Court Opinion

ID: 9943627
Source: CourtListenerOpinion
Date Created: 2024-02-23 21:08:44.070026+00
Date Added: 2024-06-11T13:47:37.748568
License: Public Domain

Madison EDJ LLC v Clerveaux
               2024 NY Slip Op 30524(U)
                    February 21, 2024
  Civil Court of the City of New York, Kings County
         Docket Number: Index No. 318810/22
                  Judge: Sergio Jimenez
Cases posted with a "30000" identifier, i.e., 2013 NY Slip
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 This opinion is uncorrected and not selected for official
                       publication.
  FILED: KINGS CIVIL COURT - L&T 02/21/2024 09:49 AM                                              INDEX NO. LT-318810-22/KI
  NYSCEF DOC. NO. 40                                                                            RECEIVED NYSCEF: 02/21/2024

            CIVIL COURT OF THE CITY OF EW YORK
            CO       TY OF KINGS: HO SI G PART 0
            ---------------------------------------------------------------------x
            MAD ISO EDJ LLC,                                                       Index No. 318810/22

                                                         Petitioners

            -against-                                                                DECISIO   A D ORDER

            MEGAN CLERVEAUX,
                                                         Respondents.
            ---------------------------------------------------------------------x

            Present:

            Hon. Sergio Jimenez
            Judge, Housing Court

                     This nonpayment proceeding seeks recovery of the property at 452 Madison Street

            Apartment 3B in Brooklyn, New York 11221 for an alleged failure to pay rent. This proceeding

            was transferred from the resolution part to the trial part in May of 2023. After an in-person pre-

            trial conference, the court adjourned the proceeding for trial. The court conducted a trial on

            October 17, 2023, November 13 , 2023 and November 16, 2023. The proceeding was adjourned

            for the filing of post-trial memoranda and, once submitted, the court reserved decision.

            Claims

                     The parties stipulated to petitioner's prima facie case (Petitioner's A - G including the

            deed, MOR registration waiver, DHCR registration, current renewal lease, initial lease and rider,

            rent ledger and ERA P notice). As such, petitioner is deemed the owner, that the parties have an

            express written agreement to pay rent for the premises and that petitioner has a valid claim to the

            amount sought. Petitioner believes that they are due $18,771.77 as all rent due through December

            2023. Respondent alleges a variety of defenses including: inappropriate predicate notice,

            inappropriate petition partial payment of rent, Tenant Safe Harbor Act, breach of warranty of

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            habitability, repair and deduct, MDL §302-a defense claiming that there were a variety of rent-

            impairing violations that precluded the payment of rent for the time period where the condition

           existed, and constructive eviction. Respondent also interposed four counterclaims, namely: breach

           of warranty of habitability, seeking that the court issue an order to correct, harassment and

           attorneys' fees. Respondent argues that The Department of Housing Preservation and

           Development issued violations (which are all rent-impairing violations) 1 throughout 2019-2022

           that were not corrected for at least six months. As such, respondent avers that petitioner should not

           be entitled to rent during the period of the petition. The court also took notice of all publicly

           available DHPD records 2 as well as prior index numbers between the parties 82567/16 and

           50474/ 19.

           The Hearing

                    As petitioner's prima facie case was consented to the court proceeded, after opening

           statements, directly to respondent 's defenses. Respondent called as witnesses respondent's mother,

           Georgia Davis, respondent 's cousin Leroy Cummings and Respondent herself. The court accepted

           into evidence Rl-11 (excluding R9) which were a series of pictures, texts messages, travel records

           and a repair list. The respondent and her witnesses all testified as to the perceived conditions of

           the premises as well as various access dates and their results.

                    Petitioner, in rebuttal , called Ronald Ayala, the building superintendent, Angel Hall ,

           maintenance manager for petitioner' s management company, and Osagie ldhodaro, the property

           manager. Petitioner introduced P H-R (work orders, photographs and a log of repairs). The

           petitioner's witnesses testified as to both actual work being done on the building and in

           1 HMC §25-191 sets forth the list of rent impa iring violations, here relevant violation s were promulgated under

           orders 507 and 595 . As no evidence was presented regard ing the eyehook violation , the court will not consider it.
           2 The court is exp licitly in structed to take judicial notice of the DHPD violation reports as per Multip le Dwelling

           Law §3 28(3).

