FG 210196-RT;  FG 220083-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
          APPEALS OF                              DOCKET NOS.:   
                                                  FG 210196-RT             
                 NORMAN DILGER and     FG 220083-RT
                 WILLIAM LEDWITH,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONERS     BJ 230152-OM        
          ----------------------------------x


            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW  


          The Commissioner has consolidated these petitions as they involve 
          common questions of law and fact.

          The above-named tenants filed timely petitions for administrative 
          review of an order issued on June 12, 1991,  y  a  Rent  Adminis-
          trator concerning the housing accommodations known as  Apartments
          B-11, and D-16, 7901 Fourth Avenue, Brooklyn, 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  October  23,  1987,  by
          filing an application for a rent increase based on major  capital
          improvement, to wit - windows at a total cost of $139,063.00.

          On June 12, 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 for rent controlled  and  rent  stabilized  apart-
          ments.  


          In their petitions for administrative review the tenants  request
          reversal of the Rent Administrator's order and allege  that  they
          are paying $10.00 a month for window-screens which are not  being
          provided.

          After careful consideration the Commissioner is  of  the  opinion
          that these petitions should be denied.

          Rent increases for major capital improvements are  authorized  by







          FG 210196-RT;  FG 220083-RT
          Section 2202.4 of the Rent  and  Eviction  Regulations  for  rent
          controlled apartments and Section 2522.4 of the  Rent  Stabiliza-
          tion Code 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 t e  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 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.

          This Order and Opinion is issued without prejudice  to  the  ten-
          ants' rights to  file  complaints  of  overcharge  or  complaints
          based on a diminution of services if the facts so warrant.


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



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


                                          



    

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