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   ADMINISTRATIVE REVIEW
          IN THE MATTER OF THE ADMINISTRATIVE     DOCKET NO.: GE210277RT
          APPEAL OF

                  LEROY WILLIAMS
                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO: EA230190OM
          ------------------------------------X

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 19, 1992, the above-named tenant filed a Petition for       
          Administrative Review of an order issued on April 17, 1992 by a 
          Rent Administrator, Gertz Plaza, concerning the housing 
          accommodations known as 2511 Newkirk Avenue, Apartment 10B, 
          Brooklyn, New York, wherein the Rent Administrator determined that 
          the owner was entitled to a rent increase based on a major capital 
          improvement.

          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 January 25, 1990 by 
          initially filing a major capital improvement rent increase 
          application predicated on the installation of a new roof and new 
          mail boxes.  In support of his application, the owner submitted 
          copies of contracts and cancelled checks.

          Five tenants submitted answers objecting to the rent increase but 
          did not identify any pertinent reason why the increase should not 
          be granted.  The petitioner-tenant herein, did not submit any 
          response to the application.

          On April 17,1992, the Rent Administrator issued the order here 
          under review finding that the installation of a new roof qualified 
          as a major capital improvement, determining that the application 
          with regard to the roof complied with the relevant laws and 
          regulations based upon the supporting documentation submitted by 
          the owner and allowing appropriate rent increases for both rent 
          controlled and rent stabilized tenants. No increase was granted for 
          the installation of new mail boxes since the location of the mail 
          boxes was not changed and, therefore, the installation was not 
          considered a major capital improvement.















          ADMIN.  REVIEW  DOCKET  NO.: GE210277RT


          In his Petition for Administrative Review, the tenant requests     
          reversal of the Rent Administrator's order and contends, in 
          substance, that he lives on the top floor of the building and that
          water leaks from the ceiling into the living room whenever there is 
          a heavy rainfall.  He claims that he had brought this to the 
          superintendent's attention on numerous occasions.

          In response to the tenant's allegation, the owner contends, in 
          substance, that there was one leak which was reported to the 
          Superintendent and that this was immediately fixed.  He pointed out 
          that this leak resulted from the parapet wall and the outside brick 
          joints and not from the roof. He further claims that he has spoken 
          to the tenant on numerous occasions after the repairs had been 
          effectuated and that no mention was ever made of a continuing 
          problem.

          After a careful consideration of the entire record, the 
          Commissioner is of the opinion that this petition should be denied.

          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; be required for the operation, preservation, and 
          maintenance of the structure; and replace an item whose useful life 
          has expired.

          The Commissioner notes that the replacement of a roof qualifies as 
          a major capital improvement for which an increase may be warranted. 
          The record indicates that the owner substantiated his application 
          by submitting copies of the contract and cancelled checks. The 
          record confirms that the owner correctly complied with the 
          applicable procedures for a major capital improvement rent 
          increase.

          Section 2529.6 of the Rent Stabilization Code provides in pertinent 
          part that the scope of administrative review is limited to such 
          facts or evidence as was before the Administrator as raised in the 
          petition unless the petitioner can establish that such issues could 
          not reasonably have been offered or raised in the proceeding prior 
          to the issuance of the Administrator's determination.

          There is no indication that the tenant could not have raised the 
          issue as to the leaking roof before the Administrator in the 
          proceeding below nor has the petitioner submitted any explanation 
          for his failure to do so.  Accordingly, the issue sought to be 
          raised by this petition is not within the scope of the 
          Commissioner's review of the proceeding and may not be considered 
          on the merits.  In addition, the Commissioner notes that the tenant 









          ADMIN.  REV.  DOCKET  NO. GE210277.RT


          has not complained of roof leaks in any services complaints filed 
          with the Division.

          This order is issued without prejudice to the tenant's right to 
          file a service complaint with this Division based on a reduction of 
          services, if the facts so warrant.

          THEREFORE, in accordance with the applicable provisions of the Rent 
          Stabilization Law and Code, it is

          ORDERED, that this administrative appeal 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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