ADM. REVIEW DOCKET NOS. BE 410389 RO & BB 410208 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

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NOS.:               
                                                 BE 410389 RO, 
                                                 BB 410208 RO
                                              :
                                                 DRO DOCKET NO.:           
                                                 33786                      
             JOSEPH HANDLER,
                                                 TENANT: Tommaso Colucci    
                       
                                                  

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

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW


               On February 24, 1987, the above named petitioner-owner filed 
          Petitions for Administrative Review against an  order  issued  on
          January 20, 1987, by the District Rent Administrator, 10 Columbus 
          Circle, New York, New  York,  concerning  housing  accommodations
          known as Apartment 1504, 21 West 86th Street, New York, New York, 
          wherein the District Rent Administrator determined that the owner 
          had overcharged the tenant.

               The  Commissioner  notes  that  the   instant   appeal   was
          inadvertently given two different docket numbers listed above.

               The issue in  this  appeal  is  whether  the  District  Rent
          Administrator's order was warranted.

               The applicable section of the law  is  2526.1  of  the  Rent
          Stabilization Code.

               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 administrative appeal.  






               This proceeding was commenced on September 29, 1984  by  the
          tenant's filing of an objection to the rent/services registration 
          wherein the tenant contended  in  substance  that  he  was  being
          overcharged; an air conditioning electricity charge  was  omitted
          by the owner as  an  apartment  service;  and  that  electricity,
          maintenance and storage  space  were  omitted  by  the  owner  as
          building  services.   The  tenant  also  complained  of   several
          diminutions in building and apartment services.   






          ADM. REVIEW DOCKET NOS. BE 410389 RO & BB 410208 RO

               In  its  answer  to  the  tenant's  objection,   the   owner
          contended in substance that the subject apartment was under hotel 
          stabilization until July  17,  1985,  that  electricity  was  not
          included in the rent except for a summer air conditioning charge, 
          that the tenant has been underpaying rent, that the tenant agreed 
          to an additional charge for air conditioning but did not pay  the
          charge, and that all services had been  maintained  at  the  same
          level since the tenant moved in.

               In Docket Number 33786 issued January 20, 1987, the District 
          Rent  Administrator  determined  that   the   tenant   had   been
          overcharged since January 1, 1983, and accordingly  directed  the
          owner to refund to the tenant overcharges in the sum  of  $196.44
          which includes excess security and interest on  that  portion  of
          the overcharge occurring on or after April 1, 1984.

               In this petition, the owner contends in substance  that  the
          District Rent Administrator's order is incorrect  and  should  be
          reversed because the tenant  has  not  paid  an  air  conditioner
          charge for three years and  the  tenant  is  currently  paying  a
          monthly rent of only $493.29 which  is  lower  than  the  monthly
          lawful stabilization  rent  of  $524.80.   In  support  of  these
          contentions, the owner submits a copy of  the  front  side  of  a
          check dated November 10, 1985 from the tenant made payable to"The 
          Brewster" in the sum of $493.29.    

               In response, the  tenant  contends  in  substance  that  the
          owner's petition should be denied.

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

               A review of the record in the instant  case  indicates  that
          the Administrator calculated the lawful stabilization  rents  and
          amounts of overcharge for the subject apartment up until December 
          31, 1984.  Accordingly, the amount of rent which the tenant  paid
          since  1985  is  not  relevant   to   the   instant   proceeding.
          Additionally, the Commissioner  notes  that  the  Administrator's
          order did not include any air conditioning charge in its 


          calculations of the lawful stabilization  rents  and  amounts  of
          overcharge.  Thus, the owner's contention that the tenant had not
          paid an air conditioner  charge  for  the  past  three  years  is
          similarly irrelevant. 

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

               ORDERED, that these petitions be, and the same  hereby  are,
          denied, and that the District Rent Administrator's order be,  and
          the same hereby is, affirmed.

          ISSUED:










          ADM. REVIEW DOCKET NOS. BE 410389 RO & BB 410208 RO


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner