BA 410185-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
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.
                                        BA 410185-RO
    PIERRE CONGRESS APARTMENTS,         DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
NO.
                        PETITIONER      L 3116190-RT
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  ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
IN PART


On  January  5, 1987, the above-named owner filed a petition  for
administrative review of an amended order issued on  December  1,
1986  by  a  District Rent Administrator concerning  the  housing
accommodations known as Apartment 1101, 19 West 69th Street,  New
York,  New  York, wherein the District Rent Administrator  deter-
mined that the tenant had been overcharged rent in the amount  of
$2,976.35 including interest.

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.

The  Commissioner notes that this proceeding was initiated  prior
to  April  1, 1984.  Sections 2526.1(a)(4) and 2521.1(d)  of  the
Rent  Stabilization Code (effective May 1, 1987)  governing  rent
overcharge   and  fair  market  rent  proceedings  provide   that
determination  of these matters be based upon  the  law  or  code
provisions  in  effect  on  March 31,  1984.   Therefore,  unless
otherwise  indicated, reference to sections of the Rent  Stabili-
zation  Code contained herein are to the Code in effect on  March
31,  1984,  and  this  proceeding is  being  determined  pursuant
thereto.

This  proceeding was commenced on March 31, 1984 by the  tenant's
filing of an overcharge complaint and Fair Market Rent Appeal.

The  owner  responded and submitted a complete rent history  from
the date the subject apartment became decontrolled.

In  the order reviewed herein, the Administrator found that there
was a rent overcharge, in the amount of $2,976.35 including ex-
cess  security and accrued interest from April 1, 1984.  The Fair
Market Rent Appeal was dismissed because the initial rent charged
was not subject to challenge.

In  the  owner's petition it asserts that the monthly rental  for
the  subject  apartment  has always included  electricity  at  no
charge  to  the  subject tenant and therefore it is  entitled  to
collect  the  4%  electrical inclusion allowance under  Guideline
Board Order Nos. 9 & 13.

The tenant in her answer agrees that electricity was included  in
the monthly rent for the subject apartment.

After  careful consideration the Commissioner is of  the  opinion
that this petition for administrative review should be granted
in part.

The  Commissioner  finds that the rent for the subject  apartment
does  in  fact  include electricity as shown on the annexed  rent
calculation chart which is fully a part of this order and
opinion.   The recalculation of the rent reveals that the  tenant
has been overcharged in the amount of $1,858.65.

In  the  instant case the record reveals that the owner  did  not
collect  the  full permissible electrical inclusion under  Guide-
lines  Order  No.  7; however, it did collect part  of  it.   The
Commissioner  notes  that  the electrical  inclusion  under  Rent
Guidelines  Order  No. 9 provides that this  allowance  does  not
apply to any dwelling unit as to which an increase for electrical
inclusion was collected under Guideline Order No. 6 (et. seq.), 7
or  8;  therefore,  as  the  owner did receive  an  increase  for
electrical  inclusion  under  Guideline  Order  No.  7,  the   4%
electrical  inclusion under Guideline Order No.  9  is  not  here
collectible.   The  annexed  chart also  includes  an  electrical
inclusion allowance under Guideliine Order No. 13.


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

ORDERED,  that this petition be, and the same hereby is,  granted
in part, and that the Rent Administrator's order be, and the same
hereby  is, modified, as set forth herein and as appears  on  the
annexed Rent Calculation Chart, which is hereby made fully a part
of this order and opinion; and it is





FURTHER ORDERED, that this order may, upon the expiration of  the
period  in which the owner(s) may institute a proceeding pursuant
to  Article 78 of the civil practice law and rules, be filed  and
enforced by the tenant in the same manner as a judgment or not in
excess  of twenty percent thereof per month may be offset against
any rent thereafter due the owner; and it is

FURTHER ORDERED, that 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
im-mediately.


ISSUED:




ELLIOT SANDER
                                         Deputy Commissioner