Washington Harbour, the posh retail, office and residential complex on the banks of the Potomac River in Georgetown, is awash in complaints from tenants about what they say are unexpected costs and unresponsive management.

The Potomac restaurant, perhaps the complex's best-known tenant, closed earlier this week and has filed a $68 million suit against the building's management, Washington Harbour Associates, a unit of Western Development Corp., which developed the huge complex. The suit alleges that the landlord breached its agreement with the restaurant's owners and charged them hundreds of thousands of dollars for unexplained or inappropriate services.

Potomac also has filed for protection under federal bankruptcy laws, listing unpaid debts of more than $1.7 million.

Security guards hired by Washington Harbour Associates guarded the premises of the glitzy restaurant yesterday. On Tuesday, Western Development Corp. was granted a temporary restraining order by D.C. Superior Court to prevent Potomac's owners from taking from the building any of the restaurant's furniture or fixtures, which Western considers security.

Potomac restaurant's principal owner, New York restaurateur Warner LeRoy, is not the only Washington Harbour tenant to be feuding with the landlord.

A group of homeowners who live in condominiums at the complex has hired a lawyer to look into their problems with Washington Harbour's owners. Several retail tenants have retained lawyers for the same reason. All of the disgruntled tenants cite what LeRoy called "outrageous and unexpected charges" to cover real estate taxes and fees for the upkeep of common areas such as walkways, hallways and the garage and services such as cleaning, trash removal and window washing.

Herbert S. Miller, managing partner of Western Development, said yesterday that the charges to tenants had been increased primarily because of higher real estate assessments by the District government on the property -- $4 a square foot compared with $2 two years ago. "We're readjusting it now that we have the correct tax bill from the District," he said.

Miller's partners in Washington Harbour are Richard L. Kramer, Gerald L. Dillon, CSX Resources Inc.-Georgetown and Kanam Realty Inc.

Owners of condominiums in the complex paid as much as $4 million for a double-unit condo with roof terraces overlooking the river and a marble-floored circular living room.

Carol Rabenhorst, the attorney for about 20 of the 25 condominium owners, said yesterday that the owners feel that they are unfairly asked to share in common area expenses although they getno direct benefit from most of the areas used by commercial tenants.

Although Miller said he was unaware of tenants other than Potomac that were considering legal action, Rabenhorst said she has had discussions with Western's attorneys.

"We do not have immediate plans to file a lawsuit, but one is possible if negotiations are not fruitful," she said.

Miller portrayed LeRoy's complaints as those of a problem tenant. He said Western Development had loaned $2 million to LeRoy's Cafe Partners, an investor group put together by Merrill Lynch & Co. to finance Potomac, because LeRoy ran out of money while the restaurant was under construction.

"When he opened, he asked for deferred {rent} payments," Miller said. "We've spent an enormous amount of time with him. His construction manager walked off in the middle of the project. ... I wouldn't stoop to his level of leaving town in the middle of the night and leaving bills with vendors and so forth."

Miller said LeRoy had suggested to him yesterday that Western Development become a partner in the restaurant. Miller said he declined.

"We feel we owe it to the city to have a restaurant with honorable owners and good service there to provide to the city what he originally promised, which is a spectacular restaurant," he said.

Miller said he had received calls from restaurateurs across the country yesterday who expressed interest in the space Potomac occupies.

According to the suit filed by the restaurant, "From the outset of construction there were numerous disputes ... because {Washington Harbour Associates} repeatedly breached the lease, causing {Potomac} to incur several million dollars of additional expenses."

LeRoy said in an interview yesterday that the 15-month-old restaurant was not open long enough to build sufficient banquet and group business so that "we could afford the $1 million legal fees and $1 million in excess costs of the landlord."

The $68 million judgment asked for by LeRoy seeks to recover $3 million in the partnership's lost investment and $65 million in lost profits over the 40-year term of the lease, according to attorney Stephen B. Huttler.

Other tenants of Washington Harbour yesterday said they are worried about the vacancy created by Potomac's problems, because the restaurant was a big draw that provided customers for the retail shops there.

"We had hoped for a better draw," said one retail tenant who asked not to be identified.

"But there's too much green paper," he said, referring to the green paper that covers the windows of retail space that has not been leased.

Other renters said Potomac's problems went past concerns about the landlord. The restaurant, said one, "simply wasn't good enough. ... It wasn't an adequate place to go for the price."

What other tenants are not disputing, however, is the problem with costs that several estimated as being four to eight times higher than the developer initially had led them to believe.

"It's a spectacular building and we're glad to be in it," said one of the office building's tenants, who asked not to be named.

But the cost for overhead and upkeep is a "significant problem," he said.