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.: GE620199RT
          APPEAL OF

               IRVING MORGENSTERN
                                                  RENT ADMINISTRATOR'S
                               PETITIONER         DOCKET NO.: EJ630163OM
          ------------------------------------X
          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 20, 1992, the above-named tenant filed a Petition for 
          Administrative Review of an order issued on April 10, 1992 by a 
          Rent Administrator, Gertz Plaza, concerning the housing 
          accommodations known as 161 East 206 Street, Apartment 1C, Bronx, 
          New York, wherein the Rent Administrator determined that the 
          landlord was entitled to a rent increase based on a major capital 
          improvement.

          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 landlord commenced this proceeding on October 26, 1990 by 
          initially filing a major capital improvement rent increase 
          application predicated on the installation of new apartment windows 
          at a total claimed cost of $51,500.00.  In support of his 
          application, the landlord submitted copies of the contracts and 
          cancelled checks.


          Three tenants submitted answers objecting to the rent increase.  
          The petitioner-tenant herein also submitted an answer but did not 
          object to the increase.  Instead,  he supported the application 
          claiming that the windows, in his apartment, Apt. 1C, were replaced 
          and that they were in working condition.  None of the responses 
          cited any pertinent reason why the increase should not be granted.

          On April 10, 1992, the Rent Administrator issued the order here 
          under review finding that the installation of new apartment windows 
          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 landlord and 
          allowing appropriate rent increases for both rent controlled and 
          rent stabilized tenants.
















          ADMIN. REVIEW  DOCKET  NO.: GE630163RT


          In his Petition for Administrative Review, the tenant requests 
          reversal of the Rent Administrator's order and contends, in 
          substance, that all the windows in his apartment are not in working 
          order.  He claims that some do not close properly while the top 
          part of others come down by themselves.  He further states that the 
          windows are drafty and that dust comes through.

          In response to the tenant's allegations, the landlord contends, in 
          substance, that he has complied with all the requirements to be 
          eligible for a major capital improvement rent increase.  He further 
          states that the tenant did not make these claims upon receiving the 
          application  and, therefore, may not present these complaints on 
          PAR.

          After a careful consideration of the entire record, the 
          Commissioner is of the opinion that this petition should be denied.

          Rent increases for major capital improvements are authorized by 
          Section 2202.4 of the Rent and Eviction Regulations for rent 
          controlled 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.

          The Commissioner notes that the building-wide replacement of 
          apartment windows qualifies as a major capital improvement for 
          which an increase may be warranted.  The record indicates that the 
          landlord substantiated his application by submitting copies of the 
          contract and cancelled checks.  The record confirms that the 
          landlord correctly complied with the applicable procedures for a 
          major capital improvement rent increase.

          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 
          issues of the defective and drafty windows before the Administrator 
          in the proceeding below nor has the petitioner submitted any 
          explanation for his failure to do so.  Accordingly, the issues 
          sought to be raised by this petition is not within the scope of the 
          Commissioner's review of the proceeding and may not be considered 
          on the merits.  The Commissioner notes that the petitioner had 
          responded to the landlord's application stating that the replaced 
          windows in his apartment were in working condition.  









          ADMIN.  REVIEW  DOCKET  NO.: GE620199RT


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

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

          ORDERED, that this petition be, and the same hereby is, denied, and 
          the Rent Administrator's order be, and the same hereby is, 
          affirmed.



          ISSUED:


                                                     ------------------------
                                                        JOSEPH A. D'AGOSTA
                                                        Deputy Commissioner






























































    

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