Retaliatory Eviction Protection in New York PDF
Retaliatory Eviction Protection in New York PDF
Volume 48 | Issue 5
Article 9
1980
Recommended Citation
Douglas Lowe, Retaliatory Eviction Protection in New York--Unraveling Section 223-b, 48 Fordham L. Rev. 861 (1980).
Available at: http://ir.lawnet.fordham.edu/flr/vol48/iss5/9
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I.
A.
Traditionally, tenants have had little recourse against the capricious behavior of their landlords. A New York landlord could evict, for any reason, a
tenant who remained on the premises after the expiration of the lease or the
landlord's termination of a periodic tenancy- by means of an action in
1. Markese v. Cooper, 70 Misc. 2d 478, 479, 333 N.Y.S.2d 63, 66 (Monroe County Ct. 1972).
Because this type of eviction usually occurs at the end of a rental term or period, it has been
referred to as retaliatory termination. Levy, Adjusting the Economic Relationship of Landlord
and Tenant-Rent Alteration Remedies, 11 Urb. L. Ann., 155, 182 (1976).
2. E.g., Letter from Thatcher Homes Tenant Association to Gov. Hugh Carey (July 11, 1979)
(on file with the Fordham Law Review); Letter from Corn Hill People, United, Inc. to Gov. Hugh
Carey (July 9, 1979) (on file with the Fordham Law Review); Letter from New York State Rural
Housing Coalition to New York State Legislature (May 14, 1979) (on file with the Fordham Law
Review).
3. N.Y. Real Prop. Law 223-b (McKinney Supp. 1979).
4. The new law is one of many enacted within the past few years designed to give tenants
greater rights. E.g., N.Y. Gen. Bus. Law 352-eee (McKinney Supp. 1979) (eviction protection
for tenants when premises are being converted to cooperatives or condominiums); N.Y. Real
Prop. Law 226-b (McKinney Supp. 1979) (right to sublease or assign); N.Y. Real Prop. Law
230 (McKinney Supp. 1979) (protection for membership in a tenants' association); N.Y. Real
Prop. Law 235-b (McKinney Supp. 1979) (warranty of habitability); N.Y. Real Prop. Law
235-c (McKinney Supp. 1979) (protection for unconscionable lease or clause).
5. A tenant in possession without the permission of the landlord was considered a trespasser
at common law, Stern v. Equitable Trust Co., 238 N.Y. 267, 269, 144 N.E. 578, 578 (1924), and
is regarded as a holdover under present New York statutory law. N.Y. Real Prop. Law 232-c
(McKinney 1968). The landlord can either decide to make a new agreement with this tenant or to
evict. Id. Where there are provisions in a lease giving the tenant the right to a renewal of the
tenancy, however, the landlord cannot evict at the end of the rental term, Kuppers v. Tortora
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Courts have also recognized that the first amendment secures a tenant's
rights to form a tenants' association, to discuss housing conditions with other
tenants, and to make complaints to public authorities. 12 This right cannot be
impaired by a court sanction of eviction.' 3 Accordingly, if a landlord institutes eviction procedures because of the tenant's participation in a tenants'
association or complaint, the eviction would be an unlawful infringement of a
tenant's exercise of his constitutional rights to hold meetings and report
violations. 14
Misc. 2d 478, 484, 333 N.Y.S.2d 63, 70 (Monroe County Ct. 1972); Dickhut v Norton, 45 Wis.
2d 389, 395-99, 173 N.W.2d 297, 301-02 (1970).
9. Edwards v. Habib, 397 F.2d 687. 701 (D.C. Cir. 1968). cert. denied. 393 U S. 1016 (19691
10. Id.
11. Id. at 700-01. In Markese v. Cooper, 70 Misc. 2d 478. 333 N.Y.S.2d 63 (Monroe County
Ct. 1972), the court noted the generally prevalent shortage of building inspectors, which enhances
the need for tenants to notify governmental authorities of housing code violations. Id. at 483, 333
N.Y.S.2d at 69-70. In New York City, for example, housing inspectors declined in number from
700 in 1972 to 465 as of the end of 1979. Goodwin, Violations Rise in Neut Pattern Apartments,
N.Y. Times, Dec. 12, 1979, B, at 1, col. 1, B, at 7, col. 7.
