Court Opinion

ID: 9916558
Source: CourtListenerOpinion
Date Created: 2024-01-10 01:10:03.699192+00
Date Added: 2024-06-11T13:25:34.475886
License: Public Domain

2330 Ocean Assoc. LLC v Haroun
               2021 NY Slip Op 34052(U)
                      July 8, 2021
            Supreme Court, Rockland County
       Docket Number: Index No. 030045/2021 E
                 Judge: Rolf M. Thorsen
Cases posted with a "30000" identifier, i.e., 2013 NY Slip
 Op 30001(U), are republished from various New York
 State and local government sources, including the New
  York State Unified Court System's eCourts Service.
 This opinion is uncorrected and not selected for official
                       publication.
  FILED: ROCKLAND COUNTY CLERK 07/08/2021 05:27 PM                           INDEX NO. 030045/2021
  NYSCEF DOC. NO. 23                                                   RECEIVED NYSCEF: 07/08/2021

            SUPREME
            SUPREME COURT: STATE
                            STATE OF NEW YORK
                                  OF NEW YORK
            COUNTY
            COUNTY OF ROCKLAND
                      ROCKLAND
            ------------------------------------x
            ------------------------------------X To commence
                                                     commence the statutory
                                                  for appeals
                                                                  statutory time
                                                      appeals as of right
                                                                                  period
                                                                             time period
                                                                    right (CPLR_
                                                                           (CPLR.
                                                          5513[a])~  you are advised
                                                          5513[aJ), you      advised to serve  a
                                                                                         serve a
            2330 OCEAN ASSOCIATES LLC,
                 OCEAN ASSOCIATES                         copy
                                                          copy of this
                                                                   this order, with
                                                                               with notice
                                                                                     notice of
                                                          entry, upon
                                                                  upon all parties.
                                                                           parties.
                                    Plaintiff,
                                    Plaintiff,
                                                                 DECISION &
                                                                 DECISION & ORDER
                                                                            ORDER
                        -against-
                        -against-
                                                              Index
                                                              Index No: 030045/2021
                                                                        030045/2021 E
            FARIDA HAROUN,
            FARIDA

                                    Defendant.
                                    Defendant.
            ------------------------------------x
            ------------------------------------X

            HON. ROLF
            HON. ROLF M.
                      M. THORSEN, A.J.S.C.
                         THORSEN, A.J.S.C.

                  In the wiwithin
                             thin action
                                    action for,
                                            for, inter
                                                   inter alia, breach
                                                                   breach of contract
                                                                                 contract
            seeking
            seeking monetary
                     monetary damages
                                damages for property
                                              property damage
                                                         damage allegedly
                                                                  allegedly caused
                                                                                caused by
            Defendant/Tenant, Defendant, Farida Haroun moves
            Defendant/Tenant,    Defendant,  Farida   Haroun  moves   for  the  following
                                                                                following
            relief: (1)
                     (1) an order, pursuant
                                     pursuant to CPLR
                                                   CPLR §32ll{a)
                                                         S3211{a) (7),
                                                                   (7), dismissing
                                                                          dismissing the
            complaint
            complaint for the failure
                                 failure to establish
                                             establish the condition       precedent for
                                                             condition precedent
            the commencement
                commencement of the action
                                        action and to set forthforth sufficient
                                                                       sufficient facts
            establishing
            establishing its claim
                                claim for intentional
                                           intentional interference
                                                          interference withwith business
                                                                                 business
            relations, and, alternatively,
            relations,        alternatively, (2)(2) an order
                                                       order transferring
                                                              transferring the action
                                                                                    action
            to Kings County
                        County Supreme
                                 Supreme Court pursuant
                                                   pursuant to CPLR CPLR §510
                                                                            S510 in the
            interests
            interests of justice
                           justice and because
                                        because of the location
                                                          location of the witnesses.
                                                                               witnesses.
            The Court
                Court has considered
                            considered the following      papers on the motion:
                                              following papers              motion:

