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.: FE 610137-RT
                                         :  
                                            DRO DOCKET NO.: BI 630203-OM
      MICHAEL C. DUNFORD
                           PETITIONER    :  
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On May 7, 1991 the above named petitioner  tenant  filed  a  petition  for
     Administrative Review against an order of the  Rent  Administrator  issued
     April 3, 1991.   The  order  concerned  housing  accommodations  known  as
     Apartment 3D, located at 144 East 208th  Street,  Bronx,  New  York.   The
     Administrator granted,  in  part,  the  owner's  application  for  a  rent
     increase based on the installation of major capital improvements (MCI).

     The Commissioner has reviewed the record  and  carefully  considered  that
     portion relevant to the issues raised by this appeal.

     On September 30, 1987 the owner commenced this  proceeding  by  filing  an
     application for rent increase based on the installation of  major  capital
     improvements, to wit-new windows, boiler/burner and heat timer at a  total
     cost  of  $63,010.00.   The  tenants  were  served  with  a  copy  of  the
     application and afforded an opportunity to reply.

     Petitioner did, in fact, file an answer to the application which he raised 
     the following objections:

          1)  the installation of the boiler/burner violated the "two year
              limitation" rule

          2)  the timer should be disallowed as an improper subject for an
              MCI

     The tenant did not raise any objections to the windows.

     The Administrator rejected petitioner's first argument  since  the  boiler
     installation was completed in November 1985 and the application was  filed
     on September 30, 1987, and, regarding the timer, ruled that the $2750 cost 
     of installation should be disallowed.  The remainder  of  the  application
     was  granted  and  appropriate  rent  increases  were  granted   for   the
     installation of the windows and boiler/burner.

     On appeal, petitioner takes issue with the window installation.  He argues 
     that the windows in his  apartment  were  not  replaced  as  part  of  the
     building-wide installation.









          DOCKET NUMBER: FE 610137-RT
     Petitioner claims that a fire  destroyed  8  of  the  10  windows  in  his
     apartment and petitioner was forced to take the owner to housing court  in
     order to get replacements.  Petitioner requests the cost of the 8  windows
     previously installed be denied.  The owner did not file a response.

     After careful consideration of the evidence in the record the Commissioner 
     is of the opinion that the petition should be denied.

     Pursuant to Section 2529.6 of the Rent Stabilization  Code  the  scope  of
     review in administrative appeals is limited to facts or evidence that  was
     before the Rent Administrator unless it is established that certain  facts
     or evidence could not reasonably have been  offered  or  included  in  the
     proceeding prior to the issuance of the order being appealed.

     In this proceeding the tenant raised no objection to the  windows  in  his
     answer to the application.  His failure to do so without explanation  bars
     him from presenting these allegations to the Commissioner at this time.

     This order and opinion is issued without prejudice to the tenants'  rights
     as they may pertain to applications to the Division for reductions of rent 
     based upon diminutions of services.

     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:






                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner


                                         
    

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