new windows, or 17% were installed in 
      1989 according to the owner.  Accordingly, the Commissioner finds that the 
      Administrator properly disallowed rent increases for the new window 
      installation based upon the fact that the window installation consisted of 
      the replacement of less than 80% of the total number of apartment windows 
      in the building.

      THEREFORE, in accordance with the provisions of the Rent and Eviction 
      Regulations, it is

      ORDERED, that this petition be, and the same hereby is, denied, and the 
      order of the Rent Administrator be, and the same hereby is, affirmed.


                                           JOSEPH A. D'AGOSTA
                                           Deputy Commissioner


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