Case Name: PLWJ Realty, Inc., Respondent, v. Aida Gonzalez, Also Known as Aida E. Gonzales, et al., Appellants
Court: New York Supreme Court, Appellate Term
Jurisdiction: New York
Decision Date: 2000-10-24
Citations: 187 Misc. 2d 241
Docket Number: 
Parties: PLWJ Realty, Inc., Respondent, v Aida Gonzalez, Also Known as Aida E. Gonzales, et al., Appellants.
Judges: 
Reporter: New York Miscellaneous Reports
Volume: 187
Pages: 241–242

Head Matter:
[721 NYS2d 458]
PLWJ Realty, Inc., Respondent, v Aida Gonzalez, Also Known as Aida E. Gonzales, et al., Appellants.
Supreme Court, Appellate Term, First Department,
October 24, 2000
APPEARANCES OF COUNSEL
José Luis Torres, New York City, for Aida Gonzalez and another, appellants. Sperber & Denenberg, P. C., New York City {Jacqueline Handel-Harbour of counsel), for respondent.

Opinion:
OPINION OF THE COURT
Per Curiam.
Final judgment entered July 8, 1999 affirmed, with $25 costs.
Based upon the testimony of landlord's on-site employees and private investigator, credited by the Civil Court, the court could fairly find that the small studio apartment had been vacant for more than one year; that tenant was not residing there; and that tenant's adult son and immediate family subsequently entered into possession. The record therefore supports the determination that there was an unlawful sublet/ assignment without consent. Moreover, a departing tenant may not transfer possession to family members where there has been no concurrent occupancy (see, Tagert v 211 E. 70th St. Co., 63 NY2d 818). Landlord was not required to serve a notice of nonrenewal since the petition was premised upon a breach of the lease and Real Property Law § 226-b, not nonprimary residence (cf., Hudson Assocs. v Benoit, 226 AD2d 196).
We have considered tenant's remaining arguments and find them to be without substantial merit.