                  1.
                  1.   Notice of Motion,
                       Notice      Motion, Affidavit
                                            Affidavit in Support
                                                           Support and Exhibits
                                                                       Exhibits AA
                       through E
                       through  E· attached thereto and Affidavits
                                   attached thereto      Affidavits of Facts;
                  2.
                  2.   Affidavits in Opposition
                       Affidavits      Opposition and Affirmation
                                                       Affirmation in Opposition;
                                                                      Opposition;
                  3.
                  3.   Affidavit in Reply;
                       Affidavit
                  4.
                  4.   Notice of Rejection
                       Notice      Rejection of Reply  Affidavit; and
                                                 Reply Affidavit;
                  5.
                  5.   Memorandum of Law in Reply.
                       Memorandum

                  Plaintiff landlord
                  Plaintiff   landlord commenced
                                         commenced the present
                                                         present action    t_o recover
                                                                   action to    recover
            monetary damages
            monetary   damages from Defendant/Tenant.
                                        Defendant/Tenant.     Plaintiff alleges
                                                              Plaintiff   alleges the
            following
            following facts in the complaint:
                                       complaint:   The subject
                                                        subject apartment     leased to
                                                                 apartment leased
            Defendant, located
                         located in Brooklyn,
                                     Brooklyn, New York, was iri  excellent physical
                                                               in excellent    physical
            condition.
            condi tion. Defendant
                          Defendant caused
                                      caused substantial    physical damage
                                              substantial physical     damage to the
            apartment.
            apartment.     No construction   work in the apartment
                              construction work                             necessary,
                                                           apartment was necessary,

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                             permitted.
            requested, nor permitted.
            requested,                    Defendant had an obligation
                                          Defendant                      under the
                                                             obligation under
                                                        reasonable condition and
                                      apartment in aa reasonable
                       maintain the apartment
            lease to maintain                                        condition
            Defendant breached
            Defendant                                 Defendant has deliberately
                                        obligation. Defendant
                       breached that obligation.                      deliberately
            caused
            caused damage             apartment, reported
                    damage to the apartment,                                   City
                                                                   damage to City
                                                   reported the damage
            agencies as "violations,"
            agencies      "violations,"  which   Plaintiff must
                                         which Plaintiff          now defend, and
                                                            must now
            refused to allow
            refused            Plaintiff into the apartment
                        allow Plpintiff             apartment to make   repairs in
                                                                   make repairs
                                 violations.
            order to cure the violations.
            order                              Defendant apparently
                                               Defendant               intended to
                                                           apparently intended
            interfere
            interfere with               business and use of the apartment.
                             Plaintiff's business
                       with Plaintiff's                             apartment.

                  Plaintiff alleges
                  Plaintiff            three causes
                             alleges three                              complaint. In
                                                         action in the complaint.
                                             causes of action
                                           Plaintiff seeks monetary
                        cause of action, Plaintiff
             the first cause                                            damages in the
                                                              monetary damages
             sum of    $150,000.00,
                       $150,000.00,     plus   punitive damages
                                        plus punitive      damages   for   intentional
                                                                           intentional
             interference
             interference   with  business relations.
                            with business     relations.    In the second     cause of
                                                                     second cause
                      Plaintiff seeks $50,000.00
             action, Plaintiff   seeks  $50,000.00   for property
                                                         property  damages.
                                                                   damages.    Finally,
             in the third  cause of action, Plaintiff
                    third cause                           alleges Defendant
                                               Plaintiff alleges               breached
                                                                   Defendant breached
             his duty     maintain the subject
                 duty to maintain         subject apartment              condition and
                                                                   good condition
                                                    apartment in good
                   damages in excess
             seeks damages                  $50,000.00.
                                excess of $50,000.00.

