Tuesday, October 29, 2019

THE RENT LAWS OF 2019 - AMENDMENT TO LANDLORD & TENANT LAW IN NEW YORK

Last summer governor Andrew Cuomo has signed the new package of landlord and tenant laws and regulations, significantly improving the situation of residential tenants in the state of New York, and more importantly, in New York City. Collection of new laws and regulations is known under the name of the Statewide Housing Security and Tenant Protection Act of 2019, or by a short name of the Rent Laws of 2019.
The 2019 Rent Laws lengthens the process of eviction (known as holdover proceedings) as well as recovery of owed rent (known as nonpayment proceedings).
Regarding nonpayment proceedings, instead of 3 or 5 day notice of nonpayment of rent, now landlord has to serve on tenant (by a process server) 14 day notice of nonpayment, warning tenant that in case of nonpayment of the owed rent within the 14 day period, landlord would file a summary nonpayment proceeding with appropriate landlord and tenant court. Besides, prior to service of 14 day notice of nonpayment, landlord has to mail to tenant, by certified mail, a letter advising the tenant about his or her failure to pay the rent for a period of at least 5 day or longer. The rules are unclear whether the notice of failure to pay the rent for 5 or more days should be mailed to tenant prior or after the service of  14 day notice of nonpayment. Like before, in case of tenant's failure to pay the owed rent within 14 days, landlord then has to file nonpayment petition with the clerk of appropriate landlord and tenant court, and then has to serve it by a process server on tenant. However, tenant's time to answer the nonpayment petition has now been lengthened from 5 to 10 days. Also, in case of marshal's eviction notices being served upon tenant, the latter has now a longer period of time to make yet another application to landlord and tenant court to demand stopping of the eviction, provided the tenant has a reasonable basis for the application.

Janusz Andrzejewski is a New York City based attorney writing on the law and other community important topics. You can reach him at (212) 634-4250, or through e-mail: jwandrzejewski@gmail.com or janusz@januszandrzejewski.com

Wednesday, October 16, 2019

ZMIANA PRAWA MIESZKANIOWEGO W NOWYM JORKU (THE RENT LAWS OF 2019)

W czasie letnich wakacji weszlo w zycie nowe prawo mieszkaniowe w Nowym Jorku, poprawiajace sytuacje lokatorow, a z drugiej strony utrudniajace zycie wlascicielom budynkow mieszkaniowych. Zbior nowych przepisow poprawiajacych prawa lokatorow zawarte sa w akcie prawnym "The Statewide Housing Security and Tenant Protection Act of 2019" a calosc poprawionych praw mieszkaniowych jest znana jako The 2019 Rent Laws.
The 2019 Rent Laws wydluza procesy postepowan w sadzie o ewikcje lokatora (holdover proceedings) jak tez o sciagniecie zaleglego czynszu (nonpayment proceedings).
Jezeli chodzi o postepowanie o sciagniecie zaleglego czynszu, zamiast 3 czy 5 dniowego zawiadomienie o nieplacenie, wlasciciel musi teraz dostarczyc w okreslony prawnie sposob 14-dniowe zawiadomienie o niezaplaconym czynszu (przez dostawce procesowego). Poza tym, przed dostarczeniem tego zawiadomienia, wlasciciel musi takze wyslac innego rodzaju zawiadomienie informujace lokatora o tym ze czynsz jest zalegly co najmniej 5 dni. Przepisy sa niejasne co do tego wstepnego zawiadomienia, i dopiero przyszle orzecznictwo sedziow ma wyjasnic wlasciwe rozumienie tego przepisu (dostarczyc go przed 14 dniowym zawiadomieniem, czy pozniej).
Nastepnie, kiedy lokator nie wywiaze sie z obowiazku zaplacenia czynszu, wedlug 14-dniowego zawaidomienia, wlasciciel sklada w sadzie jak dawnie petycje o nieplacenie (nonpayment petition), i dostarcza ja lokatorowi poprzez dostawce pism procesowych, z tym  ze okres ktory lokator ma na zlozenie odpowiedzi w sadze wydluzyl sie teraz z 5 do 10 dni. Wydluzyly sie takze okresy czasu na ewikcje przez specjalnego urzednika (city marshal), po otrzymaniu wyroku i nakazu ewikcji.

