OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

      APPEALS OF                             DOCKET NOS.: FL 210120-RT
                                                          FL 210370-RT
      VARIOUS TENANTS OF 255 BERGEN                       GA 210117-RT
      STREET BROOKLYN, NY                                 GA 210454-RT
                            PETITIONERS   :  
      ------------------------------------X  RENT ADMINISTRATOR'S
                                             DOCKET NO.: CJ 230114-OM


      On various dates, the above named petitioner-tenants timely refiled 
      petitions for administrative review (PAR) against an order issued on 
      October 28, 1991 by a Rent Administrator (Gertz Plaza) concerning the 
      housing accommodations known as 255 Bergen Street, Brooklyn, New York, 
      various apartments, wherein the Rent Administrator determined that the 
      owner was entitled to a rent increase based on the installation of a major 
      capital improvement (MCI).

      The Commissioner deems it appropriate to consolidate these petitions for 
      disposition since they pertain to the same order and involve common issues 
      of law and fact.

      The Commissioner has reviewed all of the evidence in the record and has 
      carefully considered that portion of the record relevant to the issues 
      raised by this administrative appeal.

      The owner commenced this proceeding on October 21, 1988, by initially 
      filing an application for a rent increase based on the installation of the 
      following items at a total cost of $72,247.00: apartment windows, entrance 
      doors, pointing and waterproofing, intercom and new roof.

      Thirteen tenants of the subject 15 family dwelling responded to the owner's 
      MCI application by requesting an extension of 15 days to review the 

      On October 28, 1991, the Rent Administrator issued the order here under 
      review finding that the installations qualified as an MCI, determining that 
      the application complied with the relevant laws and regulations based upon 
      the supporting documentation submitted by the owner, and authorizing rent 
      increases for rent controlled and rent stabilized tenants.

      In these petitions identically worded petitions the tenants contend, in 
      substance, that the owner's costs are questionable; and that various 
      defects exist with respect to the installations.

      The Commissioner is of the opinion that this proceeding should be remanded 
      to the Rent Administrator for further processing.


          ADMIN. REVIEW DOCKET NO.: FL 210120-RT, et al.

      The record discloses that the tenants in this proceeding requested an 
      opportunity to examine the file before the Administrator and there is no 
      evidence that this request was ever acceded to.  In view of the fact that
      there may have been a denial of due process, the Commissioner deems it 
      appropriate to remand this proceeding to the Administrator for such further 
      processing as may be deemed necessary, including affording the tenants the 
      opportunity to review the record herein and giving consideration to such 
      allegations as may be raised upon the remand.

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

      ORDERED, that these petitions be, and the same hereby are granted to the 
      extent of remanding this proceeding to the Rent Administrator for further 
      processing in accordance with this order and opinion.  The order and 
      determination of the Administrator remains in full force and effect until 
      a new order is issued upon remand.


                                           JOSEPH A. D'AGOSTA
                                       Acting Deputy Commissioner


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