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

          -------------------------------------X   ADMINISTRATIVE REVIEW
          APPEAL OF
                    HILDE SIMON
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  CG130122OM



          On September 21, 1991, the above-named petitioner-tenant timely re- 
          filed a petition for administrative review (PAR) against an order 
          issued on July 5, 1991, by a Rent Administrator, (Gertz Plaza) 
          concerning the housing accommodations known as 79-25 150th Street, 
          Apt. C21, Flushing, New York, wherein the Rent Administrator 
          determined that the owner was entitled to a rent increase based on 
          the installation of 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 this administrative appeal.

          The owner commenced this proceeding on July 21, 1988 by filing an 
          application for a rent increase based on a major capital 
          improvement, to wit:  new windows at a total claimed cost of 

          Several tenants responded supporting the owner's MCI application.  
          The petitioner-tenant herein also responded but objected to the 
          owner's MCI application alleging, in substance, that she did not 
          complain about the windows in her apartment nor did she request 
          their replacement since she found them to be adequate.  She further 
          contended that  by changing all the windows, the owner has 
          increased the value of the building and the tenants should not have 
          to pay for such improvements.

          On July 5, 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 and rent stabilized tenants.

          ADMIN. REVIEW DOCKET NO. FI-110149-RT

          In her petition, the petitioner merely reiterated the complaints 
          previously brought to the attention of the Rent Administrator in 
          the proceeding below.

          After a careful consideration of the entire record, the 
          Commissioner is of the opinion that this petition should be denied.  
          No issues regarding any error in fact or law have been submitted 
          which would merit the scrutiny of the Commissioner at this time.

          Rent increases for major capital improvements are authorized by 
          Section 2522.4 of the Rent Stabilization Code for rent stabilized 
          apartments.  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.  The building-wide replacement of 
          windows qualifies as an MCI entitling the owner to an appropriate 
          rent increase pursuant to long-standing Division policy.  Tenant 
          consent to a qualifying MCI installation is not required.  

          The evidence of record in the instant case indicates that there 
          were no pertinent complaints raised on appeal which  would merit 
          any modification of the Rent Administrator's order herein.

          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 Administrator's order be, and the same hereby is, 


                                                         Joseph A. D'Agosta
                                                        Deputy Commissioner


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