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 NOS.: GD 210157-RT;
                                         :  GD 210158-RT;GD 210160-RT;
     VARIOUS TENANTS OF 130 and 152         GD 210161-RT;GD 210213-RT;
     72ND STREET, BROOKLYN,                 GD 210220-RT;GD 210253-RT;
     NEW YORK              PETITIONER    :  GD 210294-RT;GD 210296-RT;
     ------------------------------------X  GD 210302-RT;GD 210304-RT;
                                            GD 210305-RT;GD 210306-RT;
                                            GD 210310-RT;GD 210313-RT;
                                            GD 210365-RT;GD 210366-RT; 
                                            GD 210393-RT;GD 210394-RT;
                                            GD 210395-RT;GD 210396-RT;
                                            GE 210004-RT;GE 210006-RT;
                                            GE 210007-RT;GE 210008-RT;
                                            GE 210010-RT;GE 210012-RT;
                                            GE 210013-RT;GE 210016-RT;
                                            GE 210019-RT;GE 210023-RT;
                                            GE 210047-RT;GE 210049-RT; 
                                            GE 210051-RT;GE 210053-RT;
                                            GE 210055-RT;GE 210062-RT;
                                            GE 210067-RT;GE 210068-RT;
                                            GE 210073-RT;GE 210076-RT;
                                            GE 210078-RT;GE 210081-RT;
                                            GE 210088-RT;GE 210089-RT;
                                            GE 210091-RT;GE 210094-RT;
                                            GE 210114-RT;GE 210115-RT;
                                            GE 210116-RT;GE 210117-RT;
                                            GE 210118-RT;GE 210126-RT;
                                            GE 210127-RT;GE 210128-RT;
                                            GE 210140-RT;GE 210153-RT;
                                            GE 210206-RT;GE 210287-RT;
                                            GE 210288-RT;GE 210290-RT;
                                            GE 210315-RT;GE 210341-RT;
                                            GE 210342-RT;GE 210343-RT;
                                            GE 220356-RT;GD 210168-RT;
                                            GD 210169-RT;GD 210170-RT;
                                            GD 210175-RT;GE 210413-RT

                                            RENT ADMINISTRATOR'S
                                            DOCKET NO.: EA 210221-OM

           ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW

     The above-named petitioners  timely  filed  Petitions  for  Administrative
     Review against an order issued on April 3, 1992 by the Rent Administrator, 
     (Gertz Plaza) concerning housing accommodations known as 130 and 152  72nd
     Street, Brooklyn, New York, various apartments, wherein the  Administrator
     partially granted the owner's major capital improvement (MCI) application. 








          DOCKET NUMBER: GD 210157-RT, et al.
     The Administrator authorized  rent  increase  adjustment  for  replacement
     windows and a new roof.  The  order  denied  rent  increases  for  parapet
     coping/stone and brickwork.

     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 administrative appeals.

     Since these petitions pertain to the same buildings and involve  a  common
     issue, these appeals have been consolidated for a uniform determination.

     In their petitions the tenants contend,  in  substance,  that  they  never
     received a copy of the owner's MCI application; that  the  work  performed
     was in the nature of delayed maintenance and repairs; that said  work  was
     done because of an anticipated coop conversion plan; and that their leases 
     in effect at the time of the issuance of the Administrator's order did not 
     contain specific information pertaining to a MCI rent increase adjustment. 
     In addition two of the tenants allege, in substance, that the roof  leaks,
     and that the windows were not installed in a workmanlike  manner  so  they
     malfunction and cold  air  comes  into  the  apartments  from  around  the
     windows.

     After careful consideration of the entire record the  Commissioner  is  of
     the opinion that these petitions should be denied. 

     Rent increases for major capital improvements are  authorized  by  Section
     2202.4 of the Rent and Eviction Regulations for rent controlled apartments 
     and Section 2522.4 of the Rent  Stabilization  Code  for  rent  stabilized
     apartments.  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.   Piecemeal
     work or ordinary repairs and maintenance  does  not  constitute  work  for
     which a rent increase adjustment  is  warranted  under  current  and  past
     procedure.

     A review of the record in the instant  case  discloses  that  the  tenants
     were notified by the Division of Housing and Community Renewal (DHCR) that 
     copies of the owner's MCI application were  made  available  to  them  for
     review both at the superintendent's office at the subject premises and  at
     the DHCR office located at Gertz Plaza.

     Regarding the tenants  who  took  occupancy  pursuant  to  vacancy  leases
     commencing after the owner had filed  its  application,  the  Commissioner
     notes that for the MCI rent increase granted by the Administrator's  order
     appealed herein to be collectib e  during  the  term  of  the  petitioner-
     tenants' vacancy leases, said leases would  have  to  contain  a  specific
     clause  advising  the  tenants  that  the  rent  charged  was  subject  to
     additional increase (during the current leases term in effect) as provided 
     by the Code and established Division procedures.  In the absence of  same,
     said rent increase was not collectible until the expiration of  the  lease
     term in effect at the time of issuance (April 3, 1992) of the MCI order.







          DOCKET NUMBER: GD 210157-RT, et al.
     As to the tenants' allegations  pertaining  to  the  conditions  of  items
     needing repair, the Commissioner notes  that  these  services  claims  are
     being raised for the first time on appeal and are therefore  inappropriate
     for consideration at this level.  However this  order  is  issued  without
     prejudice to the tenants' filing an application for a rent  reduction  for
     any decrease in services, if the facts so warrant.

     The other contentions by the petitioners are irrelevant to  the  issue  of
     whether the owner is entitled  to  MCI  increases  for  the  installations
     herein.

     Based on the entire evidence of record, the Commissioner  finds  that  the
     Administrator's order is correct and should be affirmed.  

     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 these petitions be, and the same  hereby  are,  denied;  and
     that the Administrator's order be, and the same hereby is, affirmed.

     ISSUED:







            

                                                                        
                                                JOSEPH A. D'AGOSTA
                                            Acting Deputy Commissioner




                                                   
    

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