                  In lieu of an answer,    Defendant filed the present
                                  answer, Defendant                       motion
                                                                  present motion
             seeking
             seeking to dismiss        complaint and,
                         dismiss the complaint          alternatively,
                                                  and, al ternati vely, for the
             transfer of the action
             transfer                        County Supreme
                             action to Kings County  Supreme Court.

                           affidavit in support
                  In her affidavit                            motion, Defendant
                                            support of the motion,      Defendant alleges,
            inter
            inter   alia,   the   following:
                                  following:     A
                                                 A few   days   prior
                                                               prior   to   moving into the
                                                                            moving
            subject apartment
            subject                    August 2020, she was advised
                      apartment in August                       advised that         landlord
                                                                          that the landlord
            had not started
                       started repairs                                promised, including
                                                    apartment, as promised,
                                  repairs in the apartment,                         including
            painting the apartment,
            painting                        repairing a
                             apartment, repairing                            bedroom floor,
                                                           flood-damaged bedroom
                                                        a flood-damaged
                 removing wood
            and removing            paneling. Since
                             wood paneling.                        given a
                                                 Since she had given          deposit on the
                                                                           a deposit
            apartment and had
            apartment          had given    30-day notice
                                    given 30-day                      prior landlord,
                                                    notice to her prior        landlord, she
            moved              apartment and accepted
            moved into the apartment            accepted a                       $2,250.00 in
                                                                   credit of $2,250.00
                                                           a rent credit
                            making a
            exchange for making
            exchange                  a limited
                                        limited number       repairs, including
                                                 number of repairs,                  removing
                                                                        including removing
            some of the woodwood paneling,     hiring a
                                   paneling, hiring                        installing aa new
                                                          painter, and installing
                                                       a painter,
            floor surface
                     surface     in the smaller
                                           smaller bedroom.           mid-September, the
                                                     bedroom. In mid-September,
            landlord    hired a
            landlord hired                     replace a
                                  plumber to replace
                                a plumber                                broken pipe
                                                            section of broken
                                                         a section                       under
                                                                                   pipe under
                                   containing the flood damage, and the plumber
                 bedroom floor containing
            the bedroom                                                          plumber left
            two significant
                  significant       holes                                bathroom floors,
                                                       bedroom and bathroom
                                    holes in the bedroom
            subflooring and joists, and through
            subflooring                                         basement ceiling.
                                                through the basement        ceiling.    After
                                                                                        After
            neither the plumber
            neither                         superintendent of the apartment
                            plumber nor superintendent                               building
                                                                       apartment building
            would
            would   commit
                    commit    to   repairing
                                   repairing   the  holes,    Defendant
                                                              Defendant    and
                                                                           and   her  partner
                                                                                      partner
            reported         holes to New York City.
            reported the holes                                An inspector
                                                                  inspector from           New
                                                                                from the New
            York City Department
            York   City    Department     of  Housing Preservation and Development
                                              Housing    Preservation      and    Development
                       inspected the apartment
            ( "HPD") inspected
            ("HPD")                                                    violations on the
                                                              placed violations
                                           apartment and placed
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            apartment
            apartment for lead
                           lead paint
                                 paint and highly
                                            highly flammable
                                                     flammable drop
                                                                drop ceilings,
                                                                     ceilings, which
                                                                                which
            concealed
            concealed  flood  damage
                              damage to the original
                                             original ceilings
                                                        ceilings in the kitchen
                                                                          kitchen and
                                                                                  and
            smaller
            smaller bedroom.
                     bedroom.    Despite
                                 Despite the violations,
                                               violation s, Defendant
                                                             Defendant continued
                                                                        continued to
                                                                                   to
            pay
            pay full
                full rent, even
                            even though
                                  though the landlord
                                              landlord did not fix the violations,
                                                                         violation s,
            except
            except for sending
                        sending an extermina    tor.
                                     exterminator.

