FG 420494-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
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.:
                                        FG 420494-RT
            ALAN DALEO,
                                        RENT ADMINISTRATOR'S
                                        DOCKET NO.:
                        PETITIONER      BH 430285-OM
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  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
                                
On  July  9, 1991, the above-named tenant refiled a petition  for
administrative review of an order issued on December 26, 1990, by
a  Rent Administrator concerning the housing accommodation, known
as Apartment 3, 198 First Avenue, New York, 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 August 4, 1987 by  filing
an  application  for  a rent increase based on  a  major  capital
improvement, to wit - new windows at a total cost of $7,560.00.

On  December  26, 1990, 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 apartments.

In  his  petition for administrative review, the tenant  requests
reversal  of the Rent Administrator's order and alleges  that  he
did not need any new windows.

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.   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  main-
tenance of the structure.

The  Commissioner notes that the old windows which were  replaced
by  the new installation were over thirty-five years old and  had
exceeded  their useful life.  Accordingly, their replacement  was
warranted and qualified for a MCI rent increase.

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.


THEREFORE,  in accordance with the Rent and Eviction  Regulations
for New York City, 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
    

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