Ackerman v. Berkowitz

54 Misc. 3d 867, 43 N.Y.S.3d 720
CourtCivil Court of the City of New York
DecidedDecember 12, 2016
StatusPublished

This text of 54 Misc. 3d 867 (Ackerman v. Berkowitz) is published on Counsel Stack Legal Research, covering Civil Court of the City of New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Ackerman v. Berkowitz, 54 Misc. 3d 867, 43 N.Y.S.3d 720 (N.Y. Super. Ct. 2016).

Opinion

OPINION OF THE COURT

Susan F. Avery, J.

Consolidation

The above captioned proceedings are consolidated solely for purposes of the instant decision/order.

Procedural History

Petitioner commenced the instant harassment proceedings, by filing an order to show cause, notice of petition and petition with numerous documents annexed to the application (in each action). In support of each petition, the petitioner claims the respondent landlord1 has harassed petitioner by unlawfully and forcibly evicting the petitioner from the subject premises without due process of law, preventing him and his guests from fully enjoying the premises and preventing him from receiving mail addressed to him at the subject premises. Mr. Ackerman, [869]*869the petitioner, states that the respondent used force and removed him and his possessions from the subject premises. Mr. Ackerman claims that the subject premises are 1120 48th Street, garden and basement apartments, Brooklyn, NY 11219. He alleges that the landlord refused to permit him reentry to the premises.

Respondent landlord2 opposed the petitions and filed a cross motion in each action, seeking to dismiss each proceeding and for the imposition of sanctions against the petitioner and for legal fees.

Dismissal of Duplicate Proceeding

As the proceeding bearing index No. HP 6429/2016 was commenced subsequent to the commencement of the proceeding bearing index No. HP 6422/2016, and seeks identical relief, the proceeding bearing index No. HP 6429/2016 is dismissed as duplicative. Accordingly, this decision will address the issues as they are presented in the proceeding bearing index No. HP 6422/2016.

Summary Determination Requirement

This court has reviewed the submissions filed in the instant proceeding and heard argument on the parties’ positions. Having heard argument from the attorneys for all parties and having reviewed the parties’ submissions, and finding there are no issues of fact to be determined at trial, Civil Practice Law and Rules § 409 requires this court to issue a summary determination of the matter herein.3

[870]*870CPLR 409

CPLR 409 (b) requires that in a summary proceeding the court search the record and issue judgment. Specifically, CPLR 409 (b) reads as follows: “[t]he court shall make a summary determination upon the pleadings, papers and admissions to the extent that no triable issues of fact are raised.” Accordingly, upon a search of the record, this court finds that there are no triable issues of fact to be determined at trial, and denies each petition and dismisses the proceedings.4

Factual Background

The premises that are the subject of this (and other actions herein mentioned) are a two-family dwelling.5 Sometime in the year 2004, Mr. Ackerman entered into possession of the subject premises6 (1120 48th Street, first floor apartment, Brooklyn, NY 11219) as an incident to his employment7 as the live-in home health care aide of Mr. Wilhelm Haberman8 who is 94 years of age9 and a holocaust survivor.10 Mr. Haberman has resided on the first floor of the premises (1120 48th Street, Brooklyn, NY 11219)11 for over 50 years.12 Ms. Sarah Berkowitz is Mr. Haberman’s daughter and she assists in tending to his affairs.13

At some point, Mr. Haberman and his family became dissatisfied with Mr. Ackerman’s services and terminated his [871]*871employment as Mr. Haberman’s live-in home health care aide.14 As occupancy at the subject premises was incident to his employment, upon his termination, Mr. Ackerman was required to vacate the premises, which he did not immediately do.

