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.: GA210356RT
          APPEAL OF

                   BESSIE JENKINS
                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO.: DL230056OM 
          ------------------------------------X

                              ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On January 30, 1992 the above-named tenant timely filed a Petition 
          for Administrative Review of an order issued on January 10, 1992 by 
          a Rent Administrator, Gertz Plaza, concerning the housing 
          accommodations known as 101 Lenox Road, Apartment 5C, Brooklyn, New 
          York, wherein the Rent Administrator determined that the owner was 
          entitled to a rent increase based on major capital improvements 
          (MCI's).

          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 December 7, 1989 by 
          initially filing a major capital improvement rent increase 
          application predicated on the installation of new apartment windows 
          and a new intercom system at a total claimed cost of $41, 514.00.  
          In support of his application, the owner submitted copies of 
          contracts and cancelled checks.

          One tenant responded to the owner's application objecting to the 
          increase but failed to make any complaints pertaining to the 
          installation.  The petitioner-tenant herein, did not submit any 
          response to the application.

          On January 10, 1992, the Rent Administrator issued the order here 
          under review finding that the installation of new apartment windows 
          and a new intercom system qualified as major capital improvements, 
          determining that the application complied with the relevant laws 
          and regulations based upon the supporting documentation submitted 
          by the owner and allowing rent increases for both rent controlled 



















          ADMIN. REVIEW DOCKET NO.: GA210356RT


          and rent stabilized tenants.

          In her Petition for Administrative Review, the tenant requests 
          reversal of the Rent Administrator's order and contends, in 
          substance, that the windows need adjusting; that they do not remain 
          open; and that she cannot afford to pay the increase because of the 
          limited amount of money she receives per month.

          After a careful consideration of the entire evidence of 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 building-wide replacement of 
          windows and the installation of a new intercom system qualify as 
          major capital improvements for which an increase may be warranted.
          The record indicates that the owner substantiated its application 
          by submitting copies of the contracts 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 of the defective windows before the Administrator in the 
          proceeding below nor has the petitioner submitted any explanation 
          for her failure to do so.  Accordingly, the issue sought to be 
          raised by this petition is not within the scope of the 
          Commissioner's review and may not be considered on the merits.  In 
          addition, the Commissioner notes that the tenant has not complained 
          of defective windows in any services complaints filed with the 
          Division.


                                        2










          ADMIN. REVIEW DOCKET NO.: GA210356RT


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

          The Commissioner is not unmindful of the possibility that the rent 
          increase may prove burdensome to some tenants.  However, the 
          Commissioner is constrained by the applicable statutory and 
          regulatory provisions to grant such increases as are warranted.

          A tenant who has a valid Senior Citizen Rent Increase Exemption 
          Order (SCRIE) is exempted from that portion of the increase which 
          would cause the rent to exceed one-third of the tenant's household 
          monthly disposable income.  A tenant who may be entitled to this 
          benefit may contact the New York City Department of the Aging by 
          calling (212) 240-7000.


          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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