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

      APPEAL OF                              DOCKET NO.: DL 510105-RT
                                             DOCKET NO.: ZCL 510298-OM
                            PETITIONER    : 


      On December 20, 1989, the above-named petitioner-tenant timely filed a 
      petition for administrative review against an order issued on December 8, 
      1988 by the Rent Administrator, 92-31 Union Hall Street, Jamaica, New York, 
      concerning the housing accommodations known as 143 Bennett Avenue, 
      apartment 1-M, New York, New York.

      The issue in this appeal is whether the Rent Administrator's order is 

      The applicable section of law is Section 2522.4 of the Rent Stabilization 

      The Commissioner has reviewed all the evidence in the record and has 
      carefully considered that portion of the record relevant to the issue 
      raised by the administrative appeal.

      This proceeding was commenced by the owner's filing, on December 29, 1988, 
      an application for a rent increase based upon the installation of 
      electrical rewiring and sidewalk and walkway replacement.

      Various individual tenants along with the 143/153 Bennett Avenue Tenants 
      Association objected to the owner's MCI application.

      On December 8, 1989, the Rent Administrator partially approved the owner's 
      application, finding that the electrical rewiring installation qualified as 
      a major capital improvement, determining that the application complied with 
      the relevant laws and regulations based upon the supporting documentation, 
      and allowed rent increases of $5.22 per room, per month for all rent 
      stabilized apartments in subject building.  The Administrator denied the 
      owner's application as to the sidewalk and walkway replacement upon a 
      finding that such work does not constitute a major capital improvement.

      In his petition, the tenant contends, in substance, that the Rent 
      Administrator's order is incorrect and should be reversed, alleging, in 
      substance, that the old wiring switches, receptacles, and fixtures still 
      remain in his apartment; and that the bathroom receptacle does not comply 
      with the National Electrical Code.


          ADMIN. REVIEW DOCKET NO.: DL 510105-RT

      After careful consideration of the record, the Commissioner is of the 
      opinion that this petition should be denied.

      In order for adequate rewiring/electrical upgrading to qualify as an MCI, 
      the work must include the installation of new electric service, new risers 
      and feeders extending from the property box in the basement to every 
      housing accommodation with sufficient capacity to accommodate the 
      installation of air conditioner circuits/outlets as well as the 
      installation of a double duplex outlet in the kitchen to accommodate heavy 
      duty appliances.  The owner may, as in the case herein, install air 
      conditioner outlets on dedicated circuits on building-wide basis.  In 
      addition, the tenants must be given the option of having additional air 
      conditioner outlets installed in their apartments at cost to the tenants.

      The evidence of record in the instant proceeding indicates that the 
      rewiring work performed in the subject premises complies with the above- 
      mentioned standards.  The owner submitted with its application copies of 
      the contract, cancelled checks, the contractor's certification and a 
      requisite Certificate of Electrical Inspection.  Therefore, the 
      Commissioner finds that the tenant's contention that the work does not 
      warrant an MCI rent increase is not supported by the record.

      With respect to the tenant's allegation that the work was not performed in 
      compliance with the National Electrical Code (which allegation was not 
      raised in the proceeding below), the Commissioner notes that the 
      installation in question was approved by the New York City Department of 
      Buildings Electrical Control Bureau, the governmental agency having 
      jurisdiction thereof.

      Based upon the foregoing, the Commissioner finds that the Administrator's 
      order is correct and should be affirmed.

      THEREFORE, in accordance with the provisions of the Rent Stabilization Law 
      and Code, it is

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


                                           JOSEPH A. D'AGOSTA
                                       Acting Deputy Commissioner


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