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 Nos.:  GJ120083RT
          APPEALS OF                               GJ110123RT/   GJ110108RT
                                                   GJ110110RT/   GJ110118RT
                    VARIOUS TENANTS OF             GJ110119RT/   GJ110120RT
                    96-04 AND 96-10 37TH AVENUE,   GJ110127RT/   GJ120128RT
                    Corona, New York
                                         
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  ZFA-130156-OM

                                   PETITIONERS
          -------------------------------------X

          ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW

          The petitioner-tenants timely filed administrative appeals against 
          an order issued on September 11, 1992, by the Rent Administrator 
          (92-31 Union Hall Street, Jamaica, New York) concerning the housing 
          accommodations known as 96-04 and 96-10 37th Avenue, Corona, New 
          York, various apartments, wherein the Administrator granted major 
          capital improvement (MCI) rent increases for the controlled and 
          stabilized apartments in the subject premises based on the 
          installation of new apartment windows at the premises.

          The owner commenced this proceeding below by filing its MCI  
          application on January 28, 1991.  In support of its application, 
          the owner submitted copies of the contracts, invoice, contractor's 
          statement and cancelled checks.

          On appeal, the petitioner-tenants state, in substance, that it was 
          an error to award an MCI rent increase because the old windows were 
          over 60 years old and needed to be replaced in order to correct a 
          violation.

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




















          ADMIN. REVIEW DOCKET NO. GJ-1120083-RT

          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.  

          It is the established position of the Division that the building- 
          wide installation of windows which are 25 or more years old, as in 
          the instant case, qualifies as an MCI.  The fact that the 
          installation was made to eliminate a Housing Code violation does 
          not bar an owner from receiving an MCI rent increase.

          The evidence of record in the instant case indicates that the owner 
          correctly complied with the application procedures for an MCI and 
          that the Rent Administrator properly computed the appropriate rent 
          increases.  On the other hand, the tenants had not submitted any 
          evidence to prove that the increases should be revoked.

          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 Operational Bulletin 84-1, it is

          ORDERED, that these administrative appeals 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
                                                        Deputy Commissioner

    

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