Firm Update No. 2023-03本所动态 2023-03 号
In re Nuisance Holdover in the Bronx: Recovering an Apartment Through the Pandemic Eviction Stays布朗克斯滋扰到期不搬诉讼：在疫情驱逐暂停期间收回住宅单位
- Practice领域
- Real Estate房地产法
- Jurisdiction管辖
- Civil Court, Bronx County, Housing Part纽约市民事法院布朗克斯区分院房屋庭
- Our role本所角色
- Counsel to the owner-landlord业主律师
- Status进展
- Stipulations May and Aug. 2022; warrant; tenants vacated; discontinued Apr. 20232022年5月及8月达成和解；取得驱逐令；租户搬离；2023年4月撤案
IFacts事实
The client, an individual owner of a residential building in the Bronx, rented an upper-floor apartment to a tenant household beginning in 2019. Other occupants of the building complained of constant loud noise by day and night, and repeated requests to stop had no effect. In December 2019 the firm served a sixty-day notice terminating the tenancy, and the firm later served a ten-day notice to cure. The tenants stayed, use and occupancy went unpaid for more than two years, and once the pandemic began, invoked the state's eviction stays. The firm brought a holdover petition pleading nuisance, supported by another occupant's sworn statement and audio and video recordings. The tenants were represented by a legal services organization.客户是一名个人业主，在布朗克斯拥有一栋住宅楼，自2019年起将楼上单位出租给一户租户。楼内其他住户投诉该户日夜持续制造噪音，多次劝告均无效果。2019年12月，本所送达六十天租约终止通知，其后又送达十天改正通知。租户拒不搬离，两年多未付使用占用费，疫情开始后又援引纽约州的驱逐暂停措施。本所提起以滋扰为由的到期不搬诉讼，并附上另一住户的宣誓证词及录音录像为证。租户由法律援助机构代理。
IIQuestions Presented争议问题
(1) Could an owner proceed with a residential holdover while the COVID-19 hardship declaration and rental assistance stays were in force? (2) What must a landlord show to plead nuisance? (3) How should the case be resolved to secure possession without a contested trial?（一）在新冠困难声明暂停及租金援助暂停生效期间，业主能否继续推进住宅到期不搬诉讼？（二）业主须证明什么才能以滋扰为由起诉？（三）如何在不经对抗性审判的情况下确保收回房屋？
IIIRelevant Law相关法律
RPAPL § 711(1): holdover after termination of tenancy; summary proceedingRPAPL § 711(1)：租赁终止后逾期占用；简易程序
COVID-19 Emergency Eviction and Foreclosure Prevention Act, L. 2020, ch. 381, pt. A, § 9: hardship declaration stay; nuisance exception; substantial safety hazardCOVID-19 Emergency Eviction and Foreclosure Prevention Act, L. 2020, ch. 381, pt. A, § 9：困难声明中止；滋扰例外；重大安全隐患
L. 2021, ch. 56, pt. BB, subpt. A, §§ 8, 9-a, as amended by L. 2021, ch. 417, pt. A: Emergency Rental Assistance Program; ERAP stay; nuisance exceptionL. 2021, ch. 56, pt. BB, subpt. A, §§ 8, 9-a, as amended by L. 2021, ch. 417, pt. A：紧急租金援助计划；ERAP中止；滋扰例外
Tenant Safe Harbor Act, L. 2020, ch. 127: COVID-19 covered period; financial hardship defense; bar on possession judgmentsTenant Safe Harbor Act, L. 2020, ch. 127：新冠疫情覆盖期间；经济困难抗辩；禁止作出占有判决
Domen Holding Co. v. Aranovich, 1 N.Y.3d 117 (2003): nuisance; pattern of continuity or recurrence; objectionable conductDomen Holding Co. v. Aranovich, 1 N.Y.3d 117 (2003)：滋扰；持续或反复发生的行为模式；不当行为
Frank v. Park Summit Realty Corp., 175 A.D.2d 33 (1st Dep’t 1991), mod. on other grounds, 79 N.Y.2d 789 (1991): nuisance; recurring objectionable conduct; use and enjoyment of other tenantsFrank v. Park Summit Realty Corp., 175 A.D.2d 33 (1st Dep’t 1991), mod. on other grounds, 79 N.Y.2d 789 (1991)：滋扰；反复发生的不当行为；其他租户的使用与享有
CPLR 2104: stipulation of settlement; enforceabilityCPLR 2104：和解协议；可执行性
IVDisposition结果
The stipulation was executed and filed in May 2022, granting the owner a final judgment of possession with execution stayed to September 2022, and a further stipulation followed in August 2022. When the tenants did not leave, the firm requisitioned the warrant, and the court denied the tenants’ order to show cause to stay it. The tenants fully vacated by March 2023, and the proceeding was discontinued by stipulation on April 14, 2023.和解协议于2022年5月签署并提交法院，业主取得终局收回占有判决，驱逐令执行暂缓至2022年9月；2022年8月双方再达成和解协议。租户未按期搬离，本所申请执行驱逐令，法院驳回租户暂缓执行的紧急动议。租户于2023年3月前全部搬离，诉讼于2023年4月14日以和解方式撤销。
Client details are withheld to protect confidentiality. Prior results do not guarantee a similar outcome.为保护客户隐私，相关信息已隐去。过往结果不保证类似案件的结果。