12. See, e.g., Davis v. Village Park II Realty Co., 578 F.2d 461. 462-63 t2d Cir. 1978),
Edwards v. Habib, 397 F.2d 687, 694-96 (D.C. Cir. 1968). cert. denied. 393 U.S_ 1016 i1969);
Hosey v. Club Van Cortlandt, 299 F. Supp. 501, 505-06 (S.D.N.Y. 1969); E. & E. Newman. Incv. Hallock, 116 N.J. Super. 220, 225, 281 A.2d 544, 546 (Super. Ct. App. Div. 1971, Toms
Point Apts. v. Goudzward, 72 'Misc. 2d 629, 632, 339 N.Y.S.2d 281, 286 (Nassau County Dist.
Ct. 1972), aff'd per curiam, 79 Misc. 2d 206, 360 N.Y.S.2d 366 (App. Term 2d Dep't 1973),
Church v. Allen Meadows Apts., 69 Misc. 2d 254, 255, 329 N.Y.S.2d 148, 149 (Sup. Ct. 1972).
13. See, e.g., Edwards v. Habib, 397 F.2d 687, 694 (D.C. Cir. 1968), cert. denied, 393 L.S1016 (1969); Hosey v. Club Van Cortlandt, 299 F. Supp. 501, 507 (S.D.N.Y 1969), E. & E_
Newman, Inc. v. Hallock, 116 N.J. Super. 220. 225, 281 A.2d 544, 546 (Super. Ct. App. Div.
1971); Church v. Allen Meadows Apts., 69 Misc. 2d 254, 255, 329 N.Y.S.2d 148, 149 (Sup. Ct.
1972). The reasoning is that "judicial action in private disputes is a form of state action" which
requires application of fourteenth amendment due process and equal protection requirementsHosey v. Club Van Cortlandt, 299 F. Supp. 501, s05 (S.D.N.Y. 1969). Therefore, "[al retaliatory
eviction would be judicial enforcement of private discrimination; it would require the application
of a rule of law that would penalize a person for the exercise of his constitutional rights " Id. at
506. Although all courts which banned retaliatory evictions on constitutional grounds implicitly
accepted this argument, at least one declared that judicial resolution of a retaliatory eviction
dispute is not a form of state action requiring the application of the fourteenth amendment,
Mullarkey v. Borglum, 323 F. Supp. 1218. 1226 (S.D.N.Y. 1970), and another held that a claim
of retaliation based on constitutional grounds cannot be raised in a summary proceeding. Lincoln
Square Apts., Inc. v. Davis, 58 Misc. 2d 292, 294, 295 N.Y.S.2d 358, 361 (Civ. Ct. N.Y. 1968),
aff'd, 64 Misc. 2d 859, 316 N.Y.S.2d 130 (App. Term Ist Dep't 1969).
14. See Hosey v. Club Van Cortlandt, 299 F. Supp. 501 (S.D.N Y. 1969). The court
explained that "It]here would be no point in a tenant trying to improve conditions in a building
that he would not be allowed to continue to live in. Permitting retaliatory evictions would thus
inhibit him in the exercise of his constitutional rights [and thereby] have a chilling effect." Id. at
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1980]
Against this background, New York joined the growing number of jurisdictions that have enacted legislation against retaliatory eviction. 2 Section
223-b is intended to become "a key ingredient which has been missing" in
New York's housing program. 23 The statute makes available to tenants an
injunctive relief was not available to prevent an eviction because the availability of a retaliatory
eviction defense in New York courts would be sufficient protection. Id. at 507; see Church v.
Allen Meadows Apts., 69 Misc. 2d 254, 255, 329 N.Y.S.2d 148, 150 (Sup. Ct. 1972).
21. Markese v. Cooper, 70 Misc. 2d 478, 490, 333 N.Y.S.2d 63. 75 (Monroe County Ct.
1972). See also 401 Boardwalk Corp. v. Gutzwiller, 82 Misc. 2d 84, 87. 368 N.Y S.2d 122,
125-26 (Long Beach City Ct. 1975).
22. E.g., Alaska Stat. 34.03.310 (Cum. Supp. 1975); Ariz. Rev. Stat. Ann, 33-1491 tWest
Supp. 1979); Cal. Civ. Code 1942.5 (West Supp. 1980); Conn. Gen. Stat. Ann. 47a-20 tWest
Supp. 1980); Del. Code Ann. tit. 25, 5516 (1975); D.C. Code Encycl. 45-1654 (West
Ann. Stat. ch. 80, 71 (Smith-Hurd 1966); Ky. Rev.
1978); Hawaii Rev. Stat. 521-74 (1976); Ill.
