Carney v. Philippone, 30 N.Y.3d 334 (2004)

Under the Onondaga County Tax Act, a tax certificate holder must provide an owner with a six-month notice to redeem before seeking a deed, within the two-year redemption period, while an occupant must be served six months before the three-year redemption period expires; this aligns with due process and legislative intent.

Summary

This case concerns the interpretation of the Onondaga County Tax Act, specifically addressing when the right to redeem property expires after a tax sale. The Carneys failed to pay property taxes, leading to the sale of tax certificates. The central issue involves a malpractice claim against their attorney, Philippone, for allegedly failing to advise them to file for bankruptcy before the redemption period expired. The New York Court of Appeals clarifies the interplay between different sections of the Act, emphasizing the importance of providing actual notice to property owners while adhering to statutory redemption periods to balance the collection of taxes with preventing property forfeiture. The court ultimately determines that notice must be given six months before the two-year or three-year redemption periods expire for owners and occupants, respectively.

Facts

The Carneys owned property in Manlius, NY, and operated Sunnyside Nursing Home and Sunnyside Adult Home on the property. In 1993 and 1994, they failed to pay real estate taxes, leading to the sale of tax certificates to Onondaga County, which later resold them to Tax Certificate Associates, Inc. (TCA). The Carneys also took out a mortgage with Adirondack Capital Management, Inc. (ACM), defaulting later and leading to foreclosure proceedings. The Corvettis, principals of ACM, purchased the tax sale certificates from TCA. The Corvettis then sent the Carneys a six-month notice to redeem. Advised by Philippone, the Carneys filed for bankruptcy protection, but the bankruptcy court found the redemption period had already expired.

Procedural History

The Carneys’ bankruptcy trustee sued Philippone for malpractice in federal court, alleging that his late advice caused them to lose their property rights. The District Court granted summary judgment for Philippone, finding collateral estoppel based on the Bankruptcy Court’s decision and agreeing that the redemption period expired before Philippone was hired. The Second Circuit reversed, finding collateral estoppel inapplicable and certifying questions about the interpretation of the Onondaga County Tax Act to the New York Court of Appeals.

Issue(s)

1. Under the Onondaga County Tax Act, is an owner’s right to redeem their property strictly limited to two years after a tax sale, even without a notice to redeem, or does the right survive until six months after such notice, even if that extends beyond two years?

2. Does the term “occupant” in Section 8 of the Onondaga County Tax Act include an individual operating a business on the property but not residing there? If so, does an individual who is both an owner and an occupant have three years to redeem the property?

Holding

1. No, the owner’s right to redeem is not strictly limited to two years without notice; however, the tax sale purchaser must provide the owner with a six-month notice to redeem before requesting a deed, but this notice must be served within the initial two-year redemption period, because the legislative intent was to provide notice while adhering to existing redemption timelines.

2. Yes, the term “occupant” includes an individual operating a business on the property. However, an individual who is both an owner and an occupant does not have three years to redeem; they are still held to the two-year redemption period applicable to owners, because the rationale for the longer occupant period (lack of direct tax notices) does not apply to owners.

Court’s Reasoning

The Court of Appeals based its decision on two principles: interpreting the Legislature’s intent and construing tax sale statutes liberally in the owner’s favor. The court analyzed Sections 6, 8, and 9 of the Onondaga County Tax Act. It noted the legislative history of the Act, particularly the 1971 amendment requiring personal service of a notice to redeem, aimed at providing due process. The court reasoned that the Legislature intended to provide actual notice to property owners before the transfer of property to the tax certificate holder. "Thus, we conclude that a tax certificate holder must give an owner or occupant a six-month notice to redeem, as provided in section 6, and that without such notice there can be no transfer of the property to the tax certificate holder." The court harmonized the notice requirement with the two- and three-year redemption periods in Section 8 by ruling that the notice must be served six months before the expiration of these periods. As for the definition of “occupant,” the court looked to the Real Property Tax Law definition at the time the Act was amended, which included those operating a business on the property. However, it held that an owner-occupant is still bound by the two-year owner redemption period, as the purpose of the longer occupant period is to account for a lack of direct notice, which an owner would inherently have. The court also noted that the Act provides a five-year outer limit for application for conveyance, preventing perpetual clouds on title. It explicitly highlighted the need for legislative review of the Onondaga County Tax Act due to the inconsistencies and ambiguities identified throughout the case.