Janusz Andrzejewski  jest nowojorskim adwokatem piszacym na tym blogu tematy prawne i inne wazne (czasem tez blache) tematy spoleczne. Mozesz skontaktowac sie z nim przez telefon: (212) 634-4250,  albo przez e-mail pod adresem JWANDRZEJEWSKI@GMAIL.COM albo JANUSZ@JANUSZANDRZEJEWSKI.COM

Friday, July 19, 2019

EVICTIONS (HOLDOVER PROCEEDINGS) IN NEW YORK CITY

Landlord and tenant matters, in the five boroughs of the City of New York, are handled by Civil Courts, in particular by their landlord & tenant parts. The court proceedings in landlord and tenant  matters are divided into two major groups: non-payment and holdover proceedings. Holdover proceedings deal with a situation when a landlord attempts to remove a tenant based on expiration of a lease or violation of a lease or housing regulations, whereas non-payment proceedings concern all the matters relating to non-payment of rent by tenants. Today I will write a bit on the subject of the holdover proceedings, in which an owner can initiate court proceeding based on expiration of a lease, or upon violation of a lease or landlord and tenant laws by a tenant. In case of violation of a lease or of the law, landlord has to serve on tenant a written "notice to cure" demanding that tenant cease the violation in a certain time period, most often within 10 days. If the tenant fails to cure the violation or to stop illegal conduct, then the landlord can serve a 30 day termination notice, requesting that the tenant move out within the given time period or he or she will be  into dragged into a landlord and tenant court. Frequently, tenant does not move out and landlord has to file with appropriate court and serve on tenant a holdover petition and notice of petition. The service of notice of petition on the tenant is usually accomplished by a licensed process server, who knows all the legal requirements of the proper service. Improper service of notice of petition might cause a dismissal of the court proceedings, and a necessity of restarting the case from scratch. The tenant is obligated to answer the petition, by serving an answer on the landlord (or landlord's attorney) and filing it with the landlord & tenant clerk of the appropriate Civil Court of the City of New York, within certain time limits set forth inn the notice of petition. The court proceedings usually require 2, 3 or 4 court appearances in front of a judge in a resolution part, who attempts to resolve the case amicably, by a written settlement agreement between the parties. If the parties are unable to come to an agreement, and all parties' motions were adjudicated, the resolution part judge will send the case to a trial part, where another judge would conduct a trial, at which the parties can present their case through testimony of their witnesses and documentary evidence. After presentation of the testimony, the trial part would issue a decision, either granting the landlord a judgment and warrant of eviction, or dismissing the case. Even after the warrant of eviction has been issued, landlord cannot remove tenant immediately. First, a marshal or sheriff has to serve the tenant with a notice of eviction. Even after execution of the  service of notice of eviction, the tenant has still 72 hrs for making an application with the court to stop the eviction, provided the tenant has a reasonable basis for such an application. In such a scenario the eviction is being stopped, at least until the adjudication of the tenant's application by the court. In case of denial of such an application, landlord, through marshal or sheriff, can proceed with the eviction of the tenant. Next time, I will write about landlord & tenant proceedings based on non-payment of rent.

Janusz Andrzejewski is a New York City based attorney, writing on legal and other important to community topics. You can reach him through e-mail at jwandrzejewski@gmail.com or janusz@januszandrzejewski.com, by telephone (212) 634-4250.

