AL 110128 RO
                                  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 
          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: AL 110128 RO

                                                 DRO DOCKET NO.: Q 3120077 R
                       HEMELEY SPEAR,

                                                 TENANT:     ANN      HERMAN
                                   PETITIONER    
          ------------------------------------X 



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                        IN PART


          On December 2, 1986, the above-named owner filed a  Petition  for
          Administrative Review of an Order issued on November 13, 1986  by
          the Rent  Administrator  concerning  the  housing  accommodations
          known as 211-02 73rd Avenue, Bayside, New York, Apartment No. 11 
          2K, wherein the Rent Administrator determined that the owner  had
          overcharged the tenant.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of Section 2526.1 of the Rent Stabilization Code.

          The issue herein is whether the Rent  Administrator's  Order  was
          warranted.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issue raised by the administrative appeal.  

          This  proceeding  was  originally  commenced  by  the  filing  on
          December 18, 1983 of a rent overcharge complaint by the tenant. 

          In answer to the complaint, the owner stated in substance that  a
          Hardship Rent Increase was granted the owner in March,  1979  and
          submitted a complete rental history from the base date.

          In Order Number Q-3120077-R, the Rent  Administrator  established
          the lawful stabilization rent as $310.96 effective for the  lease
          term July 1, 1982 through June  30,  1985,  determined  that  the
          tenant had been overcharged, and directed a refund to the  tenant
          of  $2,033.26  including  interest  on  that   portion   of   the
          overcharge collected on and after April 1, 1984.

          In this petition, the owner alleges in substance  that  the  Rent
          Administrator miscalculated the lawful stabilization rent for the 
          July 1, 1976 three year renewal lease to the extent  that  a  3.5






          AL 110128 RO
          percent allowance for  electrical  inclusion  and  a  charge  for
          current for the tenant's air conditioner were not  factored  into
          said rent.  The owner further  contends  that  the  Administrator
          failed to include a Hardship Rent Increase in the calculation  of
          the lawful  stabilization  rent  which,  the  owner  states,  was
          reflected in the tenant's March 1979 rent.

          The Commissioner is of the opinion that this petition  should  be
          granted in part.

          An examination of the records in this case discloses that in fact 
          a 3.5 percent allowance for  electrical  inclusion  and  a  $6.16
          charge for current for the  tenant's  air  conditioner  were  not
          included in the  Administrator's  calculations  pursuant  to  the
          lease commencing July 1, 1976 and expiring June 30, 1979.  

          In addition, the record discloses that the owner was not credited 
          with the hardship increase to which it was entitled.  However  it
          is noted that effective December 1983 pursuant to CAB Opinion No. 
          12491 the tenant's rent  was  reduced  due  to  the  change  from
          electrical inclusion to electrical exclusion  and  that  a  small
          rent overcharge remains due to the owner's failure  to  eliminate
          all the electrical inclusion allowances it had previously taken.

          Taking the above  factors  into  account,  the  Commissioner  has
          recalculated the lawful stabilization rents and  amount  of  rent
          overcharge for the subject apartment, including interest  on  the
          overcharge occurring on and after  April  1,  1984.   The  lawful
          stabilization rents and amount of rent overcharge are  set  forth
          on the amended rent calculation chart attached hereto and made  a
          part hereof.

          Because this determination concerns  lawful  rents  only  through
          June 30, 1985, the owner is cautioned to adjust subsequent  rents
          to an amount no greater than that determined by this  order  plus
          any lawful increases, and to register  any  adjusted  rents  with
          this Order and Opinion being given as  the  explanation  for  the
          adjustment.

          Upon the expiration of the  period  in  which  the  landlord  may
          institute a proceeding  pursuant  to  Article  78  of  the  Civil
          Practice Law and Rules, the tenant may offset  against  any  rent
          thereafter due the owner not in excess of  twenty  per  cent  per
          month of the remaining overcharge.

          If the owner has already complied with the  Rent  Administrator's
          Order and there are arrears due to the owner as a result  of  the
          instant determination, the tenant shall be permitted to  pay  off
          the arrears in twenty four equal  monthly  installments.   Should
          the tenant vacate after  the  issuance  of  this  Order  or  have
          already vacated, said arrears shall be payable immediately.



          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this petition for administrative review be, and the 
          same hereby is, granted in part, and, that the Order of the  Rent






          AL 110128 RO
          Administrator be, and the same hereby is, modified in  accordance
          with this Order and Opinion.  The lawful stabilization rents  and
          the  amount  of  the  rent  overcharge  are  established  on  the
          attached chart which is fully made a part  of  this  Order.   The
          amount of the rent overcharge through June 30, 1985  is  $248.49.
                       





          ISSUED

                                                                      
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner

    

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