Stat. 383.705 (Supp. 1978); Me. Rev. Stat. Ann. tit. 14, 6001 (1980); Md. Real Prop. Code
Ann. 8-208.1 (Supp. 1979); Mass. Ann. Laws ch. 186, 18 (Michie/Law. Co-op Supp. 1980);
Mich. Comp. Laws Ann. 600.5720 (West Supp. 1979); Minn. Stat. Ann. 566.03 tWest Supp.
1979); Neb. Rev. Stat. 76-1439 (Cum. Supp. 1976); N.H. Rev. Stat. Ann. 540:13-a, -b (Supp.
1979); N.J. Stat. Ann. 2A:42-10.10 (West Supp. 1979); Ohio Rev. Code Ann. 5321.02
(Anderson Supp. 1979); Or. Rev. Stat. 91.865 (1977); Pa. Stat. Ann. tit. 35, 1700-1 (Purdon
1977); R.I. Gen. Laws 34-20-10 (1970); Va. Code 55-248.39 (Supp. 1979); Wash. Rev. Code
Ann. 59.18.240, 59.18.250 (Supp. 1978).
23. N.Y. State Senator Pisani Press Release at 1 (May 8, 1979) (on file with the Fordham Law
Review). The law is intended to " 'preserve and upgrade the quality of [New York's) existing
housing.' " Id. Senator Pisani also stated that tenants' housing rights " 'are usele-s unless tenants
may responsibly exercise them without fear. [Section 223-b] will enable them to do so.' " News
From Senator Joseph R. Pisani (June 15, 1979) (on file with the Fordham Law Review). There
had been unsuccessful attempts to enact such legislation in every year since 1972. Section 223-b
represents the culmination of these efforts. Questions & Answers, supra note 16, at 3. Municipalities could not effectively deal with the problem of retaliatory eviction, because the state
government has exclusive jurisdiction concerning major changes in landlord-tenant law. Id.
There was near-unanimous approval of the bill in the New York Senate, with only one Senator
publicly opposed. Id.
The law is applicable to "all rental residential premises except owned-occupied dwellings with
less than four units." N.Y. Real Prop. Law 223-b(6) (McKinney 1979). The law is primarily
intended to govern premises not subject to rent regulation because these already have ev-iction
controls more restrictive than those of 223-b. Questions & Answers, supra note 16, at 2. See
also Mullarkey v. Borglum, 323 F. Supp. 1218, 1229 (S.D.N.Y. 1970) (the court observed that
"evictions from rent-controlled premises in New York City are well nigh impossible because they
are strictly limited and may be obtained only upon the landlord's proving one of the grounds
enumerated in the applicable law."). Therefore, 223-b will have its major impact in upstate
areas of New York and suburban low-income rental housing. Within New York City, 223-b
will principally affect rental housing not governed by rent regulation, including converted lofts in
Manhattan and converted one, two, and three family homes in other boroughs of the city, which
were previously owner-occupied. Questions & Answers, supra note 16, at 2. The provisions of the
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867
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York legislature did not specifically mention them in section 223-b, it did not
intend to prohibit retaliatory rent increases. Legislation with language similar
to that of section 223-b, however, has been interpreted as including such
conduct in its prohibition. The New Jersey statute, 40 for example, specifically
makes unlawful a substantial alteration of the terms of a tenancy in retaliation. 4! The New Jersey Superior Court, 42 interpreting this law, held that a
rent increase from $70 to $200 was a prohibited act within the meaning of the
43
statute.
41.
Id.
2A:42-10.10.
42. E. & E. Newman, Inc. v. Hallock, 116 N.J. Super. 220, 281 A.2d 544 (Super. CL App.
Div. 1971).
43. Id. at 222-23, 281 A.2d at 546.
44. The tenant's removal from the premises following a retaliatory rent increase is usually the
result of a court order obtained on a theory of nonpayment. See Aweeka v. Bonds, 20 Cal. App
3d 278, 97 Cal. Rptr. 650 (Ct. App. 1971); E. & E. Newman, Inc. v. Hallock, 116 N.J Super
220, 281 A.2d 544 (Super. Ct. App. Div. 19711.
