Plaza Management Co. v. City Rent Agency, 25 N.Y.2d 630 (1969)
Rent control legislation must have a rational basis; using an assessed property valuation that is lower than a previously accepted sales price, especially when the sales price undervalues the property, lacks a rational basis.
Summary
Plaza Management Co. challenged a 1967 amendment to New York City’s rent control law that prevented the City Rent Agency from considering pre-1961 sales prices when determining a property’s valuation for rent control purposes, limiting it to assessed values. Plaza argued that this amendment unconstitutionally reduced their return on investment. The Court of Appeals affirmed the lower court’s decision upholding the law. A dissenting judge argued that discarding a previously accepted sales price and using a lower assessed value, particularly when the sales price already undervalued the property, was arbitrary and lacked a rational basis, thus violating due process and equal protection.
Facts
Plaza Management Co. purchased an apartment building in 1959 for $2,700,000, with an assessed value of $1,360,000 and a rental income of $337,000. The State Rent Administrator approved Plaza’s application for a 6% return on the property’s valuation, specifically approving the 1959 sale for determining the valuation base. Subsequent applications were also approved using the 1959 sale. In 1967, Plaza applied again, but the City Rent Agency rejected the 1959 sale due to a 1967 amendment (Local Law No. 41) limiting consideration to sales between February 1, 1961, and the application date. The agency used the assessed valuation of $2,150,000 instead. Clinton Hill’s situation was similar, with an even greater reduction in valuation base.
Procedural History
Plaza Management Co. challenged the City Rent Agency’s decision based on the 1967 amendment. The lower court upheld the constitutionality of the amendment. Plaza appealed to the New York Court of Appeals.
Issue(s)
Whether the 1967 amendment to the City Rent Law, which eliminated pre-1961 sales as a basis for rent return determinations and limited valuation to assessed values, had a rational basis and was therefore constitutional.
Holding
The majority held the law to be constitutional. The dissent argued: No, because eliminating pre-1961 sales and limiting valuation to assessed values lacks a rational basis when the previously accepted sales price already undervalued the property, and thus violates the property owner’s rights to due process and equal protection.
Court’s Reasoning
The dissenting judge argued the elimination of pre-1961 sales as valuation bases and the limitation to assessed values was arbitrary. While acknowledging the presumption of constitutionality and the courts’ reluctance to substitute their judgment for the legislature’s, the dissent contended that this principle cannot excuse laws that deprive property owners of due process and equal protection. The dissent noted the law reduced the appellants’ return on investment and this reduction was accomplished by discarding a previously acceptable valuation base. The city argued sales prices become “stale” over time, but the dissent countered that the 1959 sales price was “stale” because it *undervalued* the property. Substituting an even lower assessed value was irrational. The dissent referenced *Municipal Gas Co. v. Public Serv. Comm., 225 N.Y. 89, 96*, quoting Cardozo, stating that a statute prescribing rates must square with the facts, or be cast aside as worthless and the present law was a capricious pronouncement of a rule without a reason sensible men can accept.