Docket Number: FC 510440-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 510440-RT   
             CHARLES LYNTON,                     DRO DOCKET NO.: BG 430054-OM 
                                  PETITIONER     Premises: 614 W. 152 St., 
          ----------------------------------X        Apt. 67, New York, N.Y.

          The above-named tenant timely filed a petition  for  administrative
          review of an order issued  concerning  the  housing  accommodations
          relating to the above described docket number.        

          The Commissioner has reviewed all of the  evidence  in  the  record
          and has carefully considered that portion of  the  record  relevant
          to the issue raised by the petition.

          The owner commenced this proceeding by filing an application for  a
          rent increase based on various major capital improvements,  o  wit-
          boiler/burner, windows, new roof.
          The owner certified that it served each tenant with a copy  of  the
          application and placed a copy of the entire  application  including
          all required supplements and supporting documentation in the office 
          of    the    superintendent    for    the     subject     building.
          The petitioner-tenant did not file  an  objection  to  the  owner's
          application although afforded the opportunity to do so.

          Thereafter, 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  documenta
          tion submitted by the  owner,  and  allowing  appropriate  rent  in

          In his petition for  administrative  review,  the  tenant  requests
          reversal of the Rent Administrator's  order  and  alleges  that  no
          repairs or improvements had been performed, that  he  occupies  two
          rooms, not three rooms as indicated on  an  attached  copy  of  the
          owner's request for a  rent  increase,  and  objects  to  the  rent

          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  Eviction  Regulations  for  rent
          controlled apartments and Section 2522.4 of the Rent  Stabilization
          law  for  rent  stabilized  apartments.   Under  rent  control,  an

          Docket Number: FC 510440-RT

          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.   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 Commissioner will not entertain the tenant's assertions  raised
          for the first time on appeal.   The  record  in  the  instant  case
          indicates  that  the  owner  correctly  complied  with   applicable
          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.

          As to the tenant's reference of a rent overcharge  complaint,  this
          order is issued without prejudice to the tenant's right to  file  a
          rent overcharge complaint if the facts so warrant.

          THEREFORE, in accordance with the Rent Stabilization Law Code,  and
          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,


                                          ELLIOT SANDER
                                          Deputy Commissioner

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