45. A strict interpretation of 223-b would not, however, leave tenants defenseless to
retaliatory rent increases. Although a tenant who decides to pay the increase as demanded will
not be able to assert a claim of retaliation, one who merely continues tendering the original rental
charge will have statutory protection. It has been held that a landlord may not bring a
nonpayment proceeding based on a tenant's refusal to pay a rent increase. E.g., Palagonia v
Pappas, 79 Misc. 2d 830, 831, 361 N.Y.S.2d 236, 237 (Suffolk County Ct. 1974) (rent increase
following expiration of a tenancy for a definite term); Industrial Funding Corp. v. Megna, 87
Misc. 2d 443, 449, 384 N.Y.S.2d 955, 960 (Buffalo City Ct. 1976) (rent increase following
termination of a periodic tenancy). Rather, a landlord must evict the tenant through a normal
holdover summary proceeding to recover possession. E.g., Palagonia v. Pappas, 79 Misc. 2d at
831, 361 N.Y.S.2d at 237; Industrial Funding Corp. v. Megna, 87 Misc. 2d at 449, 384 N.Y.S.2d
at 960. Because such a holdover proceeding for possession falls specifically within 223-b's
proscription, N.Y. Real Prop. Law 223-b(1l) (McKinney Supp. 1979), a tenant can then assert
the defense of retaliation. Id. 223-b(4).
46. See, e.g., Conn. Gen. Stat. Ann. 47a-20 (West Supp. 1980); Md. Real Prop. Code Ann.
8-208.1(2) (Supp. 1979); Ohio Rev. Code Ann. 5321.02 (Anderson Supp. 1979); Wash. Rev
Code Ann. 59.18.240(3) (Supp. 1978).
47. N.Y. Real Prop. Law 235-b (McKinney Supp. 1979). The pertinent part of the statute
reads: "In every written or oral lease or rental agreement for residential premises the landlord or
lessor shall be deemed to covenant and warrant that the premises so leased or rented . . are fit
for human habitation and for the uses reasonably intended by the parties and that the occupants
[Vol. 48
PROOF
The nature of the proof required to show retaliation under section 223-b is
yet to be determined. Although the statute sets forth a clear procedure for the
resolution of the issue when the landlord sues, 4 9 it is less clear on the standard
applicable when the tenant uses retaliatory eviction as a basis for his own
action. It is contended that the standard to be used should be the same in both
situations.
Section 223-b provides that, in an action by the landlord to recover
possession, the tenant will prevail if the court finds, first, that the landlord
retaliated for a protected tenant act and, second, that he "would not otherwise
have" commenced the action.5 0 The tenant will bear the burden of proof on
both these issues.51 It will be relatively easy for him to meet the first proof
requirement. The tenant need only show that he engaged
in protected acts
5 2
and that the landlord subsequently brought the action.
Retaliatory motive, the second evidentiary element, will be the crucial and
problematic issue in cases arising under section 223-b. The tenant must show
that, but for his protected activities, the landlord would not have instituted
the possessory proceeding.5 3 New York courts, prior to the enactment of
section 223-b, had addressed the problem of proving retaliatory motive. One
court 5 4 established a multi-step approach which mandated, inter alia, that the
"overriding reason" behind the landlord's conduct be retaliation for the
tenant's exercise of constitutional rights."5 Another5 6 declared that a tenant
must prove "by clear and convincing evidence" the presence of a retaliatory
motive. 5 7 These approaches are conclusory, however, in that they do not
provide meaningful guidelines which other courts can apply in determining a
landlord's motive; specific criteria are needed.
of such premises shall not be subjected to any conditions which would be dangerous, hazardous
or detrimental to their life, health or safety." Id. 235-b(1).
48. The statute gives tenants a cause of action for breach of warranty. Id. 235-b(3); see,
e.g., Park West Management Corp. v. Mitchell, 47 N.Y.2d 316, 330, 418 N.Y.S.2d 310, 317, 391
N.E.2d 1288, 1295 (1979), cert. denied, 48 U.S.L.W. 3387 (U.S. Dec. 11, 1979) (No. 79-553);
Ocean Rock Assocs. v. Cruz, 66 A.D.2d 878, 879, 411 N.Y.S.2d 663, 664 (2d Dep't 1978);
Goodman v. Ramirez, 100 Misc. 2d 881, 887-89, 420 N.Y.S.2d 185, 189-90 (Civ. Ct. N.Y. 1979).
49.
50.
Id. 223-b(4).
A party asserting an affirmative defense bears the burden of proving that issue. Conner v.
51.
52. N.Y. Real Prop. Law 223-b(4) (McKinney Supp. 1979). The tenant must also show that
he acted in good faith. See note 28 supra and accompanying text.
53.
54. Toms Point Apts. v. Goudzward, 72 Misc. 2d 629, 339 N.Y.S.2d 281 (Nassau County
Dist. Ct. 1972), aff'd per curiam, 79 Misc. 2d 206, 360 N.Y.S.2d 366 (App. Term 2d Dep't 1973).
