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.:  GC110360RT
          APPEAL OF

                  LINDA FOLEY
                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO:  DL130140OM 
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On March 3, 1992 the above-named tenant timely filed a Petition for 
          Administrative Review of  an order issued on February 10, 1992 by 
          a Rent Administrator, Gertz Plaza, concerning the housing 
          accommodations know as 24-26 29th Street, Apartment 1A, Long Island 
          City, New York, wherein the Rent Administrator determined that the 
          owner was entitled to a rent increase based on a major capital 
          improvement (MCI).

          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 22, 1989 by 
          initially filing a major capital improvement rent increase 
          application based on the installation of a new boiler/burner, at 
          the subject premises, at a total claimed cost of $13,000.00.  In 
          support of his application, the owner submitted copies of permits, 
          contracts, approvals 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 February 10, 1992, the Rent Administrator issued the order here 
          under review  finding that the installation of a new boiler/burner 
          qualified as a major capital improvement, 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 and rent 
          stabilized apartments.
















          ADMIN. REVIEW DOCKET NO.: GC110360RT    

          In her Petition for Administrative Review, the tenant requests 
          reversal  of the Rent Administrator's order and contends, in 
          substance, that the owner has had  a separate boiler/burner 
          installed in each of the three buildings involved, where as in the 
          past, one boiler/burner had serviced all the buildings; that the 
          heat supplied by the new boiler/burner is inadequate; and that at 
          times, no heat is supplied.

          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 installation of a new boiler/burner 
          qualifies as a major capital improvement for which an increase may 
          be warranted, providing the owner otherwise so qualifies.  The 
          record indicates that the owner substantiated his application by 
          submitting copies of permits, contracts, approvals 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 inadequate heat 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 inadequate 
          heat in any services complaints filed with the Division and the 
          record does not support the tenant's assertion regarding the number 
          of boiler/burners installed.











          ADMIN.  REVIEW DOCKET NO.  GC110360RT


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

          THEREFORE, in accordance with the applicable provision 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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