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.:EA 610223-RT
                                          :  
           ROBERTO MIR,                      RENT ADMINISTRATOR'S
                                             DOCKET NO.:BG 630090-OM
                            PETITIONER    : 
      ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

      On January 25, 1990 the above-named petitioner-tenant filed an 
      Administrative Appeal against an order issued on December 27, 1989 by the 
      Rent Administrator, Gertz Plaza, Jamaica, New York concerning the housing 
      accommodations known as 1337 Edward L. Grant Highway, Bronx, New York, 
      Apartment 5B.

      The Rent Administrator's order, appealed herein, granted the owner's 
      application for a rent increase based upon the installation of new windows, 
      pointing/waterproofing and new roof at a total cost of $41,328.75 and 
      contained the notations that no tenants' answers were received following 
      initial service, and that subsequent notices mailed on August 17, 1988, 
      elicited no responses.

      On appeal, the petitioner-tenant requests a reversal of the Administrator's 
      order and contends in substance, that 1) no tenants received notification 
      of major capital improvements by ATM Properties or the Rent Administrator's 
      office; 2) the building was not registered in 1984 as required by law; 3) 
      the premises do not have a superintendent; 4) there is a decrease in 
      building-wide services; 5) the landlord has failed to return rent security 
      deposits and failed to pay interest on security deposits; 6) real estate 
      taxes have not been paid; 7) rent and security overcharge complaints have 
      been filed by individual tenants; 8) there is no fire insurance on the 
      building; and 9) low water pressure in both buildings was not corrected as 
      per stipulation agreement, L & T #98954/83.

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

      Rent increases for major capital improvements are authorized by Section 
      2202.4 of the Rent and Eviction Regulations for Rent controlled apartments.  
      Under rent control, an increase is warranted where there has been since 
      July 1, 1970 a major capital improvement required for the operation, 
      preservation, or maintenance of the structure.  Under rent stabilization, 
      the improvement must generally be building-wide; depreciable under the 
      Internal Revenue Code, other than for ordinary repairs; required for the 
      operation, preservation, and maintenance of the structure; and replace an 
      item whose useful life has expired.










          DOCKET NUMBER: EA 610223-RT
      The tenant's contention that none of the tenants received notification of 
      the major capital improvements by either the owner or the Division is not 
      supported by the record as evidenced by the fact that the owner followed 
      procedures by submitting a certification that it did serve all tenants on 
      September 30, 1987.  Also the Division subsequently served the following 
      tenants with notices on August 17, 1988-Apartments 1C, 2E, 3B, 4B, 4D, 5A, 
      6B and 6D-which is in accordance with the DHCR's policy that if no tenants' 
      responses are received following the initial service, ten percent of the 
      affected tenants are randomly selected to be served by the Division.

      In addition, a check of Division records discloses that the subject 
      building is registered for 1984 and that no rent reduction order based on 
      the owner's failure to maintain services of a building-wide nature was 
      outstanding against the subject building as of the time of issuance of the 
      Administrator's order. 

      The Commissioner notes that the petitioner's other complaints are all not 
      relevant to the improvements done and do not constitute grounds to bar an 
      owner from obtaining a rent increase for major capital improvements which 
      is otherwise warranted.

      This determination is without prejudice to the right of the tenants filing 
      appropriate complaints with the Division alleging that the owner is not 
      maintaining all required services, if the facts so warrant.

      THEREFORE, in accordance with the Rent Stabilization Law and Code, and the 
      Rent and Eviction Regulations, 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:








                                                                    
                                           JOSEPH A. D'AGOSTA
                                       Acting Deputy Commissioner




                                                    
       
    

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