The Licensee Holdover Proceeding

After Mr. Ackerman’s home health care services were terminated, he did not vacate the premises when requested.15 Thereafter, the landlord commenced a licensee holdover proceeding seeking to remove Mr. Ackerman from the premises.16

The holdover proceeding was originally returnable on March 19, 2015; the proceeding was adjourned on several occasions, and on some occasions, at the request of Mr. Ackerman due to health reasons. By notice of motion dated June 3, 2015 and returnable on June 16, 2015 counsel for Mr. Ackerman sought to dismiss the proceeding.17 The file does not contain a disposition for the June 16, 2015 appearance; however, by a stipulation dated June 15, 2015, the proceeding was adjourned to June 23, 2015 for “trial/traverse” and the motion was deemed “settled.” On June 23, 2015, the landlord appeared in court with witnesses, including the process server and, over the landlord’s objection, Mr. Ackerman’s attorney’s request for an adjournment was granted and the proceeding was adjourned to August 10, 2015. On August 10, 2015, at Mr. Ackerman’s attorney’s request, the proceeding was further adjourned until October 7, 2015 with a notation that the adjournment was “final!” (sic). On October 7, 2015 the matter was adjourned to October 29, 2015 with the notation “final for trial” (no exclamation point). The file does not contain a disposition for October 29, 2015. The matter proceeded to trial on November 5, 2015.

The matter was tried before Judge Sikowitz. Following the trial, Judge Sikowitz issued a decision dated November 5, 201518 finding that Mr. Ackerman’s license to occupy the premise had been terminated and provided for the issuance of a final judgment of possession in favor of the landlord. Mr. [872]*872Ackerman was evicted by City Marshal Ileana Rivera on April 28, 2016.19

Parenthetically, this court notes that unrebutted testimony at the trial included that Mr. Ackerman was abusive to Mr. Haberman,20 harassed and yelled at Mr. Haberman,21 threatened to destroy Mr. Haberman and threatened to put him “into the ground”;22 and that Mr. Haberman was afraid of Mr. Acker-man, and as a result locks were installed on the bedroom doors at the premises, in an attempt to keep Mr. Haberman and Ms. Berkowitz safe from Mr. Ackerman’s tirades23 and often, as a result of Mr. Ackerman’s frightening behavior, Ms. Berkowitz locked herself and her wheelchair bound father in his bedroom and sat with him until it seemed that they were no longer in danger of Mr. Ackerman.24 Ms. Berkowitz’s testimony was found to be credible.25

Additional unrebutted testimony at trial was that Mr. Acker-man “hit” Ms. Berkowitz26 and he tormented replacement home health care aides by entering the new aides’ rooms at the premises and sat on their beds, prevented them from sleeping and criticized them.27

In her posttrial decision, Judge Sikowitz noted that Mr. Ack-erman failed to appear in court on scheduled court dates, claiming to the court that he was too sick to attend the proceedings. The court notes that Mr.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

MATTER OF MARON v. Silver
925 N.E.2d 899 (New York Court of Appeals, 2010)
Heimbach v. State
452 N.E.2d 1264 (New York Court of Appeals, 1983)
Post v. 120 East End Avenue Corp.
464 N.E.2d 125 (New York Court of Appeals, 1984)
Pena v. Penny Lane Realty Inc.
129 A.D.3d 441 (Appellate Division of the Supreme Court of New York, 2015)
Matter of Richardson
160 N.E. 655 (New York Court of Appeals, 1928)
Wilen v. Harridge House Associates
94 A.D.2d 123 (Appellate Division of the Supreme Court of New York, 1983)
Kanter v. East 62nd Street Associates
111 A.D.2d 26 (Appellate Division of the Supreme Court of New York, 1985)
Wagman v. Smith
161 A.D.2d 704 (Appellate Division of the Supreme Court of New York, 1990)
Lang v. Pataki
271 A.D.2d 375 (Appellate Division of the Supreme Court of New York, 2000)
McCormick v. Homes
38 Misc. 3d 847 (Civil Court of the City of New York, 2012)

Cite This Page — Counsel Stack

Bluebook (online)
54 Misc. 3d 867, 43 N.Y.S.3d 720, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ackerman-v-berkowitz-nycivct-2016.