Opinion
570469/11
12-22-2011
Eddie Chew and Angelus Chan, Petitioners-Landlords- Appellants, v. Michael P. McKenzie, Respondent-Tenant-Respondent, -and- Jan Garden Castro, John Doe and Jane Doe, Respondents-Undertenants.
PRESENT: , J.P., Shulman, Hunter, Jr. JJ
Landlords appeal from an order of the Civil Court of the City of New York, New York County (John H. Stanley, J.), dated January 10, 2011, which granted tenant's motion for summary judgment dismissing the petition and denied landlords' cross motion for summary judgment on the petition in a holdover summary proceeding.
Per Curiam.
Order (John H. Stanley, J.), dated January 10, 2011, reversed, with $10 costs, tenant's motion denied, landlords' cross motion for summary judgment on its possessory claim granted, with issuance of the warrant of eviction permanently stayed.
It being undisputed that respondent-undertenant remained in possession nearly two years after commencement of this illegal sublet holdover proceeding, tenant was not entitled to summary judgment dismissal of the petition based upon his alleged cure (see Langham Mansions Co. v Bodine, 117 Misc 2d 925, 926-927 [1983], lv dismissed 59 NY2d 1026 [1983]). Since the record establishes beyond factual dispute that tenant violated a substantial obligation of the tenancy by subletting the stabilized apartment without landlord's written consent (see Real Property Law § 226-b), while residing elsewhere, landlords are entitled to summary judgment on their possessory claim (see Langham Mansions Co. v Bodine, 117 Misc 2d at 927). However, in light of the fact that tenant effected a cure by removing the undertenant, albeit belatedly, we permanently stay issuance of the warrant of eviction.
THIS CONSTITUTES THE DECISION AND ORDER OF THE COURT.