185 Misc. 125 | N.Y. App. Term. | 1945
Dissenting Opinion
The relationship of the tenants-respondents herein as joint lessees was created by agreement; it did not arise from the fact that they are husband and wife; their rights, I feel, should be considered from that standpoint. Both the appellant’s attorney and the Office of Price Administration’s counsel acknowledge that Anne Schottland was not included in the Office of Price Administration’s certificate authorizing the institution of this proceeding; the certificate, admittedly, only authorizes the proceeding against the tenant Harold Schottland. Both lawyers recognize that in this situation the proceeding cannot prevail as to Anne Schottland unless this court is prepared to consider matters not embraced in the return on appeal.
In an endeavor to escape dismissal of the petition as against Anne Schottland this court is requested to consider, dehors the record, the statements of said counsel that the administrator’s “ intention ” must have been to also authorize the
The fact that the parties are husband and wife should not alter the situation; as I have mentioned, their status was created by agreement and should be considered on that basis. The rule is that where the tenancy is a joint one, each of such tenants is entitled to be separately served with notice or process and service on one and not on the other is without effect to bind the one not served. (People ex rel. Crawford v. De Camp, 12 Hun 378; 36 C. J., Landlord and Tenant, § 1856, Note 61, subd. [e]; 3 New York Law of Landlord and Tenant, § 1171.) The situation is different in the case of a partnership tenant when service of notice or process on one partner will bind all (Ludwig v. Lazarus, 10 App. Div. 62); so here, the issuance of a certificate against one joint tenant cannot bind or affect the other joint tenant against whom it is not granted.
Appellant’s counsel fully recognizes its predicament and strives to extricate the appellant therefrom by an attempt to effect a distinction; he argues that it is elementary that joint promisors and obligors may be joined in a single action or proceeding and, though only one be served personally, judgment may be entered against both and execution may be levied against the joint property of both. No reference is cited but I suppose he has reference to article 73 of the Civil Practice Act entitled “ Actions Against Joint Debtors ”. Offhand, I am not so certain of the validity of such an enactment, if intended to be of general application; I am rather disposed to feel that it has application, in a restricted sense, to partner
As to the tenant Harold Schottland, the appeal lacks merit as on the trial he conceded the sufficiency of the certificate as to him and I think the point must be deemed waived. As to the tenant Anne Schottland, the point was specifically made that no certificate was issued as to her and dismissal was sought on this ground by motion expressly made.
Insofar as the "trial court assumed to review and interfere with the action of the Price Administrator in granting the certificate as to the tenant Harold Schottland, no jurisdiction to do so existed and the ruling is erroneous and must be annulled. However, as to the tenant Anne Schottland, the dismissal of the petition as to her may be upheld on the ground stated by the Trial Court that she was not included in the mentioned certificate which is the undisputed fact. The final order should be reversed as to tenant Harold Schottland, and a final order awarded against him, and as to tenant Anne Schottland, the final order dismissing the petition as to her, should be affirmed.
Hammer and Hecht, JJ., concur in Memorandum Per Curiam; Eder, J., dissents in part, as- to tenant Anne Schottland, in opinion.
Order and judgment reversed, etc.
Lead Opinion
The proceedings to remove a tenant may be maintained if compliance is shown with either subdivisions (a) or (b) of section 6 of the Rent Regulation (Rent Regulation for Housing in New York City Defense-Rental Area, 8 Fed. Reg. 13917, 13918) which are mutually exclusive. Redress from a certificate issued pursuant to subdivision (b) of section 6 must be had in an appeal to the Emergency Court provided by subdivision (d) of section 204 of the Emergency Price Control Act of 1942 (Ú. S. Code, tit. 50, Appendix, § 924, subd. [d]). The certificate merely indicates that in the opinion of the administrator summary proceedings are not in contravention of the spirit of rent control. Thereafter, the proceedings may be prosecuted solely according to local law.
The final order and judgment should be reversed, with $30 costs, and final order directed for landlord as prayed for in the petition, with costs.