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. BB 410219 RO
                                              :  DRO DOCKET NO. TC 082695-G
               MARC WALLACK                      TENANT: MICHAEL DELIO

                                PETITIONER    : 
          ------------------------------------X 

                   ORDER AND OPINION REOPENING ADMINISTRATIVE REVIEW 
          PROCEEDING AND GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               On December 10, 1986, the above-named petitioner-owner  filed
          a Petition for Administrative Review against an  order  issued  on
          November 19, 1986, by the Rent Administrator, 10 Columbus  Circle,
          New York, New York, concerning the housing accommodations known as 
          14 East 80th Street, New York, New York, Apartment No. 3C, wherein 
          the Rent Administrator determined that the owner  had  overcharged
          the tenant.  On February 5, 1987, the Commissioner issued an Order 
          and Opinion Rejecting the Petition, and on February 20, 1987,  the
          petitioner-owner timely refiled the petition.   However  on  March
          25, 1987, an order was issued incorrectly dismissing  the  refiled
          petition as untimely.  A Notice  of  Proposed  Order  and  Opinion
          Reopening the Proceeding was issued on May 20, 1987,  due  to  the
          incorrect  dismissal.   The  proceeding  is  reopened  herein  for
          consideration on the merits.

               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 in December 1983, by 
          the filing of a rent overcharge complaint by the tenant  in  which
          the tenant questioned the  cost  of  renovations  to  the  subject
          apartment immediately prior to  his  tenancy  which  commenced  on
          November 23, 1983.

               In answer to the complaint the  owner  submitted  a  complete
          rental history for the subject apartment from May 15, 1974.

               On Order Number 27,018,  the  Rent  Administrator  determined
          that the tenant had been overcharged  in  the  amount  of  $259.70
          through February 28, 1985, and directed the owner to  refund  such
          BB 410219 RO









          overcharge  to  the  tenant.   The  tenant  vacated  the   subject
          apartment on February 28, 1985.

               In this petition, the owner contends in substance that he was 
          entitled to a 15% vacancy allowance pursuant to Guideline 15  upon
          the initial occupancy of the tenant herein  rather  than  the  10%
          vacancy  allowance  given  by  the  Rent  Administrator  and  that
          accordingly, no rent overcharge occurred.

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

               Pursuant to Guideline 15,  in  effect  when  the  complaining
          tenant took occupancy on November 23, 1983, the vacancy allowances 
          are as follows:

          1) 0% where vacancy allowances totalling 15%  or  more  have  been
          charged pursuant to provisions governing new tenancies  commencing
          on or after July 1, 1979.

          2) 5% where vacancy allowances totaling more than 0% but less than 
          15%  have  been  charged  pursuant  to  provisions  governing  new
          tenancies commencing on or after July 1, 1979.

          3) 10% where vacancy allowances  were  last  charged  pursuant  to
          provisions governing new tenancies commencing JUly 1, 1975 through 
          June 30, 1979.

          4) 15% where no vacancy allowances have been charged  pursuant  to
          provisions governing new tenancies commencing on or after JUly  1,
          1975.

               In the instant case, the record  indicates  that  no  vacancy
          allowance had been charged or collected during the period from May 
          15, 1974 - the  date  of  first  occupancy  of  the  initial  rent
          stabilized tenant - up to the  initial  occupancy  of  the  tenant
          herein.  Accordingly, the owner was  entitled  to  a  15%  vacancy
          allowance pursuant to Guideline 15 rather than the 10% allowed  by
          the Rent Administrator and no rent overcharge occurred.

               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, and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, revoked, and it is found 
          that there was no rent overcharge. 

          ISSUED

                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner


                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BB 410219 RO

          DRO Docket No/Order No.: TC 082695-G

          Tenant(s): Michael Delio

          Owner: Marc Wallack

          Code Section: 2526.1 of RSC

          Premises: 14 East 80th Street, New York, New York, Apt. 3C

          Order        and         Opinion         Granting         Petition
                           

               Petition granted on the basis owner was  entitled  to  a  15%
          vacancy allowance pursuant to Guideline 15  rather  than  the  10%
          allowed by the Rent Administrator.








          APPROVED:



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Director: 
              
          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                           Tenant(s)                 
                           Owner                     
                           Tenant's Atty             
                           Owner's Atty              


                           Date:              :  by               
                                                    signature
                    


                                      

                                                    
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