Friday, June 28, 2019

SPRAWY MIESZKANIOWE: EWIKCJA NA PODSTAWIE WYGASNIECIA ALBO NARUSZENIA UMOWY

Dawno nie pisalem na tematy prawne. Dzisiaj moze troche na temat spraw mieszkaniowych, znanych moim klientom w Nowym Jorku jako sprawy "landlord & tenant". Sprawy te naleza w miescie Nowy Jork do sadow cywilnych (civil courts), a szczegolnie do ich wydzialow znanych jako "landlord and tenant court", albo tez jako "housing court". Wiekszosc spraw dzieli sie na sprawy o nieplacenie czynszu (non-payment proceedings) i sprawy o ewikcje (holdover proceedings).
W sprawach o ewikcje wlasciciel budynku musi miec powod by wszczac sprawe, badz tez umowa lokatora wygasla, a lokator nie ma najmniejszej ochoty na opuszczenie mieszkania. Najczesciej zaczyna sprawe poprzez dostarczenie lokatorowi pisma ktore konczy prawnie umowe, a znane jest jako "notice of termination". W wielu przypadkach, zwlaszcza w przypadku mieszkan podlegajacych prawu "rent control" czy "rent stabilization", zanim wlasciciel moze pomarzyc o wypowiedzeniu umowy wynajmu, najpierw musi dostarczyc lokatorowi ostrzezenie na pismie, informujace ze jezeli lokator nie przestanie postepowac niezgodnie z prawem mieszkaniowym, czy umowa wynajmu, jego umowa zostanie wypowiedziana. Zawiadomienie to jest znane jako tzw. "notice to cure". Jezeli w przewidzianym terminie, najczesciej jest to 10 dni, lokator nie przestanie naruszac prawa czy warunkow swojej umowy, wlasciciel dopiero wtedy moze wypowiedziec pisemnie umowe, najczesciej jest to 30 dniowe wypowiedzenie, ale moze to byc termin krotszy, w zalznosci od statusu danego mieszkania. Jezeli lokator nadal nie chce opuscic mieszkania, nastepnym etapem jest zlozenie petycji o ewikcje w sadzie "landlord & tenant" i dostarczenie jej lokatorowi, zgodnie z odpowiednimi procedurami. Lokator ma prawo do zlozenia pisemnej odpowiedzi, ktora musi byc dostarczona wlascicielowi i zlozona w sadzie w okreslonym przepisami terminie. Postepowanie w sadzie zazwyczaj wymaga kilkakrotnego stawienia sie przed sedzia, ktory usiluje doprowadzic do ugody. Dopiero gdy sedzia dojdzie do wniosku ze nie ma szans na ugode, i wszelkie wnioski procesowe zostaly rozstrzygniete, dochodzi do przekazania sprawy innemu sedziemu, ktory zajmuje sie wylacznie przeprowadzaniem rozpraw. Ten sedzia prowadzi rozprawe z udzialem swiadkow, po ktorej wydaje koncowy wyrok o ewikcji, badz oddala sprawe. Nawet jezeli zostal wydany wyrok o ewikcji, wlasciciel nie moze wyrzucic lokatora od razu. Specjalny urzednik "marshall" musi dostarczyc lokatorowi odpowiednie pismo, i dopiero po 72 godzinach od jego dostarczenia "marshall" moze dokonac ewikcji, pod warunkiem ze lokator nie zlozyl w sadzie zadnej dodatkowej aplikacji. W przypadku jej zlozenia, sad wstrzymuje ewikcje do czasu rozpatrzenia tego dodatkowego wniosku. W nastepnej czesci zajme sie sprawami o nieplacenie.

Janusz Andrzejewski jest nowojorskim adwokatem piszacym na tematy prawne i inne wazne tematy spoleczne. Mozesz skontaktowac sie z nim pod numerem tel efonu (212) 634-4250  badz poprzez poczte internetowa: jwandrzejewski@gmail.com albo janusz@januszandrzejewski.com

Wednesday, December 5, 2018

I EXPECT TO BE BACK SOON

Unfortunately, I wasn't able yet to return from Poland, due to my aunt's hospitalization and slow recovery from a heart attack. Hopefully, I will make it back to New York before the year's end. In the meantime, my thoughts are continuously with my clients. Wish you all Merry Christmas and Happy New Year!

Janusz Andrzejewski, a lawyer based in New York City, writes here on various community-important topics. Best way to get in touch with him at present is by e-mail, at the following addresses: janusz@januszandrzejewski.com or at jwandrzejewski@gmail.com or at the tel. (212) 634-4250

Saturday, June 3, 2017

EXTREMELY WELL BALANCED REAL MADRID WINS BACK-TO-BACK CHAMPIONS LEAGUE TITLES

Real Madrid has made the history today, yet again. As the first team at a club level, the "merengues" were able today to repeat, back-to-back, as the winners of UEFA Champions League, by beating Italian champion Juventus Turin, by the score of 4:1. In the old formula of the competition, called the European Cup of Champions, the "merengues" have won it six times, out of which five times in a row (1956-1960); yet since the enactment of the new formula of UEFA Champions League in 1992, no team, including Messi's Barcelona, was able to win two back-to-back titles. Altogether, the "merengues" have now won record 12 European Champion League titles - the same amount as won by all English club teams! The Real Madrid charismatic coach, and one of the greatest players in soccer history, Zinedine Zidane, was able to give the "merengues" the necessary balance and cohesion which the team was lacking under the previous coaches. Throughout this season, Real had the key players in Marcelo, Modric, Isco, Kross and Ramos, whereas Cristiano Ronaldo, although lacking in dribbling skills and vision to be considered a player on the level of Lionel Messi, is truly now a veritable poacher of goals, even though he disappears for the long intervals of the game. Juventus exhibited throughout this season a formidable defense, yet somehow, due to scintillating Real Madrid midfield, and below par performance of Pijanic and Khedira, the "merengues" were able in the second half to assert the control of the midfield, and to create more scoring opportunities which were converted twice by Ronaldo, in addition to Casemiro and Asensio. Juventus' goalkeeper, Gigi Buffon, who was looking to collect the only missing title in his career, has to hope that 2017/2018 season, apparently the last in his career, will be the lucky one. On the other hand, Paulo Dybala, the formidable dribbler of Juventus, might want to join Barcelona this summer, as Juventus seems to lack quality in the midfield in order to have a shot at winning the next edition of the Champions League.