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            respondent's apartment as well as efforts at work being done but being allegedly frustrated by

            respondent.

            Discussion

                     After considering the testimony presented by the parties, the documentary evidence

            presented and the pleadings of both parties the court finds that the petitioner has met their burden

            of proof subject to respondent 's defenses .

                    The first defense the court must analyze is the MDL §302-a defense. Commonly referred

            to as the defense of rent impairing violations, this defense is a bar on the owner collecting rent

            when there have been violations issued for conditions enumerated by the Department of Housing

            Preservation and Development in existence for more than six months (NY Mult Dwell §302-a;

            HMC §25-191 ). At the time the defense is raised, the party seeking to assert the defense must plead

            and prove the material facts to the defense and deposit with the clerk the amount sought recovered

            in the action (id.).

                    An owner' s potential responses to such a defense are limited and are: (i) if the condition

            did not, in fact, exist; (ii) the condition was, in fact corrected; (iii) the violation was caused by the

            resident or someone within the resident's control; or (iv) the resident failed to provide access for

            the purpose of correcting the violation (Id.).

                    Here, the issue of the deposit is not in question, neither in time nor in amount as the parties

            consented to the amount being deposited.

                    Given the extent that the testimony was equal in its credibility and did not necessarily

            preponderate over the other it is the party who bears the burden who will have their application

            denied (Rinaldi & Sons, Inc. v. Wells Fargo Alarm Service, Inc., 39 NY2d 191 [1976]). Here, the

            respondent has the burden of proof to prove their defense of the presence of a rent impairing

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  FILED: KINGS CIVIL COURT - L&T 02/21/2024 09:49 AM                                                       INDEX NO. LT-318810-22/KI
  NYSCEF DOC. NO. 40                                                                                    RECEIVED NYSCEF: 02/21/2024

          violation. It is without question that there are a variety of conditions that meet the rubric of rent

          impairing violations set forth by the Housing Maintenance Code §25 -1 91. The gravamen of this

          proceeding is the alleged leaks throughout the apartment and in the public area. The court finds

          that these conditions existed and have remained for more than the six (6) month period as DHPD

          violations. As such, the court must turn its attention to the other responses presented by the

          petitioner to these rent impairing violations. The court finds that these responses were not met. The

          leaking conditions existed, were uncorrected, were not caused by the resident, and access was

          granted. As such petitioner has not defeated the MDL §302-a defense . The problem with a leak,

          and in particularly a reoccurring leak, is that the source must be addressed and, here, the continual

          nature of the leaks in the same place show that the work was not appropriately done. The issue of

          access, while relevant in analyzing a situation as this was clearly not an issue for either party, as

          shown by the numerous work orders entered into evidence. Even taking into account the various

          testimony of the parties, even if malicious one missed access date for the removal of DHPD

          violations does not trigger a defense to MDL §302-a rent impairing violation.

                   The court finds that there was from at least September 2022 through January 2024 (the

          relevant time frame) the continued presence ofrent-impairing violations. As per the DHPD records

          there were violations of Order           o. 507 in place between September 2022 and January 2024 3 for

          the substantially same condition - leaks on the third floor/roof. 4

                   The court also finds that there were rodents, peeling and broken paint and plaster, in

          addition to the leaks during the time sought in the petition. For the purposes of the court awarding

          an abatement/counterclaim for breaches of the warranty of habitability, a determination of "the

          3 The court took judicial notice of DHPD violations report.
          4 The court does not cons ider violations of any other rent-impairin g violations as they were not proven through

           either testimony or through their existence.

