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.:  DL410156RT
          APPEAL OF
                    JOSEPHINE ROSARIO
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  BG430299OM
                               PETITIONER
          -------------------------------------X

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-tenant timely re-filed an administrative 
          appeal against an order issued on October 3, 1989, by the Rent 
          Administrator (92-31 Union Hall Street, Jamaica, NY) concerning the 
          housing accommodations known as 226-228 West 108th Street, Apt. 5D, 
          New York, NY, wherein the Administrator granted a major capital 
          improvement (MCI) rent increase for rent controlled and rent 
          stabilized apartments in the subject premises based on the 
          installation of new windows.

          The owner commenced the proceeding below by filing an MCI 
          application in July of 1987.  The owner subsequently submitted a 
          certification of service which stated that on November 5, 1987 
          service of the MCI application was completed upon the tenants.  

          On October 2, 1989, the Rent Administrator served a subsequent 
          notice to the petitioner.

          The petitioner did not file an answer in response to the 
          application.

          On appeal, the petitioner-tenant states, in substance, that the new 
          windows do not operate properly.

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

          The record reveals that the petitioner-tenant failed to raise 
          before the Rent Administrator the issues which she now seeks to 
          raise for the first time in the context of this administrative 
          appeal proceeding.















          ADMIN. REVIEW DOCKET NO.  DL-410156-RT

          Fundamental principles of the administrative appeal process 
          prohibit parties from raising issues on appeal which they failed to 
          raise below as the petitioner-tenant could have raised the very 
          issues before the Rent Administrator which she seek to raise for 
          the first time on appeal.  Accordingly, the Commissioner is 
          constrained to foreclose consideration on this issue in this appeal 
          proceeding.

          The determination herein is without prejudice to the right of the 
          tenant to file an application for a rent reduction based on a 
          diminution in services, with this Division, if the facts so 
          warrant.

          On the basis of the entire evidence of record, it is found that the 
          Administrator's order is correct and should be affirmed.

          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, and Operational Bulletin 84-1, it is

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

          ISSUED:



                                                       ____________________
                                                         Joseph A. D'Agosta
                                                        Deputy Commissioner




















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