55. Id. at 633, 339 N.Y.S.2d at 286.
56. 401 Boardwalk Corp. v. Gutzwiller, 82 Misc. 2d 84. 368 N.Y.S.2d 122 (Long Beach City
Ct. 1975).
57. Id. at 85, 368 N.Y.S.2d at 124; see Dickhut v. Norton, 45 Wis. 2d 389, 399, 173 N.W.2d
297, 302 (1970).
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landlord meets this burden, the tenant must then bear the burden of
disproving the explanation "by a preponderance of the evidence."'I
This procedure is an equitable one. If a more restrictive procedure were
used to discourage retaliatory conduct by landlords, it would be extremely
difficult for them to evict tenants at the end of a rental period once the issue of
retaliation had been raised. 72 Such a result would closely resemble the
eviction controls commonly found in rent control statutes, which protect the
tenant by severely limiting the amount of control that a landlord may exercise
over his property. 73 The result would be a significant alteration of the purpose
of the retaliatory eviction prohibition.7 4 Section 223-b was intended to discourage landlord retaliation, 7 5 not to be the foundation for widespread judi71. N.Y. Real Prop. Law 223-bt5) (McKinney Supp. 1979)
72. Under the present law of Minnesota, Minn. Stat. Ann. 566 03 (West Supp 1979), for
example, in most cases the landlord must establish that he was not motivated "in whole or in
part" by a desire to retaliate. Id. In Parkin v. Fitzgerald, 307 Minn. 423, 240 N W 2d 828 (1976),
this statutory requirement was interpreted to mean that the landlord must prove a nonretaliatory
reason, which is "a reason wholly unrelated to and unmotivated by" protected tenant activities.
Id. at 430, 240 N.W.2d at 832. This was held to be "nonpayment of rent, other material breach
of covenant, continuing damage to premises by tenants, or removal of [the] housing unit from
[the] market for a sound business reason." Id. at 430, 240 N.W.2d at 832-33. The court then
observed that "[sluch a standard will give full protection to tenants " Id. at 430-31, 240 N W.2d
at 833. Full protection from eviction, however, is not the purpose of the retaliatory eviction
prohibition. Rather, the prohibition is designed to prevent eviction in those specific cases in which
the landlord has retaliated. This should not require a landlord to prove good cause, such as
tenant misconduct, or the desire to remove the unit from the market In New Jersey, the statutory
presumption, N.J. Stat. Ann. 2A: 42-10.12 (West Supp. 1979), has been held to mean that
when a landlord, in arriving at a decision to evict, takes into account a protected tenant act "the
notice to quit is a 'reprisal' .. .although other factors may also be present or even dominant."
Silberg v. Lipscomb, 117 N.J. Super. 491, 496, 285 A 2d 86, 88 (Union County Ct. 1971)
(emphasis added).
73. Under the New York State Rent Control law, for example, if the tenant is not in violation
of an obligation of the tenancy, is not committing a nuisance, damaging the premises, using the
premises for an illegal purpose, or has not unreasonably denied the landlord access to the
premises, he cannot be removed unless the landlord obtains a certificate of eviction from the
housing commission. N.Y. State Rent Control, Unconsol Laws 8585(1)-2) (McKinney 1974) A
certificate of eviction will only be issued if the landlord establishes good cause that he needs
the premises for personal or immediate family use, or intends to remodel or demolish them. Id.
Thus, whether or not the tenant has a lease, he is assured considerable housing security This
security is predicated on the legislative finding that "a serious public emergency continues to exist
in the housing of a considerable number of persons in the state of New York. Id- 8581(1). In
other words, areas of the state that have rent and eviction controls have been granted special
treatment. The areas of the state in which 223-b is to have its primary effect, however, have not
been designated by the legislature as areas that deserve such stringent eviction controls.
Therefore, 223-b should not be interpreted to deny indirectly to landlords control over their
premises which the legislature did not see fit to do.
An argument might be made that all tenancies in New York State should be granted
substantial eviction controls. Tenants would certainly support such a measure This issue may be
faced by the legislature in coming years. It is not, however, a proper concern in the discussion of
223-b.
