FH 210275-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.:   
                                                  FH 210275-RT            
                    HELEN E. SHEPARD,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER     CC 230020-OM
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On August 12, 1991, the above-named tenant,  refiled  a  petition
          for administrative review of an order issued on March  11,  1991,
          by a Rent Administrator  concerning  the  housing  accommodation,
          known as Apartment 2-D, 1299 Ocean 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 March 1, 1988 by filing an 
          application for a rent increase based on maj r  capital  improve-
          ments, to wit - new windows at a total cost of $73,363.00.

          On July 26, 1988, 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 March 11, 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 her petition for administrative review,  the  tenant  requests







          FH 210275-RT
          reversal of the Rent Administrator's order  alleging  defects  in
          her newly-installed windows.

          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-
          tion  to  the  owner's  application  while  this  proceeding  was
          pending  before  the  Rent  Administrator  even  though  she  was
          afforded the opportunity to  do  so.   Accordingly,  pursuant  to
          Section 2529.6 of the Rent Stabilization Code, the objections she 
          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 services 
          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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