Janusz Andrzejewski is a New York City based attorney who writes on legal or other community important topics. You can contact him by telephone at (212) 634-4250,  or, through email: janusz@januszandrzejewski.com or jwandrzejewski@gmail.com.

Friday, January 23, 2015

TO FIX ITS LAGGING EDUCATION, THE U.S. SHOULD TAKE A CLOSE LOOK AT POLAND'S SUCCESFUL FORMULA

Poland remains a success story not only with its economy, but even more so, with its educational system, which in the past decade has moved sharply forward from the rear of international pack, and beats now the U.S. on most performance measures. Poland's success has not only been noticed by international educational organizations, but also by American newspapers, i.e. by USA Today, which took a close look last August at Polish education's reform. Apparently, Poland has now the fourth-highest number of higher education students in Europe, only behind the U.K., Germany and France. In reading, Poland is ahead of the U.K., Germany or France, and far ahead of the U.S.. Poland surpassed the U.S. even in math, by placing 19th on a survey by Organization for Economic Cooperation and Development (OECD) whereas the U.S. was ranked at 27th place, well below average.
Pursuant to last year's Pearson's Global Education Index,  the U.S. is ranked in 14th place globally in cognitive skills and educational attainment, whereas Poland, which surpassed the U.S., leaped to 10th place in the world. Following are the top 10 countries in the Pearson's ranking: South Korea, Japan, Singapore, Hong Kong, Finland, United Kingdom, Canada, Netherlands, Ireland and Poland (Germany, Denmark and Russia are ahead of the U.S., too).
Poland's curriculum is mostly based on the effects of the education - not just what the students know but what they can do, and how they can use their knowledge practically. Poland started the revamping of its educational system only in 1998, approximately 10 years after the fall of communism, when the country already was flying in the aftermath of market reforms, and deregulation and privatization made Poland's economy one of Europe's fastest growing. But Poland's schools in that period of revamping of its economy still continued to rely on old course materials, with education putting emphasis on producing technicians and vocational workers for heavy industries. Miroslaw Handke, then Minister of Education, got a green light, and with remarkable speed, in a year, academia in Poland was unrecognizable. Poland switched its educational system to a new form of general education that resisted specialization. A year later, in 2000, Poland began leap to the international league tables. By 2012, the last time OECD conducted its survey, Poland was one of the best teaching countries in the world. In fact, its the only one to have gone from below average in the charts, to above average, with its GDP ranking only 46th globally. On key indicators - math, science and reading, it came from behind to rank well ahead of the United States. How did Poland manage to do so? Well, under the revamped system, primary school lasts six years, followed by three years of a new comprehensive lower secondary school, before a decision is made on whether to send a student to vocational training. Knowledge - reading, writing, arithmetic - is valued above technical skill. Foreign language, especially English - became a key component. In 2000 only 1 percent of kids received four hours or more of language classes. By 2006 that figure jumped to 76 percent.
Notwithstanding the success in education, Poland spends only around $5,000 per student annually from primary to tertiary education, but outperforms the United States, which spends three times more than Poland on education of one student. Of course, a part of the educational success is based in the socialist past, when Poland's education system went through its first wide and deep modernization.
The economy in Poland continues to be strong. In fact, Poland was the only European country which did not succumb to 2009 recession (in fact, it registered, as the only country in Europe, a 1.6% growth in 2009). January, 2015 indicators show a booming economy, with over 8 percent growth. However, Poland still remains a low payer for teachers, approximately $650 per month, compared with the national average of all workers of $945 per month (of course, one has to remember that education, healthcare and the rest of social safety net are still provided in Poland free of charge). Obviously, Poland will have to upgrade the salaries of their teachers rather sooner than later. There are also some unexpected sides to the educational success of Poland, i.e. Poland's rapid development of foreign language training has a negative side effect. Many Poles are leaving home to gain skills abroad. While it generally helps the technology sector, if they return, many of them never do, preferring to stay in the U.K., Norway, Germany, Netherlands, France or Austria, where they can count on higher wages. But despite the negative effect of losing so many of creative and energetic young people to economies of Western Europe, Poland's educational system is an example to the whole world, and a stellar proof that its not just the money that makes good students.

Janusz Andrzejewski, a New York City based attorney, writes on legal and other important community topics. You can contact him by telephone (212) 634-4250 or, through e-mail: janusz@januszandrzejewski.com or jwandrzejewski@gmail.com