Docket No. BL210340RO
                                    STATE OF NEW YORK 
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO. BL210340RO  

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
          William Dudan,                          NO. BF210030OI 


              On December 30, 1987, the above-named landlord timely filed a 
          petition for administrative review of an order issued on November 
          9, 1987 by the District Rent Administrator, concerning housing 
          accommodations known as Apartment 3, 183 Washington Park, Brooklyn, 
          New York.

              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 petition for review.

              This proceeding was commenced by the subject landlord filing an 
          application, dated June 12, 1987, for a rent increase based on the 
          subject tenant installing an air conditioner in the subject 
          apartment in June, 1986.  The landlord's application indicated that 
          the cost of electricity has been included in the rent.

              On September 17, 1987 the subject tenant filed an answer to the 
          landlord's application which asserted, among other things, that the 
          air conditioner is used minimally, and that there has been a 
          diminution of services in the subject apartment.

              In the order under review herein, the Administrator determined 
          that the air conditioner protuded past the building line, and that 
          the subject apartment's maximum rent was to be increased by $5.00 
          per month, effective on the first rent payment day after the 
          issuance of the Administrator's order.

              The landlord's petition asserts that as the cost of electricity 
          has been included in the tenant's rent the tenant's rent should had 
          been increased by $18.26 per month, pursuant to the Annual update 

          Docket No. BL210340RO

          of Section B of Supplement No. 1 to Operational Bulletin 84-4.

              The subject tenant's answer, dated March 2, 1988, asserts, 
          among other things, that there has been a diminution of services in 
          the subject premises, and that the $5.00 per month rent increase 
          "is more than enough since the landlord can only claim to provide 
          electricity to my single room occupancy apartment."

              After careful consideration, the Commissioner is of the opinion 
          that the landlord's petition should be granted in part.

              The Commissioner notes that it is undisputed by the parties to 
          this proceeding that the cost of electricity has been included in 
          the rent, and that the subject tenant installed an air conditioner 
          in the subject apartment in June, 1986.

              As the Administrator's order was issued on November 9, 1987, 
          the Commissioner finds that the "Second Annual Update of Section B 
          of Supplement No.1.  To Operational Bulletin 84-4," is the initial 
          Operational Bulletin applicable in this proceeding.  Pursuant to 
          the above-mentioned Operational Bulletin, where the subject tenant 
          has installed an air conditioner, and that the cost of electricity 
          has been included in the tenant's rent, the Commissioner finds that 
          the subject landlord may collect an increase in rent of $17.45 per 
          month ($209.39 per annum), effective from the first rent payment 
          day after the issuance of the Administrator's order through 
          September 30, 1988.

              The Commissioner notes that the amount the subject landlord may 
          charge the subject tenant changes annually, pursuant to the rent 
          agency's applicable Operational Bulletins.  The subsequent amounts 
          that the subject landlord may charge the subject tenant for having 
          an air conditioner where the cost of electricity is included in the 
          rent is as follows:

               Effective dates               Per Annum           Per Month

          Oct. 1, 1988-Sept. 30, 1989        $195.26             $16.27

          Oct. 1, 1989-Sept. 30, 1990        $205.80             $17.15

          Oct. 1, 1990-Sept. 30, 1991        $224.53             $18.71

          Oct. 1, 1991-Sept. 30, 1992        $220.49             $18.37

          Oct. 1, 1992-Sept. 30, 1993        $197.71             $16.48

              As to the tenant's allegation of diminution of services in the 
          subject apartment, the Commissioner finds that that is a collateral 
          issue to this proceeding, and that the subject tenant's remedy is 
          to file a complaint with the rent agency for a reduction in rent 
          due to a diminution of services.

          Docket No. BL210340RO

              Accordingly, the Commissioner finds that the Administrator's 
          order should be modified in accordance with this order and opinion.

              THEREFORE, in accordance with the provisions of the City Rent 
          and Rehabilitation Law and the Rent and Eviction Regulations, it is

              ORDERED, that this petition be, and the same hereby is, granted 
          in part, and that the Administrator's order be, and the same hereby 
          is, modified in accordance with this order and opinion; and it is 

              FURTHER ORDERED, that pursuant to Section 2202.24 of the City 
          Rent and Eviction Regulations, if the landlord has complied with 
          the Administrator's order, and as a result of the instant 
          determination there are arrears due to the landlord from the 
          subject tenant, the subject tenant may pay off the arrears in 
          sixty four equal installments during the next sixty four months.  
          Should the subject tenant vacate after the issuance of this order, 
          all arrears are due immediately.


                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner 


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