DOC. NO.: EK 410328-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO. EK 410328-RO
                  C/O PATRICIA WHITNEY,       :   DOCKET NOS:
                                  PETITIONER  :        CC 410003-RP
          ------------------------------------X         L 3111631-R

                           ORDER AND OPINION GRANTING PETITION
                            FOR ADMINISTRATIVE REVIEW IN PART

          On  November  23,  1990  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against an order issued on October 
          23, 1990 by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York concerning housing accommodations known  as  233  West  99th
          Street, New York, N.Y., Apartment 3B.

          The Commissioner notes that this proceeding was  initiated  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 Commissioner has reviewed all the evidence in the record and  has
          carefully considered that portion  of  the  record  relevant  to  the
          issues raised by the administrative appeal.

          On October 23, 1990, the Rent Administrator issued the order appealed 
          herein establishing the lawful  stabilization  rent  and  determining
          that  the  owner  had  collected  an  overcharge  in  the  amount  of
          $3,124.07, including interest.

          In its petition, the owner contends  that  the  Rent  Administrator's
          calculations are incorrect since they  did  not  include  electricity
          allowances to which the owner was entitled.

          The Commissioner is of the  opinion  that  this  petition  should  be
          granted in part.

          A  review  of  the  record  reveals  that  the  owner  is   providing
          electricity at the subject premises and that the Rent Administrator's 
          calculations did not include electrical inclusion  increases  allowed
          under Rent Guideline Board Orders 8 and 13.

          Accordingly, the Commissioner has recomputed the lawful stabilization 

          DOC. NO.: EK 410328-RO
          rent and the amount of the  overcharge  as  indicated  on  the  chart
          attached hereto and made a part hereof.

          The  Commissioner  notes  that  under  Guideline  14,  the  guideline
          increase for a three year renewal lease  where  the  owner  pays  for
          electricity is 9%, not 10% as indicated in the herein appealed  order
          and by the owner in its petition.  Accordingly the  Commissioner  has
          recomputed the lawful stabilization rent  for  the  lease  commencing
          under Guideline 14.

          Any arrears owed by the tenant as a result of this order may be  paid
          to the owner in  twelve  monthly  installments.   Should  the  tenant
          vacate, arrears shall be payable immediately.

          Because this determination concerns lawful rent only through February 
          28, 1988, the owner is cautioned to adjust  subsequent  rents  to  an
          amount no greater than that determined by this Order and Opinion, and 
          to register any adjusted rent with this Order and Opinion being given 
          as the explanation for the adjustment.

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

          ORDERED, that this petition be, and the same hereby  is,  granted  in
          part, and the Rent Administrator's order be, and the same hereby  is,
          modified in accordance with this Order and Opinion.   The  amount  of
          the rent overcharge through February 28, 1988 is $408.05.


                                             ELLIOT SANDER
                                             Deputy Commissioner

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