Matter of Mendelson v. City of New York, 34 A.D.2d 541 (1970)
A landlord is entitled to reasonable notice and an opportunity to address a nuisance on their property, particularly if the nuisance was not created by them and they lacked knowledge of it, before the city can demand rent payments from tenants to cover repair costs.
Summary
This case concerns a landlord challenging the constitutionality of New York City’s Emergency Repair Program after being billed for repairs to a tenant’s blocked toilet. The landlord argued insufficient notice of the nuisance and premature demand for rent payments from tenants before a judicial determination of liability. The court held that while the city can demand rent payments to cover repair costs, the landlord is entitled to reasonable notice and an opportunity to address the nuisance, especially if the landlord did not create the nuisance and lacked knowledge of it. The case was remanded for a factual determination regarding the adequacy of notice.
Facts
A tenant in a building owned by Mendelson reported a blocked toilet to the landlord’s office on December 23, 1966, and again on December 27, 1966. The landlord allegedly refused to make repairs. The tenant then complained to the City Department of Buildings, who contacted the landlord. The landlord claimed ignorance of the stoppage until receiving a bill for $58.10 for repair and administrative expenses. The Board of Health had previously issued a general order declaring buildings without effective sewage disposal facilities a nuisance.
Procedural History
Mendelson initiated an Article 78 proceeding to declare the Emergency Repair Program unconstitutional. The lower court ruled against Mendelson. The Appellate Division affirmed. The case was then appealed to the New York Court of Appeals.
Issue(s)
1. Whether the notice provided to the landlord regarding the blocked toilet was sufficient under the Administrative Code.
2. Whether the city could demand rent payments from the landlord’s tenants to cover repair costs before a judicial determination of the landlord’s liability.
Holding
1. No, because the landlord is entitled to reasonable notice and an opportunity to address a nuisance on their property, particularly if the nuisance was not created by them and they lacked knowledge of it.
2. Yes, because the Administrative Code allows for rent payments to be directed to the city for repairs, subject to the landlord’s right to sue for recovery and establish non-liability.
Court’s Reasoning
The court reasoned that while the city has the power to abate nuisances, reasonable notice must be given to the landlord when possible, especially for nuisances not created by the landlord and of which they may not have had actual notice. The court emphasized that a blocked toilet within a tenant’s apartment falls into this category. Even in emergency situations, a simple phone call to the landlord could expedite repairs. The court found that factual disputes existed regarding the notice provided to the landlord, requiring a remand for resolution.
Regarding rent payments, the court held that postponing judicial inquiry into liability is permissible as long as an adequate opportunity for ultimate judicial determination exists. Citing Phillips v. Commissioner, 283 U. S. 589, 596-601, the court stated, “Where only property rights are involved, mere postponement of the judicial inquiry is not a denial of due process, if the opportunity given for the ultimate judicial determination of the liability is adequate”. The procedure did not involve the irreversible economic hardships present in cases like wage garnishment (Sniadach v. Family Finance Corp., 395 U. S. 337) or termination of public assistance (Goldberg v. Kelly, 397 U. S. 254).
However, the court cautioned that the city could not retain rents exceeding the cost of repairs, as this would be invalid and unconscionable.