FD 810417 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.: FD 810417 RT

               Jutson Shell,                   DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: YEB-9-3-0139-OM
                                   PETITIONER
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On April 25,  1991  the  above-named  petitioner-tenant  filed  a
          Petition for Administrative Review against orders issued on April 
          3, 1991 by the  Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York concerning housing accommodations known  as  75
          Bruce Avenue,  Yonkers,  New  York,  Apartment  4D,  wherein  the
          Administrator granted in  part  the  application  and  authorized
          Major  Capital  Improvement   (MCI)   rent   increase   for   the
          installation of new windows.

          Said orders were issued after a review of all tenant responses to 
          the application.  Since  the  previously  existing  windows  were
          installed in 1968 and were less than twenty-five (25)  years  old
          at the time of their replacement and since the  owner  failed  to
          provide any  evidence  as  to  the  necessity  of  replacing  the
          building's windows, it was determined that their replacement  was
          for energy conservation purposes and not  due  to  deterioration.
          Thus the allowable increase was based  on  50%  of  substantiated
          cost.

          In this petition for administrative review the  tenant  contends,
          in substance, that an apartment on the fifth floor did  not  have
          its windows replaced; and that the installation  was,  therefore,
          not building-wide.

          After  a  careful  consideration  of  the  entire   record,   the
          Commissioner is of the  opinion  that  this  petition  should  be
          denied.

          The record discloses that the owner substantiated the replacement 
          of all apartment windows plus the replacement of all public  area
          windows  by  the   submission   of   a   contract,   contractor's
          certification and  cancelled  checks.   On  the  other  hand  the
          unsupported allegation of non-replaced windows in an  unspecified
          apartment was not raised by  the  petitioner  herein  or  by  the
          tenant of this unspecified apartment in the proceeding below.

          Said allegation may not be  considered  for  the  first  time  on
          appeal.  Accordingly, the Administrator properly determined  that
          there had been a MCI for which an appropriate rent  increase  was
          granted based on the proven cost thereof.

          THEREFORE, in accordance with the  provisions  of  the  Emergency






          FD 810417 RT
          Tenant Protection Act and Regulations and the Rent  and  Eviction
          Regulations for the State of New York, it is

          ORDERED, that this petition be, and the same hereby  is,  denied;
          and that the orders of the Rent Administrator be,  and  the  same
          hereby are, affirmed.

          ISSUED:


           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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