ADM. APPEAL DOCKET NOS. FG-610266-RT, ETC.

                                  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.  FG-610266-RT-
                                                 268-RT;   FG-610310-RT-314-
                                                 RT;    FG-610317-RT-320-RT;
                                                 FG-610328-RT; FG-620309-RT;
                                              :  FH-610220-RT            
             VARIOUS                                                TENANTS,
                                                 DISTRICT RENT 
                                                 ADMINISTRATOR'S      DOCKET
                                                 NO.           ZDG-630119-OM
             
                                 PETITIONER   :  
          ------------------------------------X 

                  ORDER AND OPINION DENYING ADMINISTRATIVE APPEALS


               The  above-named  petitioners  timely  filed   Administrative
          Appeals against an order issued on June 24, 1991 by  the  District
          Rent Administrator (Gertz Plaza, Jamaica, New York) concerning the 
          housing accommodations known as  3220  Perry  Avenue,  Bronx,  New
          York, Various Apartments, wherein the Administrator granted  major
          capital improvement (MCI) rent increases for  the  controlled  and
          stabilized  apartments  in  the  subject  premises  based  on  the
          installation of new plumbing at the premises. 

               The owner commenced the proceeding below by  filing  its  MCI
          application  with  the  Administrator  in  July  of   1989.    The
          application was based  upon  the  plumbing  installation  and  the
          restoration of walls, ceilings, and painting in  conjunction  with
          plumbing.  No tenants' answers to the owner's  application  appear
          in the record of the proceeding below.  

               The District Rent  Administrator's  order,  appealed  herein,
          partially  granted  the  owner's  application,  disallowing  costs
          claimed for the restoration of walls, ceilings,  and  painting  on
          the ground that this work was not uniform and  was  extraneous  to
          necessary standard restoration.

               On appeal, the petitioner-tenants contend, in substance, that 
          (A) the tenants had no prior notice from the owner  or  DHCR;  (B)
          plumbing work should not be considered an MCI but repair  work  as
          stated in the Attorney General's Tenant's  Rights  Book;  (C)  all
          violations on the building have not been cleared; (D) the  repairs
          in two of the apartments and on the buzzer system  have  not  been
          done;  (E)  the  MCI  increase  is  excessive  and  constitutes  a
          financial burden on the tenants; (F) one tenant is being charged 


          the MCI increase based on three rooms, even though  the  apartment
          consists of two and one-half rooms; (G) one tenant's lease did not 






          ADM. APPEAL DOCKET NOS. FG-610266-RT, ETC.
          mention any plumbing work; (H) the MCI effected only the  bathroom
          and the kitchen, and the increase should not be charged  based  on
          the number of rooms in the apartment; and (I)  the  plumbing  work
          was necessary due to the deterioration of the old plumbing.  

               After a careful  consideration  of  the  entire  evidence  of
          record the Commissioner is of the opinion that the  administrative
          appeals should be denied.  

               At  the  outset,  the  Commissioner  notes  that  the  record
          indicates service by DHCR  upon  the  tenants  of  copies  of  the
          owner's  application  in  October  of  1989.    Furthermore,   the
          installation of new hot and cold  water  risers  and  branches  to
          fixtures in every housing accommodation qualifies as an  MCI,  and
          nothing in the Attorney General's Tenant's Rights Book contradicts 
          this  policy.   The  owner  substantiated  such  installation   by
          submitting  to  the  Administrator   in   the   proceeding   below
          documentation in support of its application, including  copies  of
          the contracts,  contractor's  certification,  plans,  governmental
          approvals and sign-offs, and cancelled checks for the work herein. 

               The  record  also  does  not  disclose  any  tenant   service
          complaints  filed  with   this   Division.    In   addition,   the
          Administrator properly computed the MCI  increases  in  accordance
          with the total number of rooms in the building, as required by the 
          Rent Stabilization Code.  Furthermore, the  Administrator's  order
          specified the conditions under  which  an  owner  is  entitled  to
          collect an MCI increase during the lease term current at the  time
          of the issuance of the order.

               Finally, if the owner collected an MCI increase from a tenant 
          which was based on an excessive  number  of  rooms,  it  would  be
          liable for damages pursuant to a rent overcharge  complaint  filed
          with this Division.  However, such collection does not  constitute
          an error in the Administrator's order.

               On the basis of the entire evidence of record,  it  is  found
          that the Administrator's order is correct and should be affirmed.

               This order is issued without prejudice to the tenants  filing
          complaints with this Division of  decrease  in  services,  if  the
          facts so warrant. 

               THEREFORE, in accordance with the  applicable  provisions  of
          the Rent Stabilization Code, the Rent and Eviction Regulations for 
          New York City, and Operational Bulletin 84-1, it is









               ORDERED, that the administrative appeals  be,  and  the  same
          hereby are denied; and that the Administrator's order be, and  the
          same hereby is affirmed. 







          ADM. APPEAL DOCKET NOS. FG-610266-RT, ETC.
          ISSUED:









                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner



                                          






























    

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