FG 610088-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.:   
                                                  FG 610088-RT            
                    DERECK PANCHURE,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER     EB 610011-OM
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On June 17, 1991, the above-named tenant, refiled a petition  for
          administrative review of an order issued on April 8, 1991,  by  a
          Rent Administrator concerning the  housing  accommodation,  known
          as Apartment 56, 1245 Grandview Place, Bronx, New  York,  wherein
          the Rent Administrator 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  February  5,  1990  by
          filing an application for a rent increase based on major  capital
          improvements, to wit  -  pointing/waterproofing  and  replacement
          windows at a total cost of $81,680.00.

          On May 1, 1990, 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.

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




          On April 8, 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 controll d  and  rent  stabilized  apart-
          ments.  
                         
          In his petition for administrative review,  the  tenant  requests







          FG 610088-RT
          reversal of the Rent  Administrator's  order  alleging  that  the
          improvements were not done or were done improperly, that  he  was
          notified only ten (10) days ago of the  increase,  and  that  the
          windows were installed in 1988 by a previous owner.

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

          The Commissioner notes that this tenant did not raise a y  objec-
          tions to  the  owner's  application  while  this  proceeding  was
          pending before the Rent Administrator even though he was afforded 
          the opportunity to do so. Accordingly, pursuant to Section 2529.6 
          of the Rent Stabilization Code, the objections he raises now, for 
          the first time on administrative appeal, may  not  be  considered
          herein.

          This order and opinion is issued without prejudice  to  the  ten-
          ant's right to file a complaint based on a diminution of  service
          if the facts so warrant.


          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:


                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


                                          
    

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