STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO. CF410023RT
                                              :  DRO DOCKET NO.L3112712R
               ANN GUARINO     

                                PETITIONER    : 

               On June 14, 1988, the above-named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on May 
          11, 1988, by the Rent Administrator, 10 Columbus Circle, New York, 
          New York, concerning the housing accommodations known as 440 East 
          23rd Street, New York, New York, Apartment No. 14E, wherein the Rent 
          Administrator determined that the owner had not overcharged the 
               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 Appeal is 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 

               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 February, 1984, by 
          the tenant's filing of a rent overcharge complaint in which the 
          tenant stated in substance that she first moved to the subject 
          apartment on October 1, 1980 at a rental of $372.49 per month and 
          that effective May 1, 1981, she was charged an extra $10.00 per 
          month for an air conditioner.  Electricity is included in the rent 
          of the subject apartment.

               In response to the tenant's complaint, the owner submitted a 
          complete rental history for the subject apartment.  

               In Order Number CDR 33,339, the Rent Administrator found that 


          no rent overcharge had occurred and that the air conditioner fees 
          charged by the owner were within the allowable guidelines for an 
          electrical inclusion apartment.

               In this petition, the tenant alleges in substance that she does 
          not understand why the owner was entitled to two rent increases 
          during the period from October 1, 1980 to September 30, 1981; that 
          her rent was increased a total of 42 1/2% in the period from October 
          1, 1980 to October 1, 1981; that although the rent includes 
          electricity, she is required to pay an additional charge for 
          electricity due to the installation of an air conditioner; and that 
          clearly the Rent Guidelines Board created inequities in rent 
          increases in 1980.

               The Commissioner is of the opinion that this petition should be 

               An examination of the record in this case discloses that the 
          owner charged only lawful rent increases and that no rent overcharge 
          occurred.  Accordingly, the Rent Administrator's order was 

               With regard to the tenant's contentions regarding rent 
          increases, it is noted that the prior tenant signed a three year 
          renewal lease commencing October 1, 1978 and that pursuant to 
          Guideline 10, the owner was entitled to a 9% increase for such lease 
          (8 1/2% plus 1/2% for electrical inclusion).  Further when the 
          tenant herein moved in pursuant to a one year vacancy lease 
          commencing October 1, 1980, the owner was entitled to a 22 1/2% 
          increase pursuant to Guideline 12 (11% plus a 10% vacancy allowance 
          plus 1 1/2% for electrical inclusion).  This is so despite the fact 
          that the prior tenant's three year renewal lease would have expired 
          on the same date as the complaining tenant's one year vacancy lease 
          had the prior tenant remained in occupancy.  In addition, the owner 
          was entitled to a 20% increase for the tenant's three year renewal 
          lease commencing October 1, 1981 (16% plus 4% electrical inclusion) 
          pursuant to Guideline 13.  Further the owner is entitled to an 
          additional charge in electrical inclusion buildings when a tenant 
          installs an air conditioner.

               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.

                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




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