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

          APPEAL OF                              DOCKET NOS.:HD130042RT/
                                              :   HD130043RT/HD130044RT/
          VARIOUS TENANTS OF 34-60 11TH ST.       HD130050RT/HD130051RT
          ASTORIA, NY                           
                                PETITIONER    :  RENT ADMINISTRATOR'S  
          ------------------------------------X  DOCKET NO.: FB130090OM     


          The above-named petitioner-tenants timely filed administrative 
          appeals against an order issued on March 12, 1993 by the Rent 
          Administrator (Gertz Plaza, Jamaica, New York) concerning the 
          housing accommodations known as 35-60 11th Street, Astoria, New 
          York, various apartments, wherein the Administrator granted the 
          owner's major capital improvement (MCI) rent increase application 
          based on the installation of rewiring.

          Since these petitions pertain to the same building and involve 
          common issues of law and fact, these appeals have been consolidated 
          for a uniform determination.

          On appeal the petitioner-tenants state, in substance, that the 
          owner merely installed a circuit breaker box and one (1) kitchen 
          outlet in their respective apartments, therefore the owner should 
          not be entitled to a rent increase.

          In response to the tenants' petition, the owner states, in 
          substance that the work completed was inspected and approved by the 
          City of New York as evidenced by the Certificate of Electrical 
          Inspection.  Furthermore, the tenants should realize that the 
          installation of circuit breakers is for their own safety, as the 
          chances of an electrical fire is greatly reduced.

          After a careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that these administrative appeal 
          should be granted in part, and that the Rent Administrator's order 
          should be modified in accordance with this order and opinion.

          At the outset, the Commissioner notes that for an electrical 
          upgrading to qualify as an MCI under current procedures, the job 
          requires the installation of new electric service to the building, 
          new copper risers and feeders extending from the property box in 
          the basement to every housing accommodation of sufficient capacity 
          at the apartment panel to accommodate the installation in the 
          living room and bedroom of air-conditioner circuits and outlets as 
          well as the installation of two duplex outlets in the kitchen to 
          accommodate heavy duty appliances.  In addition, the tenants must 
          be given the option of having air-conditioning outlets installed in


          ADMIN. REVIEW DOCKET NO.: HD130042RT   et al.

          their apartments at cost to the tenants.  The record herein 
          discloses that the owner substantiated its MCI application for the 
          rewiring work in the proceeding below by submitting to the 
          Administrator copies of the contract, cancelled checks, the 
          contractor's certification, and the Certificate of Electrical 
          Inspection issued by the NYC Bureau of Electrical Control for the 
          work in question, the governmental agency having jurisdiction for 
          the verification and the approval thereof.  However, the record 
          does not disclose that the tenants were given the option of having 
          air-conditioner outlets installed in their apartments.  Therefore, 
          the Administrator's order should be amended to add ATTACHMENT TO 
          MCI ORDER FOR REWIRING annexed herein.

          This order and opinion is issued without prejudice to the tenants' 
          right to file an application for a rent reduction based on a 
          diminution of building-wide and/or individual apartment services, 
          including electrical services, if the facts so warrant.

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

          ORDERED, that these administrative appeals be, and the same hereby 
          are, granted in part, and that the Administrator's order be, and 
          the same hereby is, modified in accordance with this order and 
          opinion, and as so modified, said order is hereby affirmed.


                                               JOSEPH A. D'AGOSTA
                                               Deputy Commissioner


          ADMIN. REVIEW DOCKET NO.: HD130042RT   et al.


          It is directed that the owner shall comply with the following 
          procedures for accommodating each apartment to the air conditioning 
          needs of tenants of all apartment.

          1.  The owner is to notify each tenant shall within 30 days of 
          receipt of the notice to notify the owner whether he/she wishes an 
          air is installed.  The tenant shall be limited in this request to 
          the living room and bedrooms.  The tenants shall be offered the 
          option of paying outright the current cost of installing each heavy 
          duty air conditioning outlet installed by the owner in which event 
          there shall be no monthly increase in rent for each installation 
          and such one-time charge shall not be deemed part of the monthly 
          rent for the purposes of renewal.  Or, in the alternative, the 
          tenant may elect a monthly increase in the monthly rent, in which 
          event the rent may be increased by 1/84th of the cost of the 
          conditioning outlets upon completion of the installation without 
          further order of the Rent Administrator.  Any questions arising in 
          the course of complying with this order may be brought to the 
          attention of the Rent Administrator.

          2.  Where a tenant has an air conditioner installed as of this date 
          connection to a general purpose outlet, the owner shall install an 
          air conditioning outlet for such air conditioner without the 
          request of the tenant presently in occupancy.  In such case, the 
          major capital improvement increase based on 1/84th of the cost of 
          the installation of the additional air conditioning outlet subject 
          to the tenant's right to elect to pay the full cost of the 
          installation in lieu of the obligation of any monthly major capital 
          improvement increase as herein above set forth.

          3.  Upon the elapse of 30 days from the date of the notice, 
          subsequent requests by tenants for additional air conditioning 
          outlets will be honored by the owner based on the tenant's written 
          consent to pay a monthly increase equivalent to the 1/40th of the 
          Code, provided however, that such tenant may elect, in lieu of a 
          monthly rent increase, to pay the cost of the installation in one 
          lump sum as hereinabove set forth.

          The installation of air conditioning outlets, as required in items 
          1 and 2 above shall be completed within three (3) months from the 
          date of issuance of this order of the Commissioner.  Should the 
          owner fail to comply, the increase provided herein may be rescinded 
          upon the application by the affected tenant or the Rent 
          Administrator may take such other action as the Administrator deems 


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