74. See notes 8-14 supra and accompanying text.
75. See note 23 supra and accompanying text.
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A. Preventive Relief
Once retaliation is successfully proven, 79 the court must determine how
long the tenant can continue in possession. Section 223-b simply states that a
landlord cannot be obligated to extend the tenancy for more than one year, 80
76. This more accurately reflects the intent behind the retaliatory eviction prohibition, which
is not "based on the tenant's right to possession, per se, but rather seeks to deny possession to the
landlord because of his tainted motive in evicting the tenant." Markese v. Cooper, 70 Misc. 2d
478, 480, 333 N.Y.S.2d 63, 66 (Monroe County Ct. 1972). It is a negative standard, rather than
one which requires cause, i.e., a showing of tenant misconduct. Compare the Minnesota standard
described in note 72 supra.
77. This consideration was enunciated by the Supreme Court in a labor relations retaliation
case. Mt. Healthy City School Dist. Bd. of Educ. v. Doyle, 429 U.S. 274 (1977). The employee
was an untenured teacher who was dismissed one month after he informed a local radio station of
a new school policy. He claimed that this exercise of first amendment rights was the reason
behind the board's decision not to rehire him. This teacher, however, had previously engaged in
other misbehavior which included making obscence gestures to students. The Court was careful
not to place the employee "in a better position as a result of the exercise of constitutionally
protected conduct than he would have occupied had he done nothing." Id. at 285. The important
consideration was to ensure that the employee was "placed in no worse a position than if he had
not engaged in the conduct." Id. at 285-86.
78. In addition, when an injunction is sought, a considerable showing of future unlawful
conduct must be made. See note 31 supra and accompanying text.
79. See pt. II supra.
80. N.Y. Real Prop. Law 223-b(2) (McKinney Supp. 1979). "[A] landlord shall not be
required under this section to offer a new lease or a lease renewal for a term greater than one year
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RETALIATORY EVICTION
but does not establish any other guidelines. In the case of a tenant with a lease
of one year or more, the statute is clear-the court can grant injunctive relief
for, at most, one year. 8 '
There is less statutory direction for courts with regard to the relief that
should be made available to periodic tenants following a decision in their
favor. For example, once a month-to-month tenant successfully asserts the
defense of retaliation, the court must determine the period during which the
landlord will be prohibited from instituting another action for possession.8 2
One New York court, attempting to resolve this issue prior to the enactment
of section 223-b, stated that such a tenant should be given enough time to
make other living arrangements. 83 Another judicial answer has been to allow
the tenant to remain in possession until the landlord's "illegal purpose is
dissipated." 84 Under this standard, "[t]he question of permissible or impermissible purpose is one of fact for the court or jury." 85 This standard is not
desirable because it does not firmly establish a definite grace period for the
tenant. Instead, it creates the need for yet another judicial determination of
motive in a subsequent action.
A better approach is for courts to set a specific period during which the
landlord may not attempt to evict, and thereafter allow him to do so
regardless of motive. This approach is preferable because it eliminates successive possessory actions by persistent landlords. 86 The length of this grace
and after such extension of a tenancy for one year shall not be required to further extend or
continue such tenancy." Id. In this regard, 223-b represents a significant departure from prior
New York law because courts previously held that there was no way, either legal or equitable, to
renew a lease against the desire of the landlord. Robinson v. Jewett, 116 N.Y- 40, 51. 22 N.E
224, 226-27 (1889); Toms Point Apts. v. Goudzward, 72 Misc. 2d 629, 631. 339 N.Y S.2d 281.
285 (Nassau County Dist. Ct. 1972), aff'd per curiam, 79 Misc. 2d 206. 360 N. YS.2d 366 (App.
Term 2d Dep't 1973). This rule of law, of course, applied when there was no option or automatic
renewal clause in the lease.
81. The year period would be measured from the point at which the tenancy would have been
terminated had the retaliation issue not been raised. See N.Y. Real Prop. Law 223-b(2)
(McKinney Supp. 1979).
82. Prior to the adoption of 223-b, a New York court observed that -Isluccessful interposition of the defense of retaliatory eviction fails to afford [a) tenant any meaningful protection, for it
does not deter [a] landlord from commencing a subsequent proceeding shortly thereafter " 401
Boardwalk Corp. v. Gutzwiller, 82 Misc. 2d 84, 87, 368 N.Y.S.2d 122, 125-26 (Long Beach City
Ct. 1975).
83. Markese v. Cooper, 70 Misc. 2d 478, 333 N.Y.S.2d 63 (Monroe County Ct- 1972).
Specifically, the court wanted to allow a tenant "sufficient time, without the pressure normally
exerted in a holdover eviction proceeding, to find other suitable housing" Id at 489, 333
N.Y.S.2d at 75.
