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

          APPEAL OF                               DOCKET NO. CC120259RO 

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO. BE120001OE 


               On March 15, 1988, the above-named landlord filed a petition 
          for administrative review of an order issued on February 22, 1988 
          by the Rent Administrator concerning the housing accommodation 
          known as the First Floor Apartment, 150-04 26th Avenue, Flushing, 
          New York.

               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 review.

               On May 7, 1987, the subject landlord filed with the rent 
          agency an application for a Certificate of Eviction.  In her 
          application the landlord alleged that she needed the subject 
          apartment for her personal use.

               In the subject tenant's answer, dated June 1, 1987, he 
          asserted that the landlord's application must be dismissed as he 
          has resided in the subject apartment for more than twenty years; 
          that the subject building's prior landlord had also commenced an 
          eviction proceeding against the subject tenant, and that the Civil 
          Court-Queens County had issued an order dismissing the landlord's 
          eviction proceeding with prejudice as the court determined that the 
          subject tenant has resided in the subject apartment for twenty or 
          more years.

               In the order under review herein, the Administrator denied the 
          landlord's application as the subject tenant has proved that he has 
          resided in the subject apartment for over twenty years.

          ADM. REVIEW DOCKET NO. CC120259RO

               In her petition the subject landlord states that:  "Decontrol 
          cutoff date for 2-family homes was April 1, 1953.  Tenant moved in 
          approximately 1966.  It appears that apartment is decontrolled."

               After careful consideration, the Commissioner finds that the 
          subject landlord's petition should be denied.

               The Commissioner finds that the subject landlord did not raise 
          the issue of the rental status of the subject apartment in the 
          proceeding before the Administrator.  As the landlord has not 
          established that that issue which she raises for the first time 
          upon administrative review could not reasonably have been raised in 
          the proceeding before the Administrator, the issue pertaining to 
          the rental status of the subject apartment is outside the scope of 
          the Commissioner's review in this proceeding.

               Furthermore, the record reflects that the rent agency issued 
          an order on April 1, 1981 under Docket No. 2AD28208 which 
          recontrolled the subject apartment.  The Commissioner further finds 
          that the aforementioned order issued under Docket No. 2AD28208 is 
          a final determination of the rent agency.

               Accordingly, the Commissioner finds that the subject landlord 
          is foreclosed from raising the issue of the rental status of the 
          subject apartment in the instant proceeding.

               Based upon the evidence in the record, the Commissioner finds 
          that the Administrator's order under review herein should not be 

               Accordingly, the Commissioner finds that the landlord's 
          petition should be denied.

               THEREFORE, in accordance with the City Rent and Rehabilitation 
          Law and Rent and Eviction Regulations, it is 

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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