FF 210017 RT, FF 210016 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 NOS.: FF 210017 RT
                                                            FF 210016 RT

                                               DISTRICT RENT ADMINISTRATOR
               G. Boryozka                     DOCKET NO.: EA 230070 OM
               F. Koskar
                                               PREMISES: 2075 79th Street
                                                         Apts. A1 and D1
                                   PETITIONER            Brooklyn, New York
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named tenants timely filed petitions for administrative 
          review of an order issued concerning the  housing  accommodations
          relating to the above described docket numbers.

          The  above  described  petitions  are  consolidated  for  uniform
          disposition in that the issues raised are similar.

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

          On December 28, 1989, the owner commenced the proceeding below by 
          filing an application for  a  rent  increase  based  on  a  major
          capital improvement, to wit-boiler/burner.

          Each tenant was served with a copy of the owner's application and 
          was afforded an opportunity to review it and comment thereupon.

          The  petitioners  did  not  file  an  objection  to  the  owner's
          application although afforded the opportunity to do so.

          On May 2, 1991, 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
          documentation submitted by the owner,  and  allowing  appropriate
          rent increases.


          In  their  petitions  for  administrative  review,  both  tenants
          request that the order here under  appeal  be  reversed  alleging
          that the owner did not provide adequate heat during the 1990-1991 
          heating season. 

          After careful consideration, the Commissioner is of  the  opinion
          that the petition should be denied.

          Rent increases for major capital improvements are  authorized  by






          FF 210017 RT, FF 210016 RT
          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 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 tenants'  unsubstantiated
          objections raised for the first time on appeal.  The tenants were 
          afforded  an  opportunity  to  file  an  objection   before   the
          Administrator.  The record in the instant case indicates that the 
          owner correctly complied with 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.

          This order is issued without prejudice to the tenants'  right  to
          file an application for decrease in services, should the facts so 
          warrant.

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

          ORDERED, that these  petitions  be,  and  the  same  hereby  are,
          denied and that the Rent Administrator's order be, and  the  same
          hereby is, affirmed.

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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