                 Defendant
                 Defendant further
                               further alleges
                                          alleges that, on December
                                                               December 21,21, 2020,
                                                                                2020, she
                                                                                        she
           filed
           filed aa proceeding
                     proceeding in CivilCivil Court, Kings
                                                       Kings County,
                                                               County, Housing
                                                                        Housing Part
                                                                                   Part by
                                                                                         by
           Order
           Order  to Show
                     Show Cause, which
                                     which was made
                                                 made returnable
                                                      returnable on January
                                                                      January 13,13, 2021.
                                                                                     2021.
           In
           In support
               support of the present
                                  present motion, Defendant
                                                      Defendant submits,
                                                                  submits, inter
                                                                              inter alia,
                                                                                     alia,
           the
           the "Order
                "Order to ShowShow _Cause
                                   ,Cause Directing
                                            Directing the Correctio
                                                            Correctionn of Violations
                                                                              Violations"u
           filed
           filed inin Civil
                       Civil Court, Kings Kings County, Housing
                                                           Housing Part (Defendan
                                                                             (Defendant'st's
           Exhibits
           Exhibits B)B) and the parties'
                                       parties' lease for the subjectsubject apartment
                                                                                 apartment
            (Defendan  t's Exhibit
            (Defendant's    Exhibit D).
                                      D). Defendant
                                            Defendant also alleges
                                                             alleges that
                                                                      that the same
                                                                                  same day
                                                                                       day
           she
           she filed
                filed the Order
                             Order to Show
                                        Show Cause, she was served
                                                               served with
                                                                       with the
                                                                              the summons
                                                                                   summons
           and
           and complaint
                complaint in this action.          In response
                                                      response to the service
                                                                          service ofof the
                                                                                       the
           summons
           summons and
                    and complaint
                          complaint,, Defendant
                                        Defendant filed aa demand
                                                            demand for change
                                                                         change ofof venue
                                                                                     venue
           and
           and the present
                     present motion.
                                 motion. Defendant
                                            Defendant also alleges
                                                              alleges that
                                                                        that after
                                                                                after she
                                                                                       she
           commenced
           commenced   the    proceedin
                              proceedingg in the Civil
                                                     Civil Court, Housing
                                                                     Housing Part,
                                                                                Part, the
                                                                                       the
           apartment
           apartment was reinspecte
                              reinspectedd by HPD and additiona
                                                          additionall violations      were
                                                                        violation s were
           placed
           placed on the apartment
                             apartment..

                 With
                 With respect
                         respect    to aa motion
                                             motion   to dismiss,
                                                          dismiss,     pursuant
                                                                       pursuant          CPLR
                                                                                     to CPLR
           §32ll(a)  (7),
           !;3211(a) (7),   on the  basis
                                    basis that the complaint
                                                      complaint fails to state state aa cause
                                                                                        cause
           of
           of action,
               action, the moving
                               moving defendant
                                        defendant must establish
                                                            establish that the   the factual
                                                                                      factual
           allegation
           allegationss in the complaint
                                   complaint,, when taken
                                                       taken together,
                                                              together, fail to   to state
                                                                                      state aa
           cause
           cause of
                  of action
                     action cognizabl
                               cognizablee at law.
                                                law. See, Guggenhei    mer v Ginsburg, 43
                                                            Guggenheimer     v  Ginsburg,   43
           NY2d
           NY2d 268
                 268 (1977).
                       (1977).    On aa motion
                                         motion to dismiss
                                                     dismiss pursuant
                                                                pursuant to CPLR CPLR §3211,
                                                                                       !;3211,
           "the
           "the court
                 court must
                         must accept
                                accept the facts as alleged
                                                         alleged in the complaint
                                                                             complaint [or [or
           pleading]
           pleading] as true, accord           plaintiffs [or
                                     accord plaintiffs       [or the proponent
                                                                        proponent of  of the
                                                                                          the
           pleading]
           pleading]    the  benefit
                             benefit of every      possible favorable
                                            every possible     favorable inference
                                                                            inference,, and
                                                                                          and
           determine
           determine     only
                         only whether
                                whether    the facts as alleged
                                                              alleged     fit within
                                                                                 within any
                                                                                          any
           cognizable
           cognizable legal      theory.'' Sokol v Leader, 74 AD3d
                         legal theory."                             AD3d 1180, 1181 1181 (2d
                                                                                           (2d
           Dept  2q10)  (Citations
           Dept 2010) (Citations      and  internal
                                           internal quotation
                                                     quotation omitted);
                                                                  omitted); see, see, Leon
                                                                                       Leon vv
           Martinez,
           Martinez, 8484 NY2d
                           NY2d 83,
                                 83, 88 (1994);
                                           (1994); Guggenhei
                                                    Guggenheimermer v.
                                                                    v. Ginsburg,
                                                                        Ginsburg, 43  43 NY2d
                                                                                         NY2d
           at 275;  Neuman
           at 275; Neuman vv Echevarria,
                                 Echevarria , 171 AD3d
                                                    AD3d 767,
                                                           767, 768 (2d(2d Dept 2019).
                                                                                   2019).

