OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          -------------------------------------X   ADMINISTRATIVE REVIEW
          APPEAL OF
                    GARY MOORE
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  BL530194OM



          On February 15, 1991, the above named petitioner-owner timely filed 
          a petition for administrative review (PAR) against an order issued 
          on January 18, 1991, by a Rent Administrator (Gertz Plaza) 
          concerning the housing accommodations known as 600 West 204th 
          Street, New York, NY, wherein the Rent Administrator determined 
          that the owner was not entitled to a rent increase based on the 
          installation of major capital improvements (MCIs).

          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 this administrative appeal.

          The owner commenced this proceeding on December 18, 1987, by 
          initially filing an application for a rent increase based on the 
          installation of the following items at a total cost of $101,895.00:

               a) boiler/burner;
               b) piping;
               c) roof;
               d) windows; and 
               e) doors.

          The Rent Administrator denied the application in its entirety based 
          upon a finding that the installations had been completed more than 
          two (2) years prior to the filing of the application herein.

          The petitioner challenges the Rent Administrator's denial of the 
          application for windows, only, contending, in substance, that DHCR 
          criteria for this particular installation had been satisfied.

          After considering that portion of the record relevant to the issue 
          raised by this petition, the Commissioner is of the opinion that 
          this petition should be denied.

          ADMIN. REVIEW DOCKET NO. FB-530158-RO

          The evidence of record in the instant case indicates that the 
          installation of the windows was completed prior to June 6, 1985, as 
          evidenced by the contract change request submitted by the owner in 
          the proceeding below.  In said contract change request the 
          contractor stated that as of June 6, 1985, the inspectors report 
          indicated that the installation workmanship was satisfactorily 
          performed.  Clearly, the two year limitation had been exceeded by 
          at least six months as the application was not filed until December 
          18, 1987.

          It is the established policy of DHCR to base the two year 
          limitation upon the date that the actual work was completed as 
          opposed to the date that final payment was effectuated.  
          Accordingly, the February 20, 1986, date asserted by the owner as 
          the completion date for the window installation is incorrect as 
          said date merely indicates when the New York City Department of 
          Housing Preservation and Development made its final payment under 
          the Article 8A Loan Program (a process which may take the City 
          agency months to complete in any case even after the installation 
          has been completed).

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the New York City Rent and Eviction Regulations, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Administrator's order be, and the same hereby is, 


                                                         Joseph A. D'Agosta
                                                        Deputy Commissioner


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