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. BE 110367 RO
                                              :  DRO DOCKET NO. TC-45723-G
          GERALD GUTERMAN AND P.  ZACCARO          TENANT:  SANFORD  PLISKIN
                 

                                PETITIONERS    : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW


               On May 5, 1987 and May 22, 1987, the above-nam d  petitioner-
          owner and prior owner filed Petitions  for  Administrative  Review
          against  an  order  issued  on  April  29,  1987,  by   the   Rent
          Administrator, 10 Columbus Circle, New York, New York,  concerning
          the housing accommodations known  as  162-41  Powell  Cove  Blvd.,
          Queens, New York, Apartment No. 4M, wherein the Rent Administrator 
          determined that the  owner  had  overcharged  the  tenant.   These
          petitions were consolidated under docket BE 110367 RO. 

               The Administrative Appeals are 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 July 1980, by the 
          filing of a rent overcharge complaint by  the  tenant  herein  who
          first moved to the subject apartment on June 15, 1980 at a  rental
          of $608.11 per month.

               The current owner and prior owner were served with a copy  of
          the tenant's complaint and directed to submit  a  complete  rental
          history.  In response  the  current  owner  submitted  a  complete
          rental history.

               In Order Number TC-45723-G, the Rent Administrator determined 
          that the tenant had been overcharged  in  the  amount  of  $355.25
          during the period from  June  15,  1980  to  June  30,  1982,  and
          directed the owner to refund such overcharge to the tenant.

               In these petitions, the current owner and prior owner  allege
          in substance that  there  was  no  overcharge  in  that  the  Rent
          BE 110367 RO









          Administrator failed to credit the owner  with  a  2  1/2  %  fuel
          adjustment effective June 1, 1979 in determining the vacancy  rent
          of the tenant herein and that the  Rent  Administrator  failed  to
          include an additional charge for appliances.  No evidence  of  any
          appliances installed in the subject apartment was  submitted  with
          the petitions.

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

               The 2 1/2% fuel adjustment charged pursuant to Guideline  10B
          was a separate charge and terminated when the lease  to  which  it
          applied expired.  It is not part of the base rent  and  cannot  be
          included when computing subsequent lease increases.   Accordingly,
          the Rent ADministrator correctly did not include the  temporary  2
          1/2% fuel adjustment when calculating the vacancy  rental  of  the
          tenant herein effective June 15, 1980.  In addition,  the  current
          owner and prior owner did not submit any evidence or even make any 
          claims regarding the installation of "appliances"  in the  subject
          apartment  in  the  proceeding  before  the  Rent   Administrator.
          Accordingly, the Rent Administrator correctly did not include  any
          allowance for appliances in determining the  lawful  stabilization
          rents of the subject apartment.

               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, denied, and, that the order of  the  Rent
          Administrator be, and the same hereby is, affirmed.

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
          ```````````````











                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BE 110367 RO

          DRO Docket No/Order No.: TC-45723-G

          Tenant(s): Sanford Pliskin

          Owner: Gerald Guterman and P. Zaccaro

          Code Section: 2526.1 of RSC

          Premises: 162-41 Powell Cove. Blvd., Queens, New York, Apt. 4M

          Order         and         Opinion         Denying         Petition
                           
               Petition denied  on  basis  amount  of  rent  overcharge  was
          correctly determined.









          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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