FE 610412-RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               9-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  FE 610412-RT 
                 VARIOUS TENANTS OF
                 230 EAST 167TH STREET,           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONERS     CC 630044-OM


          Various tenants of the  above-named  building  refiled  a  timely
          petition for administrative review of an order issued on February 
          8, 1991, by a Rent Administrator concerning the building known as 
          230 East 167th Street, Bronx, New York wherein the Re t  Adminis-
          trator 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 10, 1988  by  filing
          an application  for  a  rent  increase  based  on  major  capital
          improvements, to wit - new lobby doors and  new  marble  entrance
          and flooring at a total cost of $9,754.00.

          On July 29, 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

          Various tenants responded  and  one  complained  that  the  front
          entrance door was falling  apart.   An  inspection  completed  on
          January 8, 1991 failed to provide any indication of  the  alleged

          On February 8, 1991, the Rent Administrator issued the order here 
          under review finding that the installations 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 controll d  and  rent  stabilized  apart-

          No rent increases were allowed for the  new  marble  entrance  or

          FE 610412-RT

          In their petition for administrative review, the tenants  request
          reversal of the Rent Administrator's order and allege inter  alia
          that they should not be made to pay for the  new  entrance  doors
          which belong to the owner and about which they were not consulted 
          prior to the decision by the owner to replace them.

          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 t e  Rent  Stabiliza-
          tion Law for rent stabilized apartments.  Under rent control,  an
          increase is warranted where there has been since July 1,  1970  a
          major capital improvement required for the  operation,  preserva-
          tion, 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  notes that no tenant permission or consultation 
          is required for an owner to carry out major capital improvements.

          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.

          This order and opinion is issued without prejudi e  to  the  ten-
          ant's right to file an application for a rent reduction based  on
          a diminution of services if the facts so warrant.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, and the Rent & Eviction Regulations for New York  City,  it

          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.


                                                ELLIOT SANDER
                                                Deputy Commissioner

          FE 610412-RT

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