FC 420328-RT

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  FC 420328-RT 
                 ANTHONY PISANIELLO,              RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CB 420077-OM


          On March 8, 1991, the above-named tenant, refiled a petition  for
          administrative review of an order issued on January 14, 1991,  by
          a Rent Administrator concerning the housing accommodation,  known
          as Apartment 3-R, 257 West 70th Street, New York, New York, 
          wherein the Rent Administrator  determined  that  the  owner  was
          entitled to a rent increase based on a major capital  improvement

          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 February 8, 1988 by filing 
          an application for a rent  increase  based  on  a  major  capital
          improvement, to wit - a new roof at a total cost of $1,750.00.

          On June 20, 1988, 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

          The tenant did not file an objection to the  owner's  application
          although afforded the opportunity to do so.

          On January 14, 1991, 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.  
          In his petition for administrative review,  the  tenant  requests
          reversal of the Rent Administrator's order and alleges  that  his

          FC 420328-RT
          apartment contains only one room, not two, and that this has been 
          decided in a prior  docket,  4ADFC448,  issued  on  September  9,

          The owner did not interpose an answer to the tenant's petition.

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be granted.

          The Commissioner notes that the docket cited by the  tenant  held
          that the  subject  apartment  contains  one  room  and  that  the
          determination was based upon the  owner's  having  conceded  this

          Under the doctrine of res judicta,  an  existing  final  judgment
          rendered upon the merits without fraud or collusion is conclusive 
          of rights, questions and facts in issue, as to  the  parties  and
          their privies, in all other actions in  the  same  or  any  other
          tribunal of concurrent jurisdiction.  The instant matter involves 
          the same rights, questions and facts in issue  (i.e.  whether  or
          not the apartment is  a  one-room  accommodation,  and  the  same
          parties as those involved in the  docket  cited  by  the  tenant.
          Therefore, the Commissioner finds that, pursuant to the  doctrine
          of res judicata, the tenant's apartment contains one room.

          The parties are advised that the MCI rent increase granted by the 
          Rent Administrator should be calculated for the subject apartment 
          based on its being a one room apartment.

          If the tenant has paid excess rent as a result of the issuance of 
          this order and opinion the owner is directed to refund  any  such
          excess rent to the tenant within thirty days of the  issuance  of
          this order.  Should the owner fail  to  do  so,  the  tenant  may
          deduct such excess rent as has been paid from his next payment.

          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,  granted
          and that the Rent Administrator's order be, and the  same  hereby
          is, modified to reflect the  fact  that  the  tenant's  apartment
          contains one room.


                                                ELLIOT SANDER
                                                Deputy Commissioner

          FC 420328-RT

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