EL-410185-RT

                                  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 410185-RT
                 ELLEN                                              KAPLAN,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      DE 430037-OM
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On December 11, 1990, the above-named petitioner-tenant, filed  a
          Petition for Administrative Review against an order of  the  Rent
          Administrator issued November  28,  1990.   The  order  concerned
          housing accommodations, known as Apartment 5-G,  located  at  141
          East 81st Street, New York, New York.  The Administrator  granted
          a rent increase  based  on  the  installation  of  major  capital
          improvements (MCI).

          The Commissioner has  reviewed  the  record  and  carefully  con-
          sidered that portion of the record relevant to the issues  raised
          by this appeal.

          The tenant commenced this proceeding by filing an application  on
          May 5,1989 for a major capital improvement.  The installation was 
          a new intercom and security system at a total cost of $41,810.00.
          The owner served a copy of the application  on  each  tenant  and
          afforded each tenant an opportunity to respond.   The  petitioner
          herein responded and asserted that her apartment is registered as 
          having 3 rooms but actually has  only  two  rooms  and  that  she
          should not be charged for the entire security system  since  part
          of it views the garage which is not part of her leasehold.

          The owner replied and stated that as a result of an objection  to
          the 1984 registration filed by the tenant,  DHCR  had  issued  an
          order on December 9, 1985, Docket No. 21049, finding, based on  a
          review of the apartment floor plan, that the  apartment  contains
          three rooms.


          The Administrator's order granted the application and  ordered  a
          rent increase of $2.44 per room per month.

          On appeal the tenant raises the same  issue  she  raised  in  her
          answer to the application.

          In answer to the petition, the owner again cites the prior deter 
          mination by the  Division  of  the  room  count  in  the  subject







          EL-410185-RT
          apartment and states that the MCI order does reflect  a  prorated
          reduction due to the benefit accruing to garage tenants.

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

          In Docket No. 21049  the  Administrator  determined  petitioner's
          objection to the apartment registration  wherein  she  challenged
          the room count.  The Administrator determined that,  pursuant  to
          DHCR regulations, the apartment  contained  three  rooms.   Peti-
          tioner did not file a Petition  for  Administrative  Review  from
          that order.  That decision is a final determination regarding the 
          room count and is binding on the petitioner's objection  in  this
          proceeding.  Also, as noted by the owner, an appropria e  adjust-
          ment was made in computing  the  rent  increase  to  reflect  the
          benefit accruing to garage tenants.  No  additional  modification
          to the Administrator's order is warranted.


          THEREFORE, pursuant to the Rent Stabilization Law and Code, it is 
                    
          ORDERED, that this petition 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


                                          
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name