FC 110246-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.:   
                                                  FC 110246-RT
                       K.J.                                            AHN,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CC 130229-OM
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On March 14, 1991, the above-named tenant, filed a  petition  for
          administrative review of an order issued on March 5, 1991,  by  a
          Rent Administrator concerning the housing accommodation, known as 
          Apartment 2-F, 48-14 48th Street, Woodside, New York, wherein the 
          Rent Administrator determined that the owner was  entitled  to  a
          rent increase based on major capital improvements (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 29, 1988  by  filing
          an application  for  a  rent  increase  based  on  major  capital
          improvements, to wit - windows, doors, link fence, roof,  mailbox
          and intercom at a total cost of $12,702.00.

          On September 22, 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 
          thereupon.

          The tenant of Apartment 2-F did not  file  an  objection  to  the
          owner's application although afforded the opportunity to do so.






          On March 5, 1991, the Rent Administrator issued  the  order  here
          under review finding that some installations qualified  as  major
          capital improvements, 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 stabilized apartments.  

          The Administrator disallowed any rent increases  based  upon  the







          FC 110246-RT
          installation of mailboxes and the chain link fence.

          In the petition for administrative review,  the  tenant  requests
          reversal of the Rent Administrator's order and alleges inter alia 
          that the prior owner had replaced  the  old  windows  with  storm
          windows only two months prior to the  current  owner's  installa-
          tions.

          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 2522.4 of the Rent Stabilization Code for rent stabilized 
          apartments.  Under rent stabilization, the improvement must  gen-
          erally be building-wide; depreciable under the  Internal  Revenue
          Code, other than for ordinary repairs; required  for  the  opera-
          tion, preservation, and maintenance of the structure; and replace 
          an item whose useful life has expired.

          The Commissioner notes that  the  tenant  did  not  interpose  an
          objection to the owner's application while  this  proceeding  was
          pending before Rent Administrator althou h  afforded  the  oppor-
          tunity to do so.  Accordingly, pursuant to Section 2529.6 of  the
          Rent Stabilization Code, the objections being 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.











          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:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner








          FC 110246-RT

                                          
    

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