                Plaintiff  's first cause
                 Plaintiff's           cause of action
                                                  action for interferen
                                                               interference     with
                                                                           ce with
           business
           business relations
                      relations must
                                 must be dismissed
                                           dismissed as the allegation
                                                              allegationss inin the
                                                                                 the
           complaint
           complaint,, even
                        even if true, are insufficie     nt to state
                                              insufficient      state aa cause
                                                                          cause ofof
           action.
           action.   "To prevail
                         prevail on aa cause
                                       cause of action
                                                 action for tortious
                                                            tortious interferen
                                                                      interferencece
           with
           with business
                 business relations,
                            relations, aa plaintiff
                                           plaintiff must
                                                       must prove
                                                            prove that
                                                                   that it
                                                                         it had
                                                                              had aa

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            business relationship
            business                 with aa third
                       relationship with     third party, that the defendant
                                                                       defendant knew
            of that relationship
                     relationship and intentionally
                                       intentionally interfered      with it,
                                                        interfered with   it, and that
            defendant's
            defendant's actions
                          actions were motivated
                                         motivated solely
                                                     solely by malice
                                                                 malice or otherwise
                                                                             otherwise
            constituted
            constituted illegal
                          illegal means, and that defendant's
                                                    defendant's interference
                                                                  interference caused
                                                                                 caused
            injury
            injury to plaintiff's
                        plaintiff's relationship     with the third
                                     relationship with                 party." 684 E.
                                                               third party."         E.
            222    Realty Co.,
            222"d Realty
                nd                      Sheehan, 185 AD3d
                                 LLC v Sheehan,
                           Co., LLC                     AD3d 879,
                                                              879, 879-880
                                                                    879-880 {2d(2d Dept
            2020). Here, Plaintiff
                             Plaintiff failed
                                       failed to allege    that Defendant
                                                   allege that   Defendant induced
                                                                              induced aa
            third  party to end
            third party       end its economic  relationship with
                                      economic relationship     with Plaintiff.
                                                                      Plaintiff.

