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
          APPEALS OF                             DOCKET NOS.:
                                              :  GH210075RT/GH220078RT/
            VARIOUS TENANTS, 209 PROSPECT        GH220079RT/GH210080RT
            PARK WEST, BROOKLYN, NY                         
                                PETITIONERS   :  RENT ADMINISTRATOR'S
          ------------------------------------X  DOCKET NO.: EK230200OM     

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW

          The above named petitioner-tenants timely filed administrative 
          appeals against an order issued on July 29, 1992 by the District 
          Rent Administrator (Gertz Plaza, Jamaica, New York) concerning the 
          housing accommodations known as 209 Prospect Park West, Brooklyn, 
          New York, various apartments, wherein the Administrator granted the 
          owner's major capital improvement (MCI) application.  The 
          Administrator authorized a rent increase adjustment for new 
          windows.

          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 appeals pertain to the same building and involve common 
          issues, they have been consolidated for a disposition herein.

          The owner commenced this proceeding by filing an application with 
          the Division for a rent increase predicated on the installation of 
          new windows on a building-wide basis.

          In response to the application, various tenants filed answers in 
          opposition to the requested rent increase stating that the owner 
          allowed the windows to deteriorate beyond repair; and that they did 
          not request new windows nor did they consent to payment for same in 
          the form of a rent increase.

          In their administrative appeals, the tenants of apartments 1R, 2R 
          and 3R contend, in substance, that installation is incomplete as 
          the owner failed to install window screens.  Furthermore, tenant of 
          apartment 2L alleged that the existing windows were in proper 
          working order and thus did not need replacement.

          In response to the appeals filed by the tenants the owner stated 
          that the window frames were rotten and had not been replaced for 
          more than 30 years.

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







          ADMIN. REVIEW DOCKET NO.: GH210075RT, et al




          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.

          The record confirms that the owner substantiated its application by 
          the submission of various supporting documents including a contract 
          and cancelled checks; and that the Administrator authorized an 
          appropriate rent increase for the windows based on the proven cost 
          of same.  Furthermore, the Commissioner notes that tenant consent 
          to a major capital improvement installation is not required, nor is 
          it sufficient to warrant revocation of the Administrator's 
          determination.

          With regard to the contentions of the tenants in apartments 1R, 2R 
          and 3R, the record discloses that the allegation with respect to 
          missing screens was not raised in the proceeding below and 
          therefore cannot be considered for the first time on this appeal.  
          The Commissioner notes that this order is issued without prejudice 
          to the tenants (or any one of them) filing complaints with this 
          Division based on a reduction in services if the facts so warrant.

          On the basis of the entire evidence of record, it is found 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, the Rent and Eviction Regulations for 
          the City of New York, and Operation Bulletin 84-1, it is

          ORDERED, that the administrative appeal be, and the same hereby is 
          affirmed.

          ISSUED:





                                                                        
                                               JOSEPH A. D'AGOSTA
                                               Deputy Commissioner




                                                    
    

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