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

          ------------------------------------X   ADMINISTRATIVE REVIEW
          APPEALS OF                                           GK430115RT
                 Various Tenants of                            GL430215RT
                 210 West 94th Street,                         GL430217RT
                 New York, New York                            HA430071RT

                                                  RENT ADMINISTRATOR'S
                               PETITIONERS        DOCKET NO: ED430098OM


          The above-named petitioner-tenants filed and/or refiled 
          administrative appeals against an order issued on October 19, 1992 
          by the Rent Administrator (92-31 Union Hall Street, Jamaica, New 
          York) concerning the housing accommodations known as 210 West 94th 
          Street, New York, 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 thermal windows 
          and a new entrance door, and an elevator upgrading (including 

          In their petitions, the tenants contend, in substance, that the 
          work performed was in nature of repairs or maintenance; that the 
          items were not installed in a workmanlike manner and do not work 
          properly; that the items were installed for the benefit of the 
          owner and the shareholders; that the rent increase is excessive; 
          and that the owner is not maintaining services.

          In reply to the petitions the owner asserts, in substance, that the 
          tenants have not set forth any basis for revocation of the 
          Administrator's order; that the subject premises consists of rental 
          units only and there are no plans to convert it to a cooperative or 
          condominium; that the rent increase is justified; and that the 
          subject improvements were properly installed and completed in a 
          workmanlike manner.

          Adm. Rev. Docket No. GK430114RT  et. al.

          After careful consideration, the Commissioner is of the opinion 
          that this petition should be remanded for further consideration.

          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 discloses that the owner substantiated its application 
          in the proceeding below by submitting to the Administrator 
          documentation in support thereof, including copies of contracts for 
          the improvements, contractors' certifications and cancelled checks.

          Several tenants, including all of the petitioner-tenants, raised 
          complaints regarding the quality and adequacy of the entrance door 
          installation and the elevator upgrading during the proceeding 
          below.  Also, the petitioner-tenant residing in Apartment 7F 
          complained that the windows in her apartment had not been 
          satisfactorily completed.

          On June 25 and 26, 1992 physical inspections of the subject 
          premises were conducted by a DHCR staff member who reported that 
          the entrance doors were secure.  However, the record discloses that 
          the quality and adequacy of the elevator upgrading and of the 
          window installation in Apartment 7F were not considered in the 
          proceeding below.  The Commissioner therefore finds that this 
          proceeding should be remanded to the Rent Administrator for such 
          further processing as may be deemed necessary including, but not 
          limited to, a physical inspection of the subject premises with 
          respect to said installations.

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

          Adm. Rev. Docket No. GK430114RT   et. al

          ORDERED, that these proceedings be, and the same hereby are, 
          remanded to the Rent Administrator for further consideration in 
          accordance with this order and opinion.  The automatic stay of so 
          much of the Rent Administrator's order as directed a retroactive 
          rent increase for the rent-stabilized tenants (which stay took 
          effect upon the filing of the petitions for administrative review) 
          is hereby continued until a new order is issued upon the remand.  
          However, the Administrator's determination as to a prospective rent 
          increase is not stayed and shall remain in effect until the 
          Administrator issues a new order upon the remand.


                                                JOSEPH A. D'ACOSTA
                                                Deputy Commissioner


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