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.: GC 610202-RT
                                         :  
                                            DRO DOCKET NO.: DK 630222-OM
       JONATHAN BOMBART,
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     On March 2, 1992 the above-named petitioner-tenant filed  a  Petition  for
     Administrative Review against an order issued, on February 6, 1992 by  the
     Administrator, (Gertz Plaza) concerning housing  accommodations  known  as
     Apartment 2B,  150  West  179th  Street,  Bronx,  New  York,  wherein  the
     Administrator granted Major Capital Improvement (MCI) rent  increases  for
     the stabilized and controlled apartments in the subject premises based  on
     elevator upgrading.

     In this petition the  tenant  does  not  question  the  propriety  of  the
     Administrator's finding with respect to the quality of the work  performed
     but rather contends, in substance, that she  does  not  benefit  from  the
     elevator work since her respective apartment  is  located  on  the  second
     floor.

     The Commissioner is of the opinion that this petition should be denied.

     Rent increases for major capital improvements are  authorized  by  Section
     2202.4  of  the  Rent  and  Evictions  Regulations  for  rent   controlled
     apartments and Section 2522.4 of  the  Code  for  rent  stabilized  units.
     Under rent control, an increase is warranted where there  has  been  since
     July 1, 1970 a major  capital  improvement  required  for  the  operation,
     preservation,   or   maintenance   of   the   structure.     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.  

     It is the established position of the Division that the  upgrading  of  an
     elevator, which must include a  new  controller/selector  qualifies  as  a
     major captial improvement.  The record before  the  Commissioner  confirms
     that the owner satisfied  all  factual  and  procedural  requirements  for
     obtaining  a  major  capital  improvement  rent  increase.   The  tenant's
     contention is insufficient to warrant  revocation  of  the  rent  increase
     since the work performed is of a building-wide nature and  inures  to  the
     benefit of all tenants. 

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







          DOCKET NUMBER: GC 610202-RT
     THEREFORE, in accordance  with  the  applicable  provisions  of  the  Rent
     Stabilization Law and Code, and the Rent and Eviction Regulations for  New
     York City, it is

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

     ISSUED:











                                                                   
                                     JOSEPH A. D'AGOSTA
                                     Deputy Commissioner




                                                   
      
    

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