                   Moreover,
                   Moreover, Plaintiff's
                                Plaintiff's second
                                                 secopd and third
                                                               thir~ causes
                                                                      causes of action, whichwhich
             seek monetary
                   monetary damages             breach
                               damages for breach        of  the  parties' lease based upon
                                                                  parties'     lease  based
             Defendant's
             Defendant's alleged        damage to the apartment,
                             alleged damage                 apartment, failure            maintain
                                                                          failure to maintain
            the apartment
                   apartment    in aa reasonable
                                          reasonable condition
                                                         condition and failurefailure to allow
                                                                                             allow
             Plaintiff
             Plaintiff access
                          access to the apartment              repair the damage, must
                                             apartment to repair                        must also
            be dismissed
                 dismissed since
                               since Plaintiff
                                        Plaintiff failed to serve             Defendant with aa
                                                                     serve Defendant
            notice
            notice of default.
                            default.      The terms of the parties' parties' leaselease require
                                                                                           require
             Plaintiff
             Plaintiff to provide
                              provide Defendant        with notice
                                          Defendant with       notice of default
                                                                             default as to the
            default
            default of any term  term or rule in the Lease, and provides    provides Defendant
                                                                                        Defendant
            with aa time period
                             period to cure the default.default. See, Defendant's
                                                                           Defendant's Ex.  Ex. D,
                                                                                                 0,
            ~16.
            ~16.     Accordingly,     Defendant was entitled
                     Accordingly, Defendant               entitled to a  a notice
                                                                             notice of default
                                                                                           default
            and the opportunity
                        opportunity      to cure the default,
                                                          default, and such notice notice was aa
            predicate to the present
            predicate              present action. See, Unicorn  Unicorn 151 Corp.
                                                                                 Corp. v Small,
                                                                                            Small,
                 Misc
             181 Misc    2d  304, 310-311
                             304,  310-311     (Civ  Ct, Kings County
                                                     Ct,  Kings   County    1999);   see, Waring
                                                                                     see,   Waring
            Barker Co.
            Barker    Co. v Santiago,
                              Santiago,     NYLJ, Jan.     23, 1998 at 25,
                                                    Jan. 23,              25, col
                                                                                colI 1 (App
                                                                                        (App Term
                                                                                              Term
            1P' Dept)
              st  Dept) (Notice of cure required  required by terms terms of lease          before
                                                                                   lease before
            commencement
            commencement      of nuisance
                                   nuisance holdover         proceeding based
                                                holdover proceeding         based on tenant's
                                                                                          tenant's
            failure to grant grant access
                                     access and offensive
                                                      offensive      behavior against
                                                                     behavior     against other
                                                                                             other
            building occupant); compare,
            building    occupant);    compare,     1540   Wallco, Inc.
                                                          Wallco,   Inc.   v  Smith, 54 Misc 3d
                                                                              Smith,   54  Misc
            1207 (A)
                  (A) (Civ
                      (Civ Ct,    Bronx County
                             Ct, Bronx     County 2017) (No      notice to cure
                                                            (No notice         cure required
                                                                                     required in
            lease as predicate
                        predicate to proceeding
                                           proceeding under      nuisance).
                                                         under nuisance).        In the absence
                                                                                           absence
            of a notice
                    notice to cure, the causes causes of action
                                                             action for breach
                                                                           breach of lease in
            the complaint
                  complaint must
                               must be dismissed.
                                           dismissed. See,See, Unicorn
                                                                 Unicorn 151 Corp.
                                                                                 Corp. v Small,
                                                                                            Small,
            181 Misc
                 Misc 2d at 311.

                   Plaintiff's contention
                   Plaintiff's   contention that the Rent Stabilization
                                                                 Stabilization Code
                                                                                  Code does
            not apply
                  apply    to the ·present
                                    present action
                                              action is unavailing
                                                           unavailing     insofar
                                                                          insofar as the
            parties' lease
                        lease gives   Defendant the right to a
                              gives Defendant                     a notice
                                                                    notice of default
                                                                                default and
                                                                                            st
            to cure. See,
                        See, 235 W.
                                  W. 71
                                      71 Units  LLC
                                         Units LLC  v  Zeballos,
                                                       Zeballos,    127 AD3d 489, 490 (1
                                                                        AD3d  489,        (1st
            Dept 2015); Unicorn
                             Unicorn   151 Corp..
                                            Corp..    v Small,
                                                         Small,    181 Misc
                                                                        Misc 2d at  at 310,
                                                                                        310,
            quoting,
            quoting,    Waring   Barker Co.,
                        Waring Barker    Co., NYLJ, Jan. 23,  23, 1998, at 25, 25, col
                                                                                    col 1-2
                                                                                         1-2
            (The
            (The Rent Stabilization
                         Stabilization Code establishes
                                               establishes minimum      rights of tenants
                                                              minimum rights         tenants
            and does not preclude
                              preclude a  a contract
                                             contract that givesgives aa tenant
                                                                           tenant greater
                                                                                     greater

