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.:GE 210037-RO
                                              :  
                                                 RENT ADMINISTRATOR'S
            HOWARD DREISES, ESQ.                 DOCKET NO.:ZED 210185-RO
                                PETITIONER    : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 1, 1992 the above-named petitioner-owner filed an 
          administrative appeal against an order issued on March 27, 1992, by 
          the District Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning housing accommodations known as various 
          apartments of 210 Canton Avenue, Brooklyn, New York.

          The owner commenced the proceeding below by filing on April 9, 1990 
          an application for a major capital improvement (MCI) rent increase 
          for stabilized apartments in the premises based on an elevator 
          upgrade.  The owner submitted documentation in support of the 
          application, including a copy of the contract, the contractor's 
          certification, government approval and cancelled checks for the 
          work herein.

          The District Rent Administrator's order, appealed herein, denied 
          the application stating the "owner/applicant failed to file the 
          application within two years from the completion date of 
          installation as per evidence in the file."

          On appeal, the petitioner-owner states, in substance, that "the 
          application was filed timely, within two years from the completion 
          date of installation.  Completion was on April 13, 1988 and the 
          application was filed on April 9, 1990."

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Section 2522.4 (a)(8) of the Rent Stabilization Code precludes a 
          rent increase for a major capital improvement when the application 
          is filed more than two years after the completion of the 
          installation, not the date of issuance of any required governmental 
          certificate.  While the applicable section of the code envisions 
          such governmental sign-offs be submitted with the application to be 
          filed within two years of the physical completion of the work, the 
          code provides that where there is a delay in obtaining such 
          approvals, the application is to be accepted provided it is 
          accompanied with proof that a request for such governmental 









          DOCKET NUMBER: GE 210037-RO
          approval has been made within two years of the completion of the 
          installation.  The completion date of an installation is not when 
          final payment is made or government approvals obtain but rather 
          when the installation is operable.

          In the instant case the record discloses that the elevator work was 
          signed off by the Department of Buildings on December 1987 as 
          evidence by a elevator use permit which found the work performed 
          pursuant to the application filed with the Department of Buildings 
          complied with the terms of said application, thus the elevator was 
          fully operational.  Therefore the Rent Administrator properly 
          disallowed a rent increase for the elevator upgrade based on the 
          fact that the application was not filed within two years of 
          completion.

          THEREFORE, in accordance with the applicable provisions of the Rent 
          Stabilization Law and Code, the Rent and Eviction Regulations for 
          the City of New York, and Operational Bulletin 84-1, it is

          ORDERED, that the administrative appeal be, and the same hereby is 
          denied; and that the Administrator's order be, and the same hereby 
          is affirmed.

          ISSUED:






                                                                        
                                               JOSEPH A. D'AGOSTA
                                           Acting Deputy Commissioner




                                                    
            
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name