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 
     IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
     APPEAL OF                              DOCKET NOS.:
                                         :  GF 510280-RT; GF 510281-RT
       VARIOUS TENANTS OF 680               GF 520282-RT; GF 510283-RT
       WASHINGTON AVENUE,                   GF 510284-RT; GF 520343-RT
       NEW YORK, NY        PETITIONER    :  GF 520344-RT; GF 510345-RT
     ------------------------------------X  GF 510347-RT; GF 520348-RT 
                                            GF 510349-RT; GF 510350-RT
                                            GF 520351-RT; GF 510354-RT
                                            GF 510355-RT; GF 510356-RT
                                            GF 510357-RT; GF 510366-RT
                                            GF 510367-RT; GF 510368-RT
                                            GF 510369-RT; GF 520370-RT
                                            GF 510371-RT; GF 520372-RT
                                            GF 520373-RT; GF 520376-RT
                                            GF 520377-RT; GF 510378-RT
                                            GF 510379-RT; GF 510383-RT
                                            GF 520384-RT; GF 510385-RT
                                            GF 510394-RT; GF 510409-RT
                                            GF 520410-RT; GF 510411-RT
                                            GF 510414-RT; GF 520415-RT
                                            GF 510493-RT; GF 520494-RT
                                            GF 510501-RT; GF 510502-RT
                                            GF 510506-RT; GG 510278-RT

                                            RENT ADMINISTRATOR'S
                                            DOCKET NO.: EF 530008-OM

           ORDER AND OPINION REMANDING PETITIONS FOR ADMINISTRATIVE REVIEW

     Various tenants timely filed Administrative Appeals against an order issued 
     on May 29, 1992 by a Rent Administrator, 92-31 Union Hall Street, Jamaica, 
     New York, concerning the housing accommodations known as 68 Fort Washington 
     Avenue, New York, New York, Various Apartments, wherein the Rent 
     Administrator granted in part the owner's application and authorized major 
     capital improvement rent increases.

     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 the petition for Administrative Review.

     The owner commenced this proceeding on June 1, 1990 by filing an application 
     for a rent increase based on the installation of fireproof doors, 
     entrance/vestibule doors, and replacement windows.

     On May 29, 1992 the Rent Administrator issued the order here under review 
     granting the application in all respects with the exception of the 
     entrance/vestibule door installation, which type of installation was 
     previously the basis of a rent increase order issued on May 27, 1982 under 
     docket number OM-2907.







          DOCKET NUMBER: GF 510280-RT, et al.
     In their petitions for administrative review, the tenants request reversal of 
     the Rent Administrator's order alleging that the owner did not comply with 
     Section 3(b) of their leases by not serving the tenants with the owner's 
     application, the replaced fireproof doors were functioning perfectly; 
     plastering of window frames has not been completed and that the replacement 
     of hallway or lot line windows should not be the basis for a rent increase.

     In answer to the tenants' petitions the owner alleges that they are without 
     merit.

     The Commissioner is of the opinion that the proceeding should be remanded to 
     the Administrator for further processing.

     The record in this case indicates that the owner has complied with all of the 
     service and notice requirements; and that the replaced fireproof doors were 
     over forty years old.  In addition policy statement 89-6, dated May 3, 1989, 
     provides if an owner replaces all of the hallway or lot line windows in a 
     building, this cost also would be eligible for a major capital improvement 
     increase.

     However, with respect to the windows, the record discloses that various 
     tenants alleged that plastering of window frames and sashes was not 
     completed.  Copies of the tenants' responses were forwarded the owner, who 
     denied all allegations.  A copy of the owner's response was forwarded to all 
     tenants, to which they reiterated their previous claims.  It does not appear 
     that any further investigation of the tenants' claims was performed and the 
     Administrator's order states only that the tenants' objections do not pertain 
     to the approved installations.

     The sharply conflicting allegations of the parties with respect to whether 
     the window installation was properly finished was not adequately addressed by 
     the Administrator in the proceeding below.  Accordingly, the Commissioner 
     deems it appropriate to remand this proceeding to the Rent Administrator for 
     such further processing as may be deemed necessary which may include a 
     physical inspection, to resolve this issue.

     THEREFORE, in accordance with the provisions of the Rent Stabilization Code 
     and the Rent and Eviction Regulations, it is

     ORDERED, that these petitions be, and the same hereby are is granted to the 
     extent of remanding this proceeding to the Rent Administrator for further 
     processing in accordance with this order and opinion.  The order and 
     determination of the Rent Administrator remains in full force and effect 
     until a new order is issued on remand.

     ISSUED:





                                                                   
                                          JOSEPH A. D'AGOSTA
                                      Acting Deputy Commissioner

    

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