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            rights).     In any event, as asserted
                                                asserted by Defendant,
                                                                  Defendant, the courtscourts have
            not countenanced
                 countenanced aa landlord
                                      landlord seeking
                                                 seeking to avoid avoid the requirements
                                                                               requirements and
            protections
            protections of the Rent Stabilization
                                            Stabilization Code, ·including
                                                                         including the service
                                                                                             service
            of aa notice
                  notice to cure, by commencing
                                           commencing aa breach
                                                             breach of lease
                                                                           lease action
                                                                                   action outside
                                                                                             outside
            of an eviction
                   eviction proceeding
                                proceeding or proceeding-
                                                   proceeding to recover
                                                                       recover possession,
                                                                                   possession, as
            findings therein may have a collateral effect
            findings    therein     may   have   a   collateral      effect     on   aa subsequent
                                                                                         subsequent
            proceeding.
            proceeding. See, W.T.                    Glauber, 153 AD2d
                                         Assoc. vv Glauber,
                                  W.T. Assoc.                         AD2d 538 (l"       Dept 1989)
                                                                                    (lS'Dept
             (Action seeking
                       seeking declaration
                                   declaration       of rights
                                                          rights dismissed
                                                                     dismissed       since
                                                                                     since notice
                                                                                              notice
            required
            required     under
                         under Rent Stabilization
                                          Stabilization         Code
                                                                Code was not served,              and
            declaratory
            declaratory action
                            action was aa step to obtainingobtaining possession
                                                                          possession and would would
            allow
            allow landlord
                    landlord to circumvent
                                    circumvent notice
                                                   notice requirement);
                                                               requirement); Kaycee W.       W. 113
                                                                                                113'h
                                                                                                    th

            St.
            St.   Corp.
                  Corp.   vv Diakoff,
                              Diakoff,     160 AD2d
                                                AD2d 573,573, 574 (Pt   (lS' Dept 1990) (Action
            dismissed
            dismissed since
                          since notice
                                  notice of termination
                                                 termination        was aa predicate·
                                                                              predicate' to the
            action, notwithstanding
                       notwithstanding        that
                                              that aa .declaratory
                                                           declaratory       judgment, not an
                                                                             judgment,
            eviction,
            eviction, was sought);
                               sought); 200 E. 27    27'h   LLC vv Schiffmiller-Nachshen,
                                                        th LLC      Schiffmi11er-Nachshen,          8
            Misc 3d 345,
                      345, 348 (Sup(Sup Ct,
                                          Ct, NY County
                                                    County 2005) (Action to recover   recover fair
            market
            market    value
                      value of rent-controlled
                                     rent-controlled         premise
                                                             premise     dismissed
                                                                         dismissed       as notice
                                                                                              notice
            required
            required by Rent Stabilization
                                  Stabilization Code Code was not served)._
                                                                        served).      Accordingly,
                                                                                      Accordingly,
            as the notice
                       notice    of default
                                       default and the opportunity
                                                                 opportunity       to cure were were
            predicates
            predicates to an action action for breach
                                                    breach of contract,
                                                                    contract, the causes  causes of
            action
            action which
                     which seek
                             seek monetary
                                    monetary damages
                                               damages for Defendant's
                                                                  Defendant's alleged
                                                                                  alleged breach
                                                                                              breach
            of contract
                contract must
                            must bebe dismissed
                                       dismissed pursuant
                                                     pursuant to CPLR  CPLR §3211(a)
                                                                              33211 (a) (7).
                                                                                           (7). See,
            156-158
            156-158   Second    Ave., LLC v Delfino,
                                Ave.,   LLC  v Delfino,       18  Misc
                                                                  Misc   3d  1144(A)
                                                                             1144  (A)  (Civ  Ct,  NY-
                                                                                              Ct, NY
            County
            County 2008) (Action seekingseeking possession
                                                  possession dismissed
                                                                   dismissed for failurefailure to
            state cause
                   cause of action
                               action where
                                         where notice
                                                notice to cure was not served    served and suchsuch
            notice
            notice was aa predicate
                             predicate to the action).

