EL-230394-RO
                                  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
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  EL-230394-RO 
                 GRACE                                             GONZALEZ,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                   PETITIONER     BL-230309-OM
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named  petitioner-owner  filed  a  timely  Petition  for
          Administrative Review against an order of the  Rent  Administrator
          issued November 27, 1990.  The order concerned housi g  accommoda-
          tions located at 407 Humboldt Street,  Brooklyn,  New  York.   The
          Administrator denied petitioner's application for a rent  increase
          based on the installation of windows.

          The Commissioner has reviewed the record and carefully  considered
          that portion relevant to the issues raised by this  administrative
          appeal.

          Petitioner commenced this  proceeding  on  December  13,  1987  by
          filing an application for a rent increase  based on a  major  cap-
          ital improvement to wit - new replacement windows at a total  cost
          of $11,870.  The Administrator requested that the owner state  the
          age of the windows being replaced.  Petitioner responded that  the
          old windows were 14 years old.  The Administrator then issued  the
          order appealed from, finding that the useful life of the old  win-
          dows had not been exhausted and  that  repair  and/or  maintenance
          should have been attempted prior to replacement.

          On appeal the owner claims that an error was made in stating  that
          the windows were 14 years old.  She encloses a copy of an order of 
          the N.Y.C. Division of Housing, Preservation and  Development  is-
          sued March 7, 1962.  In that order, a rent  increase  was  granted
          for a third floor apartment  based  on  the  installation  of  new
          windows and screens.  The owner claims that this information was 


          not at her disposal at the time the Administrator issued the order 
          appealed from.  The 1962 order was supplied to her  by  a  tenant.
          The owner also claims that she installed replacement  windows  for
          old windows and frames which were over  50  years  old  and  storm
          windows over 25 years old.  None of the tenants have responded  to
          the petition.

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







          EL-230394-RO

          It is settled that an administrative appeal is not a de no o  pro-
          ceeding.  Absent a showing  of  reasonable  excuse,  a  petitioner
          cannot present evidence to the Commissioner that was not presented 
          to the Rent Administrator. Yet, petitioner attempts to support her 
          window claims by just such an attempt. The Commissioner finds that 
          no proper excuse for failing to present evidence to  the  Adminis-
          trator has been made.  The rent Administrator acted reasonably  in
          relying upon the owner's statements.  The Commissioner also  notes
          that the HPD order submitted by petitioner  dealt  with  only  one
          apartment and not the entire building.  The Administrator's  order
          is affirmed.


          THEREFORE, pursuant to the Rent Stabilization Law and Code and the 
          Rent and Evictions Regulations, it is

          ORDERED, that this proceeding be, and the same hereby  is,  denied
          and that the Rent Administrator's order be, and  the  same  hereby
          is, affirmed.


          ISSUED:

                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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