(ii) Whenever a court considers whether a rent increase is
unreasonable, the court may consider all relevant facts, including but
not limited to a landlord's costs for fuel and other utilities,
insurance, and maintenance; but in all cases, the court shall consider
the landlord's property tax expenses and any recent increases thereto;
such relevant facts also shall include whether the landlord, other than
in circumstances governed by paragraph (d) of this subdivision, seeks in
good faith to raise the rent upon a renewal lease to reflect completed
significant repairs to the housing accommodation, or to any other part
of the building or real property in which the housing accommodation is
located, provided that the landlord can establish that the repairs
constituted significant repairs and that such repairs did not result
from the landlord's failure to properly maintain the building or housing
accommodation, and provided further that for the purposes of this
subparagraph, "significantly repair" means the replacement or
substantial modification of any structural, electrical, plumbing, or
mechanical system that requires a permit from a governmental agency, or
abatement of hazardous materials, including lead-based paint, mold, or
asbestos in accordance with applicable federal, state, and local laws,
and provided further cosmetic improvements alone, including painting,
decorating, and minor repairs, do not qualify as significant repairs;