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
          APPEALS OF                             DOCKET NO. BC 410544 RO
                                              :             BC 410513 RO
          SULZBERGER-ROLFE, INC. AND                        BC 410312 RO
          M. J. RAYNES                          DRO DOCKET NOS.: L-3110814-R
                                PETITIONERS   : TENANT: MARGARET M. BRESLIN
          ------------------------------------X 

           ORDER AND OPINION GRANTING PETITIONS FOR ADMINISTRATIVE REVIEW


               On March  11,  1987  and  March  13,  1987,  the  above-named
          petitioner-owner   and   prior   owner   filed    Petitions    for
          Administrative Review against an order issued on February 6, 1987, 
          by the Rent Administrator, 10 Columbus Circle, New York, New York, 
          concerning the  housing  accommodations  known  as  205  West  End
          Avenue,New York, New York,  Apartment  No.20K,  wherein  the  Rent
          Administrator  determined  that  the  owner  had  overcharged  the
          tenant.  These petitions are being consolidated for  determination
          herein. 

               The Commissioner notes that this proceeding was  filed  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
          Stabilization Code (Code) contained herein  are  to  the  Code  in
          effect on April 30, 1987.

               The Administrative Appeals are being determined  pursuant  to
          the provisions of Section 2526.1 of the current 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 appeals.  

               This proceeding was originally commenced in March 1984 by the 
          filing of a rent overcharge complaint by the tenant.  In answer to 
          the complaint the prior owner submitted a complete rental  history
          for the subject apartment.

               In Order Number CDR 28,850, the Rent Administrator determined 
          that the tenant had been overcharged in the amount of $1159.35 and 
          BC 410544 RO et al









          directed the owner and prior owner to refund  such  overcharge  to
          the tenant.

               In these petitions, the owner  and  prior  owner  contend  in
          substance that the Rent Administrator's order failed to take  into
          account  electrical  inclusion  allowances  and  a   1%   increase
          pursuant to Guideline 10a and  that  when  this  is  done,  it  is
          apparent that no rent overcharge occurred.

               The tenant did not file an answer to the petitions.

               The Commissioner is  of  the  opinion  that  these  petitions
          should be granted.

               An examination of the records in  this  case  discloses  that
          electricity is included in the rent of the subject  apartment  and
          that the owners are correct in  their  contention  that  the  Rent
          Administrator failed to take  into  account  electrical  inclusion
          allowances pursuant to Rent Guideline Orders Number 10 (1/2%)  and
          13 (4%), and failed to allow an additional 1% guideline  allowance
          pursuant to Guideline 10a which the prior owner  in  fact  charged
          according to a lease clause in the  tenant's  lease  allowing  the
          rent to be increased pursuant to any guideline increase.  The  use
          of such allowances and additional 1%  increase  makes  the  lawful
          stabilization rents $360.35 effective April 1, 1979 to  March  31,
          1982; $432.42 effective April 1,  1982  to  March  31,  1985;  and
          $471.34 effective April 1, 1985 to  March  31,  1987.   Since  the
          owner and prior owner in fact charged rents at the above  amounts,
          there was no rent overcharge and the Rent Administrator's order to 
          that effect must therefore be revoked.

               If  the  current  owner  has  already   complied   with   the
          Administrator's order and there are arrear due to the owner  as  a
          result of the instant determination, the tenant  is  permitted  to
          pay off the arrears in twelve 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 these petitions for administrative  review  be,
          and the same hereby are, 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.: BC 410544 RO, BC 410513 RO, BC 410312 RO

          DRO Docket No/Order No.: L-3110814-R

          Tenant(s): Margaret M. Breslin

          Owner: Sulzberger-Rolfe, Inc. and M. J. Raynes

          Code Section: 2526.1 of RSC

          Premises: Apt. 20K at 205 West End Avenue, New York, New York

          Order        and        Opinion         Granting         Petitions
                           
               Petitions  granted  on  the  basis  that  Rent  Administrator
          incorrectly failed to  credit  owners  with  electrical  inclusion
          allowances and Guideline 10a increase to  which  the  owners  were
          entitled.










          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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