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            severity of the violation and duration of the conditions giving rise to the breach as well as the

            effectiveness of steps taken by the landlord to abate those conditions" is critical (EB Management

            Properties, LLC v. Maruf, 71 Misc3d 129[A][App Term 2d Dept, 2nd 11 th & 13 th Jud Dists, 2021];

            Park W Mgt. Corp. , 47         Y2d at 329; see Matter of Nostrand Gardens Co-Op v. Howard, 221

            AD2d 637,638 [2d Dept 1995]; Dumbadze v. Saxton Hall Owner, LLC, 93 AD3d 756 [2d Dept

            2012]). As the MDL §302-a defense has functionally dealt with the abatement of the rental liability

            during that time, the court will not consider further abatements on these issues. 5 As any payments

            made voluntarily may not be recouped in this type of action, the court declines to award an offset

            to anything paid prior (see MDL §302-a(3)(d); Alphabet Soup Associates, LLC v. Ken Wu, 66

            Misc3d l 209[A] [Civ Ct New York County, 2020]). Any damage claims, subject to petitioner s

            defenses, are severed for plenary action, including attorney ' s fees.

                    With regard to the notice issue, in situations where knowledge of something is acquired by

            an agent acting within the scope of his or her agency, it is imputed to the principal even if the

            information is never actually communicated (Christopher S. v. Douglaston Club , 275 AD2d 768

            [2d Dept 2000]). The court finds that respondent, through communications with the petitioner

            through their various agents, gave notice to the owner as to the conditions set forth .

                    While interesting, the court finds unavailing petitioner s argument that the current

            violations were not ripe at the time of the assertion of the claims. In the same way that petitioners

            seek to amend the petition to date, the court will assign a similar amendment to conditions and

            their consequences to date.

                    Petitioner's defense that the work was done does not rise to the level of contradicting the

            MDL §302-a defense. While the court finds some work was done, the continued existence of the

           5 In this conte~t, an~ further reduction would cause a windfall to the respondent as without the MDL §302-a defense,
           the leaks m th 1s partic ular proceeding wou Id not constitute a I00% abatement.

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           conditions, not the continued presence of the DHPD violation, triggers this bar to collection of

           rent.

                       The court finds that any expenditure of repairs made by the respondent were not proven,

           nor were done with permission of the petitioner and, as such, do not qualify as a deductible cost.

                       As to the rest of the respondent's affirmative defenses and counterclaims, the court

           dismisses the first, second, third (mis-labelled as first), fourth (mis-labelled as second), sixth (mis-

           labelled as fourth), eight (mis-labelled as sixth) defenses and the second counterclaim as unproven

           at trial.

           Conclusion

                       For the above reasons as respondent has made out their MDL §302-a defense, petitioner

           is barred from collecting rent from September 2022 through January 2024, without prejudice to

          either party's claims to February 2024 and forward. The respondent is entitled a judgment of

          dismissal as to the petition. The respondent may make an ex parte request to release the funds as

          desired.

                       The court further orders that petition r to correct any HPD violations currently in place as

          follows: all "C" violations must be repaired on the within seven (7) days of first access dates "B"

          violations on or before within 30 days of th first access date and "A' violations on or before 90

          days from first access . Access dates to be arranged by the parties, and it is further ordered that on

          default of this order to correct violations, respondent may move for appropriate relief. Appropriate

          relief is defined in this section as including restoring to the calendar for a finding of contempt,

          civil penalties (upon a joining of DHPD which may be requested by either party or may be done

          sua sponte by the court pursuant to CCA § 11 O[ d]) or compliance. Once this work has been done,

          the court authorizes petitioner to seek a dismissal inspection with DHPD. The parties may pick up

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            their exhibits in Part 0, but if the parties fail to do so within thirty (30) days from the date of this

            order, the exhibits will be discarded according to court directives. This constitutes the decision and

            order of the court.

            Dated: February 21, 2024
                   Brooklyn, New York

                                                                           Ser~io Jimenez, JHC
            To:    Hertz, Cherson & Rosenthal , PC                              \_)
                           Attn: Seth Denenberg, Esq.
                   118-35 Queens Boulevard
                           9th Floor
                   Forest Hills, New York 11375
                   thefirm@hrhcrlaw.com
                   Attorneys for PetWoner - Madison EDJ LLC

                  Brooklyn Legal Services
                         Attn: Nicholas Jian Yung Loh, Esq.
                  l 05 Court Street
                         4 th Floor
                  Brooklyn, New York 11201
                  nloh@lsnyc.org
                  Attorney for Respondent - Megan Clerveaux

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