FF 110737-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.:   
                                                  FF              110737-RT
                 VARIOUS TENANTS OF      
                 1714 LINDEN STREET               RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CB 110227-OM        
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On June 27, 1991, the various tenants,  refiled  a  petition  for
          administrative review of an order issued on December 26, 1991, by 
          a Rent Administrator concerning the building known as 1714 Linden 
          Street, Ridgewood,  New  York,  wherein  the  Rent  Administrator
          determined that the owner was entitled to a rent  increase  based
          on 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 the petition for review.

          The owner commenced this  proceeding  on  February  23,  1988  by
          filing an application for a rent increase based on a major cap-
          ital capital improvement, to wit - new windows at a total cost of 
          $15,777.03.

          On July 25, 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.

          None of the tenants filed any objections to the owner s  applica-
          tion although afforded the opportunity to do so.




          On December 26, 1990, 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 stabilized apartments.  

          In their petition for administrative review, the tenants  request
          reversal of the Rent Administrator's order and  allege  that  the







          FF 110737-RT
          cost of the windows was excessive.

          In answer to the tenant's petition t e  owner  alleges,  in  sub-
          stance, that the windows, "double hung vinyl deluxe  with  double
          insulated tilt glass" are the best on the market and resubmits  a
          copy of the contractor's bill. 

          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 tenants raised no  objections  to
          the owner's application while this proceeding was pending  before
          the Rent Administrator.  Accordingly, pursuant to Section  2529.6
          of the Code the objections they raise 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  tenants  have  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








          FF 110737-RT

                                          
    

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