84. Edwards v. Habib, 397 F.2d 687, 702 (D.C. Cir. 1968). cert- denied. 393 U S_ 1016
(1969); Schweiger v. Superior Court, 3 Cal. 3d 507, 517, 476 P.2d 97. 103. 90 Cal. Rptr. 729.
735 (1970) (en banc); Toms Point Apts. v. Goudzward. 72 Misc.2d 629. 633. 339 N Y S-2d 281,
287 (Nassau County Dist. Ct. 1972). aff'd per curiant, 79 Misc 2d 206. 360 N.Y.S.2d 366 tApp.
Term 2d Dep't 1973); Markese v. Cooper, 70 Misc. 2d 478, 489, 333 N.Y.S 2d 63, 75 (Monroe
County Ct. 1972).
85. Edwards v. Habib, 397 F.2d 687, 702 (D.C. Cir. 1968) cert. denied, 393 U S 1016
(1969).
86. This approach would also eliminate the need for courts to decide how many times per
year a month-to-month tenant, for example, will be permitted to assert the retaliatory defense.
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223-b, the court stated that there could be a recovery of "compensator) and
' 9special damages, and, in a proper case, ... exemplary or punitive as well."
The court did not elaborate or indicate the precise point in time upon which
damages could be obtained. The cases cited by the court in Markese as a basis
for damages involved a landlord's forcible dispossession of a tenant during the
rental period, 9 6 a landlord's failure to deliver possession at the beginning of a
98
rental period, 97 and an encroachment in violation of a restrictive covenant.
99
Thus, although
None of these cases are similar to a retaliatory eviction.
Markese provides general guidance, New York courts will have to break new
ground in determining the compensable elements flowing from a retaliatory
eviction in various factual settings.
To determine appropriate damages for retaliatory eviction, it is helpful to
compare that situation with wrongful eviction. In the usual wrongful eviction,
the tenant has been actually or constructively evicted from the premises by
00
Damages vary depending upon the
the landlord during the rental period.
theory behind the cause of action. If a contractual theory is used, a successful
damage cause of action yields the difference between the fair market value of
the remainder of the rental term and the rent reserved in the rental agreement
results in
for the period of eviction. 10 1 Alternatively, a successful tort action
02
the recovery of damages proximately caused by the eviction. 1
Although a retaliatory eviction can be similar in form to a wrongful
Id. at 489, 333 N.Y.S.2d at 75 (citations omitted)
96. Eten v. Luyster, 60 N.Y. 252 (1875); I.H.P. Corp. v. 210 Cent. Park S Corp., 16 A-D.2d
461, 228 N.Y.S.2d 883 (lst Dep't 1962), aff'd, 12 N.Y.2d 329, 239 N.Y S 2d 547. 189 N-E.2d
812 (1963).
97. Burkhard v. Morris, 206 A.D. 366, 201 N.Y.S.2d 225 (4th Dep't 1923) (per curiam).
98. Frey Realty Co. v. Ten West 46th St. Corp., 1 Misc 2d 371. 145 N Y S.2d 670 iSup Ct.
1955).
99. They are dissimilar in that the cases cited in Markese concern breach of covenants in a
lease. In contrast, retaliatory eviction, in its most prevalent form, involves the displacement of a
tenant at the end of the rental period. Hence, there is no contract-type breach. See 401
Boardwalk Corp. v. Gutzwiller, 82 Misc. 2d 84, 87, 368 N Y S.2d 122, 125-26 (Long Beach City
Ct. 1975) (rejecting a damage cause of action for retaliatory eviction in the absence of statute)
100. See, e.g., Barash v. Pennsylvania Terminal Real Estate Corp , 26 N Y 2d 77. 83, 308
N.Y.S.2d 649, 653, 256 N.E.2d 707, 710 (1970) (constructive eviction requirements). Seigel v
Neary, 38 Misc. 297, 300, 77 N.Y.S. 854, 857 (App. Term 2d Dep't 1902) (actual eviction)
101. E.g., Clarkson v. Skidmore, 46 N.Y. 297, 302 (1871); Peerless Candy Co v Halbreich,
125 Misc. 889, 892, 211 N.Y.S. 676, 677-78 (App. Term 2d Dep't 1925)- Of course, the tenant is
297, 300. 77
not liable for any rent during the period of eviction. Seigel v Neary, 38 Mii
N.Y.S. 854, 856 (App. Term 2d Dep't 1902).