                  Accordingly,
                  Accordingly,       this    Court
                                             Court     need   not    reach
                                                                     reach    the    parties'
                                                                                     parties'
            contentions
            contentions with
                           with respect
                                  respect to the transfer
                                                      transfer of venue.       In any event,
            this Court
                  Court notes
                          notes that Plaintiff
                                          Plaintiff maymay raise
                                                            raise its allegations
                                                                         allegations as to
            Defendant's
            Defendant's conduct
                            conduct alleged
                                       alleged herein
                                                   herein as defenses
                                                                defenses in the pending
                                                                                      pending
            proceeding
            proceeding in Civil
                              Civil Court, KingsKings County, Housing
                                                                 Housing Part.       Further,
            Plaintiff may seek relief with respect to· Defendant's conduct
            Plaintiff    may   seek    relief    with   respect   to   Defendant's    conduct
            alleged
            alleged herein
                      herein in the Civil Civil Court, ~which
                                                           "which has jurisdiction
                                                                          jurisdiction over
            landlord-tenant
            landlord-tenant      proceedings
                                 proceedings      and the ability
                                                             ability to offeroffer complete
                                                                                     complete
            relief
            relief to the parties.
                                parties. Where
                                             Where the Civil
                                                           Civil Court
                                                                    Court can decide
                                                                                  decide the
            dispute, it is desiiable
                              desiiable that the actionaction be brought              court.H
                                                                   brought in that court."
            Kaycee W.
                    W. 113th
                         113th St.
                                St. Corp.,
                                      Corp.,   160 AD2d
                                                    AD2d at 574; see,      Post vv 120 E. End
                                                                    see, Post             End
           .Ave.·
            Ave. Corp.,
                  Corp.,   62
                           62 NY2d
                               NY2d 19,
                                      19, 28 (1984).
                                                (1984).

                 The parties'
                     parties' remaining
                              remaining contentions
                                        contentions are without
                                                        without merit
                                                                merit or need
            not be reached
                   reached by this Court.
                                                    5 of 6
[* 5]                                               Pae
                                                    Paqe -5-
  FILED: ROCKLAND COUNTY CLERK 07/08/2021 05:27 PM                           INDEX NO. 030045/2021
  NYSCEF DOC. NO. 23                                                  RECEIVED NYSCEF: 07/08/2021

                                 foregoing,
                     view of the foregoing,
                  In view                              hereby
                                                 it is hereby

                 ORDERED that the branch
                 ORDERED                                        motion seeking
                                                   Defendant's motion
                                    branch of the Defendant's          seeking
            dismissal
            dismissal  of the  complaint
                               complaint   is granted,
                                              granted,  and the  complaint
                                                                 complaint  is
            dismissed        entirety; and it is further
            dismissed in its entirety;            further

                 ORDERED          branch of the Defendant's
                 ORDERED that the branch                     motion seeking, as
                                                Defendant's motion
            alternative relief, the transfer
            alternative                          venue is denied
                                     transfer of venue     denied as moot.

                 The   foregoing
                       foregoing   constitutes
                                   constitutes    the    Decision
                                                         Decision   and   Order
                                                                          Order   of   this
            Court.

                                                     ENTER

            Dated: July ~, 'b ,
                             2021
                   New City, New
                   New            York
                             New York

                                                           H N. ROLF M. THORSEN
                                                        Acting Supreme
                                                        Acting         Court Justice
                                                               Supreme Court  Justice

            TO:
            TO:   NYSCEF

                                              Page -6-

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