FJ420357RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: 
                                                       FJ420357RO
                                                       (Refile of
                                                        FG420367RO)
                    Janco Realty Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       FD420457S
                                   PETITIONER
          ------------------------------------x

           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                REVOKING RENT ADMINISTRATOR'S ORDER AND REOPENING AND
                     REMANDING PROCEEDINGS TO RENT ADMINISTRATOR
                              FOR FURTHER CONSIDERATION

          The above named petitioner-owner filed a timely petition for 
          administrative review of an order issued on July 16, 1991 
          concerning the housing accommodations known as 56 Mott Street, 
          Apartment 26, New York, New York, wherein the Rent Administrator 
          determined the tenant's complaint of decreased services.

          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 petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain services in the 
          subject apartment.  The tenant complained of extreme roach and 
          rodent infestation in the subject apartment.  The complaint was 
          served on the owner, who responded that as the tenant had not 
          signed the complaint, it would be disregarded and was being 
          returned to the Rent Administrator.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported that there was evidence of 
          roach and rodent infestation in the kitchen.


          An examination of the record below shows an original signed 
          complaint in the case docket, as well as an unsigned original 












          FJ420357RO

          complaint.

          The Rent Administrator's order reduced the monthly rent (by $6.00 
          per month) and directed the owner to restore services.

          In this petition for administrative review, the owner reiterates 
          the argument below that the rent reduction was not valid since the 
          owner had not been served with a signed complaint.

          After careful consideration the Commissioner is of the opinion that 
          the petition should be granted, as more fully set forth below.

          The Commissioner concurs with the owner that the rent reduction 
          order was not valid in light of the fact that the complaint served 
          on the owner was unsigned.  However, since the tenant filed a 
          completed signed complaint with the Rent Administrator, the tenant 
          is entitled to a proper determination.

          The Rent Administrator's rent reduction order must be revoked, and 
          the proceedings reopened and remanded to the Rent Administrator for 
          further consideration, including service of the tenant's signed 
          complaint on the owner.

          If, on remand, the conditions cited in the complaint are confirmed, 
          the Rent Administrator may impose a rent reduction.  The fact that 
          the tenant did not request a rent reduction does not act as a bar 
          to a rent reduction in rent controlled accommodations.  Section 
          2202.16 of the Rent and Eviction Regulations does not require a 
          tenant to request a rent reduction in order to be entitled to one.

          Any arrears due the owner from the tenant as a result of this order 
          shall be paid in equal installments at the amount of the monthly 
          rent reduction granted in the proceedings below, but revoked 
          herein.

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

          ORDERED, that this petition be, and the same hereby is granted to 
          the extent of revoking the Rent Administrator's order, and 
          reopening and remanding the proceedings to the Rent Administrator 
          for further consideration in accordance with the above.

          ISSUED:

                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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