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

          APPEAL OF                              DOCKET NO.: DJ610245RT
             ALICE MIJOLOVIC                     RENT ADMINISTRATOR'S
                                                 DOCKET NO.: ZBD630132OM
                                PETITIONER    : 


          The petitioner-tenant timely filed an administrative appeal against 
          an order issued on October 17, 1989 by the Rent Administrator (92- 
          31 Union Hall Street, Jamaica, New York) concerning the housing 
          accommodations known as 3824 Bronx Boulevard, Apartment 2C, Bronx, 
          New York, wherein the Administrator granted major capital 
          improvement (MCI) rent increases for the rent stabilized and 
          controlled apartments in the subject premises.

          The owner commenced this proceeding by filing its MCI application 
          in April of 1987 for the installation of an intercom system, a 
          building entrance door, steam cleaning, windows, an oil burner and 
          a boiler.  In support of its application, the owner submitted 
          copies of the contracts, invoices, contractors' statements, 
          cancelled checks and government approvals.

          The tenant objected to the owner's application, stating that the 
          rent increase in question was excessive, and that the replacement 
          of a new boiler should not be the responsibility of the tenants.

          The Administrator's order appealed herein authorized an MCI rent 
          increase for all of the above-mentioned items except the claimed 
          cost of the steam cleaning which does not constitute an MCI.

          On appeal, the petitioner-tenant states, in substance, that the 
          windows constantly freeze inside during the winter; the building 
          front door has no lock; the intercom system is not always working; 
          and her apartment is infested with roaches as no exterminator 
          services is being provided.

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

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


          ADMIN. REVIEW DOCKET NO.: DJ610245RT

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

          With respect to the tenant's contention that the owner is not 
          maintaining services, it is significant to note that the records of 
          the Division disclose no rent reduction order has been issued 
          against the subject premises based on the owner's failure to 
          maintain services of a building-wide nature nor was any such 
          complaint pending, including a complaint of inadequate heat or hot 
          water, at the time the order appealed herein was issued. The tenant 
          has failed to establish that the Administrator's order should be 

          The determination herein is without prejudice to the right of the 
          tenant to file with this Division an application for a rent 
          reduction based on any current diminutions in services, 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, 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.


                                               JOSEPH A. D'AGOSTA
                                               Deputy Commissioner


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