102. See, e.g., Eten v. Luyster, 60 N.Y. 252, 259-60 (1875) (recovery allowed for injury to
personal property and building of tenant); I.H.P. v. 210 Cent Park S- Corp. 16 A-D-2d 461,
466-67, 228 N.Y.S.2d 883, 888-89 (1st Dep't 1962), afftd, 12 N Y.2d 329, 239 N Y-S 2d 547, 189
N.E.2d 812 (1963) (damage to property and cost of guarding premises to prevent recurrence of
wrongful acts by the landlord, along with punitive damages, recoverable); Lopez v- City of New
York, 78 Misc. 2d 575, 576-77, 357 N.Y.S.2d 659, 660-61 (Civ. Ct N.Y. 1974) (tenant recovered
for loss of earnings, food spoilage, miscellaneous expenses and for mental distress due to the
eviction). In the appropriate case, both contract and tort damages can be obtained Eten v
Luyster, 60 N.Y. 252, 259-61 (1875) (recovery for losses sustained because of the landlord's
trespass, along with the value of the unexpired term following the eviction)
95.
[Vol. 48
Id. at 464.
Id. at 462.
1980]
RETALIATORY EVICTION
distress over the prospective loss of her home." ' "1 3 This case, then, provides a
despite the fact that there has
basis for the recovery by a tenant of damages
14
been no displacement from the premises.'
A second possible situation is one in which the tenant has been evicted in retaliation at the end of a rental period" ss and subsequently brings an action
solely for damages. If this is the first point in time that the issue of retaliation
is being determined and the court finds that there was a retaliatory motive
under section 223-b, it must decide which of the tenant's financial losses are
compensable. A hypothetical illustrates this point. Assume that the tenant
was paying $200 per month for an apartment which had a fair market value
of $220 per month at the time the tenant vacated. Due to the retaliation the
tenant moves to another apartment of similar quality which rents for $230 per
month, incurring moving expenses of $100. One possible measure of damages
would be the difference between the rent of the tenant's original apartment
and its fair market value at the time of the dispossession for the period of
eviction, in the above example $20 per month."16 Another measure would
involve the difference between the original rent and the new rental cost. This
measure would yield $30 per month. It is submitted that the latter should be
used because it more accurately reflects the actual harm sustained by the
tenant due to the landlord's wrongful act.
This measure has been used in an analogous situation under a rent control
law. In Gorman v. Gould, 117 for example, a tenant vacated premises pursuant
to a certificate of eviction which had been granted to the landlord so that the
premises could be used by the landlord's immediate family. In fact, the
premises were rented to a third party. In the meantime, the tenant had moved
to another apartment with a higher rental charge. ' 18 Since the eviction had
become unlawful under the rent control law because of the improper use by
the landlord of the certificate of eviction, the court held that the tenant was
entitled to damages."1 9 The applicable statutory provisions stated that the
landlord would" 'be liable to the tenant for three times the damages sustained
on account of such removal' ",120 and the court held that one basis for
113.
Id. at 464 (emphasis added). The court indicated that attorneys' fees were also recover-
able. Id.
114. The Maryland retaliatory eviction statute has an interesting approach. It provides for
attorney's fees and costs where, in the eviction proceeding. "the judgment [may] be in favor of the
tenant for any of the aforementioned [retaliatory] defenses." Md. Real Prop. Code Ann. 8-208 1
(Supp. 1979). T'his provision thereby takes note of the fact that if the tenant thinks he is being
evicted in retaliation and raises a retaliatory defense, then the issue of retaliation will be
determined while the tenant is still in possession. At this point, actual damages are likely to be
non-existent, unless mental distress, if claimed, is recoverable. Once the issue of retaliation is
resolved by the court, there are two possibilities: (1) the tenant wins, remains in possession and
receives compensation for court expenses; or (2) the tenant loses and must vacate.
115. The tenant vacated either pursuant to a notice to quit or because of a large rent increase.
116. As this measure is similar to the one applied in wrongful evictions, see notes 100-01 supra
and accompanying text, it is certainly a questionable measure in that no part of the rental period
remained at the time of eviction. See notes 103-05 supra and accompanying text.
117. 37 Misc. 2d 553, 235 N.Y.S.2d 957 (Civ. Ct. N.Y. 1962).
118. Id. at 554, 235 N.Y.S.2d at 958.
119. Id. at 554-55, 235 N.Y.S.2d at 958-60.
120. Id. at 555, 235 N.Y.S.2d at 960.
[Vol. 48
1980]
RETALIATORY EVICTION
CONCLUSION
He may decide
with his property, and to rent or not to rent to any given person at his whimnot to rent to singers because they are too noisy. or not to rent to bald-headed men because he has
been told they give wild parties.").
882