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Luo v. Croyden Apts.

Supreme Court of New York, Second Department
Sep 13, 2023
219 A.D.3d 1364 (N.Y. App. Div. 2023)

Opinion

2021–08337 Index No. 714271/18

09-13-2023

Shiu Ya LUO, respondent, v. CROYDEN APTS., INC., et al., appellants.

Farber Brocks & Zane, LLP, Garden City, NY (Lester Chanin of counsel), for appellants. Caesar and Napoli, P.C., New York, NY (Ernest A. Spivak of counsel), for respondent.


Farber Brocks & Zane, LLP, Garden City, NY (Lester Chanin of counsel), for appellants.

Caesar and Napoli, P.C., New York, NY (Ernest A. Spivak of counsel), for respondent.

ANGELA G. IANNACCI, J.P., PAUL WOOTEN, BARRY E. WARHIT, LILLIAN WAN, JJ.

DECISION & ORDER In an action to recover damages for personal injuries, the defendants appeal from an order of the Supreme Court, Queens County (Tracy Catapano–Fox, J.), entered November 3, 2021. The order granted the plaintiff's motion for summary judgment on the issue of liability against the defendant Croyden Apts., Inc. ORDERED that the appeal by the defendant Firstservice Residential New York, Inc., is dismissed, as that defendant is not aggrieved by the order appealed from (see CPLR 5511 ; Mixon v. TBV, Inc., 76 A.D.3d 144, 156–157, 904 N.Y.S.2d 132 ); and it is further,

ORDERED that the order is affirmed on the appeal by the defendant Croyden Apts., Inc.; and it is further,

ORDERED that one bill of costs is awarded to the plaintiff, payable by the defendant Croyden Apts., Inc.

In October 2017, the plaintiff allegedly tripped and fell over a raised sidewalk flag on the public sidewalk that abutted property located in Queens owned by the defendant Croyden Apts., Inc. (hereinafter Croyden), and managed by the defendant Firstservice Residential New York, Inc. The plaintiff commenced this action against the defendants to recover damages for personal injuries, alleging, inter alia, that the defendants were negligent in failing to maintain the sidewalk where the accident occurred in a reasonably safe condition. After discovery was completed, the plaintiff moved for summary judgment on the issue of liability against Croyden. The Supreme Court granted the plaintiff's motion, and this appeal ensued.

Administrative Code of the City of New York § 7–210(a) imposes a duty upon "the owner of real property abutting any sidewalk ... to maintain such sidewalk in a reasonably safe condition." " ‘However, Administrative Code of the City of New York § 7–210 does not impose strict liability upon the property owner, and the injured party has the obligation to prove the elements of negligence to demonstrate that an owner is liable’ " ( Curry v. Eastern Extension, LLC, 202 A.D.3d 907, 908, 159 N.Y.S.3d 684, quoting Muhammad v. St. Rose of Limas R.C. Church, 163 A.D.3d 693, 693, 81 N.Y.S.3d 131 ). "Thus, to prevail on a motion for summary judgment, a plaintiff must demonstrate, prima facie, that the property owner created the defect or had actual or constructive notice of the defect" ( Curry v. Eastern Extension, LLC, 202 A.D.3d at 908, 159 N.Y.S.3d 684 [internal quotation marks omitted]).

Here, in support of her motion, the plaintiff submitted, among other things, a transcript of her deposition testimony, a transcript of the deposition testimony of Arcadio Martinez, and an expert affidavit from Scott M. Silberman, a professional engineer. At her deposition, the plaintiff identified photographs taken the day of her accident that depicted the area of the sidewalk where she fell. In one of those photographs, the plaintiff identified a raised sidewalk flag as the cause of her fall. Martinez, who had been the superintendent of Croyden's property for approximately 30 years at the time of the accident, testified that he would inspect the area of the sidewalk where the plaintiff fell "every day," that the raised sidewalk flag condition had existed for at least a year prior to the accident, and that the photograph on which the plaintiff identified the raised sidewalk flag accurately depicted how that area appeared on the date of the plaintiff's fall. Silberman visited the accident site with the plaintiff on March 14, 2018, and measured the height differential of the raised sidewalk to be 3/4 of an inch. He opined within a reasonable degree of professional engineering certainty that the raised sidewalk flag constituted a "substantial defect" in violation of sections 7–210 and 19–152(a) of the Administrative Code of the City of New York, and was a substantial factor in causing the plaintiff's fall. By submitting this evidence, the plaintiff established, prima facie, that Croyden had actual notice of the sidewalk defect and violated its duty to maintain the sidewalk abutting its property in a reasonably safe condition (see Administrative Code of City of N.Y. §§ 7–210, 19–152[a]; Brady v. 2247 Utica Ave. Realty Corp., 210 A.D.3d 621, 622, 177 N.Y.S.3d 627 ; cf. Robinson v. Hess Retail Stores, LLC, 197 A.D.3d 517, 518, 148 N.Y.S.3d 899 ). In opposition, Croyden failed to raise an issue of fact.

Accordingly, the Supreme Court properly granted the plaintiff's motion for summary judgment on the issue of liability against Croyden.

IANNACCI, J.P., WOOTEN, WARHIT and WAN, JJ., concur.


Summaries of

Luo v. Croyden Apts.

Supreme Court of New York, Second Department
Sep 13, 2023
219 A.D.3d 1364 (N.Y. App. Div. 2023)
Case details for

Luo v. Croyden Apts.

Case Details

Full title:Shiu Ya Luo, respondent, v. Croyden Apts., Inc., et al., appellants.

Court:Supreme Court of New York, Second Department

Date published: Sep 13, 2023

Citations

219 A.D.3d 1364 (N.Y. App. Div. 2023)
195 N.Y.S.3d 798
2023 N.Y. Slip Op. 4609

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