FB 230093-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.: FB 230093-RO
                                                           
               Troy Realty Company,            DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: ZDE 230184 OM
           
                                   PETITIONER               
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On April 15, 1991 the above-named petitioner-owner timely refiled 
          a Petition for Administrative Review against an order  issued  on
          January 4, 1991 by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York concerning housing accommodations known 
          as 2065 Ocean Avenue, Brooklyn,  New  York,  various  apartments,
          wherein the Administrator granted in part the owner's application 
          and authorized Major Capital Improvement rent increases.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the Petition for Administrative Review.

          The owner commenced this proceeding by filing with  the  Division
          in May 1984, a rent increase application for  both  rent  control
          and rent stabilized apartments in the subject premises, based  on
          the installation of a  new  boiler/burner  (completed  in  August
          1986), windows and entrance doors at a total cost of $95,718.00.

          On January 4, 1991 the Rent Administrator issued the  order  here
          under review granting the application in all  respects  with  the
          exception of the heating system, the cost of which was disallowed 
          as to the rent stabilized apartments only, on  grounds  that  the
          instant application was not filed within the allowable  two  year
          period from the completion of the installation.

          In this Petition for Administrative Review the owner contends, in 
          substance, that the two year time  period  should  run  from  the
          December  20,  1988  filing  date  of  a  previous   application,
          predicated on the same installation, which application was denied 
          merely because of an incomplete filing.

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

          Section 2522.4(a)(8) of the Rent Stabilization Code  precludes  a
          rent  increase  for  a  Major  Capital  Improvement   where   the
          application is filed more than two years after the completion  of
          the installation.

          In the instant application filed in May 1989 the owner  specified






          FB 230093-RO
          that the installation  of  the  boiler/burner  was  completed  in
          August 1986.  Not only was the  current  application  filed  more
          than two years after the installation of the heating  system  but
          the earlier application (CL 230255-OM) filed with the Division on 
          December 20, 1988 was also untimely.

          Accordingly,  the  Commissioner  finds  that  the   Administrator
          properly disallowed a rent increase for  the  boiler/burner  with
          respect to the rent stabilized apartments in accordance with  the
          provisions of Section  2522.4(a)(8)  of  the  Rent  Stabilization
          Code.

          THEREFORE, in accordance with  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:

           
                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner

    

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