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.: FL 210118-RT
                                         :  
                                            DISTRICT RENT ADMINISTRATOR'S
       EFRAIM MELGAR                        DOCKET NO.: EE 230120-OM
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On December 23, 1991, the above-named tenant timely  re-filed  a  petition
     for administrative review of an order issued on November 1, 1991 by a Rent 
     Administrator concerning the housing accommodation known as Apartment #24, 
     223-13 Street, Brooklyn, New York, wherein the Administrator authorized  a
     major capital improvement rent increase based on the installation of a new 
     boiler/burner, new apartment windows, an intercom and new entrance  doors.
     Said order contains  the  notation  that  the  tenants  were  afforded  an
     opportunity to comment and that two tenants  responded  objecting  to  the
     increase.  Said tenants stated solely that  the  amount  of  the  increase
     sought by the owner was too high.

     In  this  petition  for  administrative  review  the  tenant  asserts,  in
     substance and pertinent part, that the new windows do not aid in retaining 
     the heat in his apartment which remains inadequate.   The  tenant  further
     asserts that the intercom and doors do not work  properly.   Finally,  the
     tenant asserts that the rent increase granted is too high.

     The Commissioner has reviewed all the  evidence  in  the  record  and  has
     carefully considered that portion of the record  relevant  to  the  issues
     raised by the petition for review.

     Rent increases for major capital improvements are  authorized  by  section
     2522.4 of the Rent Stabilization  Code.   Under  rent  stabilization,  the
     improvement  must  generally  be  building-wide;  depreciable  under   the
     Internal Revenue Code, other than for ordinary repairs; required  for  the
     operation, preservation, and maintenance of the structure; and replace  an
     item whose useful life has expired.

     The Commissioner notes that the petitioner herein raised no objections  to
     the quality or  adequacy  of  the  installations  or  the  maintenance  of
     services while this proceeding was before the Rent Administrator, although 
     he was afforded the opportunity to do so.

     Accordingly, pursuant to Section 2529.6 of the Rent Stabilization Code,the 
     tenant's allegations may not be considered now when offered for the  first
     time on administrative appeal.  The Commissioner further  notes  that  the
     records of the Division disclose that no heat or other service  complaints
     were pending, nor were there any orders of rent reduction  f  a  building-
     wide nature in effect as of the issuance date of the Administrator's order 
     appealed herein.






          DOCKET NUMBER: FL 210118-RT
     The  record  in  the  instant  case,  which  includes  copies  of  various
     proposals, invoices, contractors'  certifications,  cancelled  checks  and
     governmental approvals and sign-offs for the installations indicates  that
     the owner correctly complied with the applicable procedures  for  a  major
     capital  improvement  rent  increase;  and  that  the  Rent  Administrator
     correctly computed the appropriate rent increase based on the proven  cost
     of the various improvements.  The tenant  has  not  established  that  the
     increase should be revoked.

     This order and opinion is without prejudice to the right of the tenant  to
     file a complaint of a reduction in services  wherein  he  may  allege  the
     service deficiencies stated in his administrative appeal

     THEREFORE, in accordance with the provisions of the Rent Stabilization Law 
     and Code, it is
          
     ORDERED, that this petition be, and the same hereby is, denied,  and  that
     the order of the Rent Administrator be, and the same hereby is, affirmed.

     ISSUED:








                                                                   
                                     JOSEPH A. D'AGOSTA
                                     Deputy Commissioner




                                                   
    

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