BE 410074 RT

                                  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. BE 410074 RT
                                              :  DRO DOCKET NO.TC-058061-G
               JOEL SEIDEMANN                    OWNER: PARKER 14TH ASSOC.

                                PETITIONER    : 
          ------------------------------------X                             
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On May 16, 1987, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on April 
          14, 1987, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 7 West 14th 
          Street, New York, New York, Apartment No. 12R South, wherein the 
          Rent Administrator determined that the tenant had not 
          been overcharged.

          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 November 1981, by 
          the filing of a rent overcharge complaint by the tenant who took 
          occupancy pursuant to a lease commencing August 1, 1980 and 
          expiring July 31, 1983 at a monthly rental of $899.45.  In answer 
          to the complaint, the owner submitted a complete rental history 
          from the base date as required.

          In Order Number CDR 29,870, the Rent Administrator, based on 
          an examination of the rental history of the subject apartment from 
          September 1, 1973, determined that no rent overcharge had 
          occurred.

          In this petition, the tenant alleges in substance that there 
          was a rent overcharge of $9.37 per month on the basis that the 
          owner should have been credited with an electric inclusion 
          allowance under Guideline 6 rather than under Guideline 9.  In 
          addition, the tenant contends that the owner was not entitled to 
          a guideline increase upon the tenant's initial occupancy of the 
          subject apartment on August 1, 1980 because the owner had already 
          received a guideline increase effective July 1, 1980 when the 










          BE 410074 RT
          prior tenant extended her lease for one month.

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

          Pursuant to Guideline 9, in effect when a prior tenant's 
          lease commenced, an owner is entitled to a 4% increase when 
          electricity is included in the rent (hereafter electric inclusion 
          allowance) if the owner did not collect an electric inclusion 
          allowance under earlier guideline periods.  In this case, an 
          examination of the rental history of the subject apartment 
          discloses that the owner did not take any electric inclusion 
          allowances prior to the Guideline 9 period.  Accordingly, the Rent 
          Administrator correctly determined that the owner was entitled to 
          a Guideline 9 electric inclusion allowance of 4%.

          Further, the Rent Administrator in calculating the initial 
          lawful stabilization rent of the tenant herein effective August 1, 
          1980 for a three year vacancy lease under Guideline 12 allowed the 
          owner a 23 1/2% rent increase (17% + 5% vacancy allowance + 1 1/2% 
          electric inclusion allowance) over the previous tenant's rent in 
          effect on June 30, 1980 - prior to the increase for the one month 
          lease extension.  Accordingly, there was no compounding of 
          guideline increases during the same guideline period and the Rent 
          Administrator correctly determined that there was no rent 
          overcharge.

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

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                     















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