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

          APPEAL OF                               DOCKET NO. EG420219RO

                       LILLIAN SERIL              DISTRICT RENT
                       C/O RUDD REALTY            ADMINISTRATOR'S DOCKET
                       MANAGEMENT CORPORATION,    NO. EB420075OI 


               On July 19, 1990, the above-named landlord filed a petition 
          for administrative review of an order issued on June 15, 1990 by 
          the Rent Administrator concerning the housing accommodation known 
          as Apartment 1015, 225 West 86th Street, New York, New York.

               The Commissioner has reviewed all of the evidence in the 
          record relevant to the issues raised by the petition for 
          administrative review.

               The subject landlord filed an application, dated February 10, 
          1990, for a rent increase based on the subject tenant allegedly 
          installing three air conditioners, two in August, 1988 and one in 
          August, 1989.  In its application the landlord asserted that the 
          subject building is an electrical inclusion building.

               In response the subject tenant asserted, among other 
          things,that the subject apartment has had five air conditioners for 
          over ten years, and, the tenant alleged, that rent increases for 
          the air conditioners have already been paid.

               In the order under review herein, the Administrator stated 
          that:  "Evidence on file indicates a rent increase for the 
          installation of five (5) air conditioners with electrical inclusion 
          in the subject apartment has been previously granted.  The Rent 
          Administrator finds that a rent increase is not warranted."

               In its petition the subject landlord asserts that the subject 
          tenant's rent does not include additional charges for five air 

          ADM. REVIEW DOCKET NO. EG420219RO

               After careful consideration, the Commissioner finds that the 
          subject landlord's petition should be denied.

               The record reflects that the subject building has an 
          outstanding finding of harassment against it since May 4, 1981.

               Based upon the applicable rent regulations and laws, the 
          Commissioner finds that when there is an outstanding finding of 
          harassment against a building the Administrator may dismiss any 
          application for a rent adjustment filed by that building's 

               Based upon the above-mentioned facts, the Commissioner finds 
          that the Administrator's denial of the landlord's application for 
          a rent increase should not be disturbed.

               It should be noted that the rent agency has granted the 
          landlord rent increases for the prior installation of five air 
          conditioners in the subject apartment in the following orders:  
          Docket NO. AC236458 (Lease Report NO. 241017) issued on February 
          19, 1958, increased the subject apartment's rent for the 
          installation of two air conditioners; Docket NO. 2AC252673 issued 
          on July 25, 1968 increased the subject apartment's rent by $2.18 
          per month for the installation of one air conditioner; Docket NO. 
          2AC377188 issued on October 27, 1975 increased the subject 
          apartment's rent by $5.96 per month for the installation of one air 
          conditioner, and Docket NO. 2AC421059 issued on September 28, 1983 
          increased the subject apartment's rent by $8.60 per month for the 
          installation of one air conditioner.

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

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Administrator's order be, and the same hereby 
          is, affirmed.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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