FB 610233-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.:   
                                                  FB              610233-RT
                 ALYCE GUTTERMAN,                 RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      DC 630235-OM
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   



          On February 11, 1991 the above-named tenant, refiled  a  petition
          for administrative review of an order issued on December 12, 1990 
          by a Rent Administrator  concerning  the  housing  accommodation,
          known as 2180 Bronx Park East, Bronx, New York, wherein the  Rent
          Administrator determined that the owner was entitled  to  a  rent
          increase based on a major capital improvement (MCI).

          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 review.

          The owner commenced this proceeding on March 22, 1989  by  filing
          an application for a rent increase based on a major  capital  im-
          provement, to wit - new windows at a total cost of $113,148.00.

          On May 30, 1989, the Division of Housing  and  Community  Renewal
          (DHCR) served each tenant with a  copy  of  the  application  and
          afforded the tenants the opportunity to  review  it  and  comment
          thereupon.

          The tenants of Apartment 5-L which is  rent  controlled  did  not
          file an objection to the owner's  application  although  afforded
          the opportunity to do so.






          On December 12, 1990, the Rent  Administrator  issued  the  order
          here under review finding that the installation  qualified  as  a
          major  capital  improvement,  determining  that  the  application
          complied with the relevant laws and regulations based upon the 
          supporting documentation submitted by  the  owner,  and  allowing
          appropriate rent increases for  rent  controlled  apartments  and
          rent stabilized.  







          FB 610233-RT
               
          In her petition for administrative review,  the  tenant  requests
          modification of the Rent Administrator's order and  alleges  that
          the new windows are not working properly.

          After careful consideration 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  Evictions  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.

          The Commissioner notes that the tenants of Apartment 5-L did  not
          raise any objection to the quality or  adequacy  of  the  windows
          installations while the proceeding was pending  before  the  Rent
          Administrator.  Accordingly, the objection raised  now,  for  the
          first time  on  administrative  appeal,  may  not  be  considered
          herein.

          The record in the instant case indicates that the owner correctly 
          complied with the application  procedures  for  a  major  capital
          improvement and the  Rent  Administrator  properly  computed  the
          appropriate rent increases. The tenant has not  established  that
          the increase should be revoked.

          This order and opinion is issued without prejudice  to  the  ten-
          ant's right to file a complaint based upon a diminuti n  of  ser-
          vice if the facts so warrant.











          THEREFORE, in accordance with the Rent and  Eviction  Regulations
          for New York City, 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


                                          
    

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