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.: FF210071RT
          APPEAL OF                                            

          Various Tenants of 2 Stoddard Place,
          Brooklyn, New York 
                                                   RENT ADMINISTRATOR'S
                                  PETITIONERS      DOCKET  NO.:  DD230073OM
          -----------------------------------X


             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named petitioner-tenants timely refiled an administrative 
          appeal against an order issued on March 11,  1991,  by  the  Rent
          Administrator,  92-31  Union  Hall  Street,  Jamaica,  New  York,
          concerning the housing accommodations known as 2 Stoddard  Place,
          Brooklyn, New York, various apartments, wherein the Administrator 
          granted in part the owner's major capital improvement (MCI)  rent
          increase application based on the installation of  new  apartment
          windows.

          On appeal, the petitioner-tenants (apartments 5G, 5H and 5J) state, 
          in substance, that the windows are drafty and do not close tightly; 
          that one window is cracked, and that the screens are falling out.

          In response to the tenants' petitions, the owner submits copies of 
          tenant sign-offs indicating that the conditions complained of have 
          been resolved. 

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

          The Commissioner notes that the evidence of record  reveals  that
          petitioner-tenants did not participate in the original proceeding 
          and failed to raise before the Rent Administrator the issues which 
          they now seek to raise for the first time in the context of  this
          administrative appeal proceeding. 
















          ADMINISTRATIVE REVIEW DOCKET NO.: FF210071RT 


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

          This order and opinion is issued without prejudice to the tenants' 
          right  to  file  applications  for  a  rent  reduction  based  on
          diminutions of building-wide or individual apartment 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, 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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