LIEB BLOG

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Showing posts with label #liebatlaw. Show all posts
Showing posts with label #liebatlaw. Show all posts

Monday, July 26, 2021

New Requirements for Brookhaven ZBA

The Town of Brookhaven has issued new requirements for its Board of Zoning Appeals members (Town Code at Chapter 85).


Now, members of the ZBA must: 

  • Attend a minimum of 4 seminars/courses of certified education training in both planning and ethics with a minimum of 2 seminars in each area; & 
  • Attend all public meetings with no greater than 4 absences from such meetings being permitted within each year.

If a current board member fails to comply with these new requirements, they may be removed from the board following a public hearing. 


Based on these new requirements, the Brookhaven ZBA is becoming a much more professional administrative body. 


Do you think other towns, villages, and cities should follow suit?

Educating those who make important decisions about our communities is definitely something that we can support. Do you? 






Friday, July 23, 2021

You Just Can't Say "Made in USA" on Products Anymore

The FTC has finalized a new "Made in USA" rule, which sets forth that labels may not contain unqualified "Made in USA" claims unless


  1. Final assembly or processing of product occurs in the US;
  2. All significant processing that goes into the product occurs in the US; or
  3. All or virtually all ingredients or components of the product are made and sourced in the US.

Clearly, the FTC is attempting to crack down on enterprises who falsely claim products are made in the US. Is that you?

Think, Amazon retailers - do you even know if your product comports with the rule? 

Should you fail to meet the criteria listed above, the FTC has the power to seek civil penalties of up to $43,280 per violation - wow!

Will these penalties motivate you to immediately confirm that you qualify before advertising "Made in USA"? 

Will large internet based enterprises scale back on selling/distributing certain products in order to ensure compliance with this new rule? 




Wednesday, July 14, 2021

New Law Extends Partial Tax Abatement Law for Certain Co-Ops and Condos

A new NYS law extends partial real property tax abatement for co-ops and condos within a city containing a population of one million or more, through the NYC fiscal year that begins in 2022.


Technically, the law amends paragraphs (a) and (b) of Real Property Tax Law 467-a (2).


Previously, the Real Property Tax Law authorized partial tax abatement for these co-ops and condos from the fiscal year commencing in 2012 through 2020.  The new law now provides a 2-year extension.


Although the COVID-19 pandemic appears to be in our rear-view mirrors, many families continue to endure hardships caused by the brutal pandemic. As a result, Governor Como continues to pass legislation related to tax abatement and/or exemptions for certain dwellings (e.g., S.6487).


How long will legislation extending tax abatement and/or exemptions for certain dwellings continue to be passed? 


Time will tell...




Tuesday, July 13, 2021

New Law Confirms Section 8 Housing is Managed by NYS, Not Private Industry

Private industries may NOT assume control over federally assisted housing stock in NY, as has happened in CT, which was just made clear by a new law.


Instead, Section 8 housing contracts will continue to be administered by The New York State Housing Trust Fund Corporation ("Corporation") and Division of Housing and Community Renewal ("DHCR") in NY.  


Section 8 of the US Housing Act is designed so landlords can rent housing at fair market rates to low income tenants, in which the federal government will pay a portion of the rent to a landlord through a Section 8 Housing Choice Voucher. 


Private industry would want to take over Section 8 because of the tremendous amount of money flowing from the federal government and the availability to bring efficiencies that would create tremendous profit and innovation.


However, NY will continue to have its federally assisted housing stock controlled by the state and local governments.


Is state / local government better suited than private industry to manage our federally assisted housing stock? Isn't private industry more innovative and efficient? Or, is it that private industry only makes elites rich? Is this the type of thing that is the better domain of government or private industry? 


Regardless, developers and landlords now have predictability into the future when they get involved in subsidized housing. Predictability is always a good thing in business. 






Thursday, July 08, 2021

New Law Extends Tax Exemption for Certain Multiple Dwellings and Government-Assisted Projects

A new NYS law amends Real Property Tax Law section 489, extending tax exemptions for multiple dwellings undergoing alterations and improvements to eliminate fire and health hazards, from 2021 to 2022.


A multiple dwelling means a "dwelling that is either rented, leased, let or hired out, to be occupied, or is occupied as the residence or home of 3 or more families living independently of each other." (Multiple Dwelling Law Section §4 (7)). 


Fire and health hazards that qualify for the exemptions include non-fireproof stairs, windows, elevator shafts, dumbwaiters, fire-escapes, as well as a lack of direct entrance to the cellar or lowest story of a multiple dwelling.


If you own / manage a multiple dwelling and haven't started a project yet, you better act now before it's too late. 





Tuesday, July 06, 2021

Proposed Amendment for Land Surveyor License Requirements in NYS

A proposed amendment relating to license requirements for land surveyors seeks to uphold the Land Surveyor's Education Bill (which previously amended section 7206-a of the Education Law, by updating certain education experience requirements for licensure as a land surveyor to fall in-line with the national standards). 


The proposed amendment seeks to further update the education and experience requirements for a land surveyor license by the following methods: 

  • Establishing program registration requirements for land surveyor education programs (which include registration and curriculum requirements);

  • Amending the land surveyor education requirements for licensure to conform with national standards; and 

  • Amending admission requirements for the fundamentals of surveying, principles, and practice of surveying, and the NYS jurisdicional examinations. 

Additionally, the proposed amendment requires land surveyor education programs to be: 
  • Approved course of study in land surveying or substantially equivalent program, which leads to a bachelor's degree or higher; or

  • Approved course of study in land surveying which leads to an associate's degree; or

  • Approved course of study which leads to an associate's degree or higher in engineering, math, or related science or their substantial equivalent and includes a minimum of 15 semester hours in four specified subject areas--survey I, survey II, boundary/survey law 1, and boundary/survey law 2; and, if the 15 hours cannot be obtained in any of these 3 subjects, then the 15 semester hours may be gained from other courses including cadastral, geodesy, and remote sensing. 

This new rule makes NYS land surveyor's less qualified; meaning, it's now going to be easier to become one. 

Do you agree that land surveyor licensure requirements in NYS should conform with the national standard? 


Are the proposed education programs to obtain a land surveyor license feasible or too burdensome? 


To make your voice heard, comments should be sent to Kirti Goswami, NYS Education Department, Office of Counsel at legal@nysed.gov by July 12, 2021. Comments are reviewed by Government and that is the time that laws are changed to meet the public's perspective - it's a speak now or forever hold your peace moment. 



Wednesday, June 30, 2021

New Foreclosure Compliance Rules in Town of Southampton

The Town of Southampton has issued a new compliance protocol (Town Code at Chapter 262) for Foreclosure Plaintiffs in response to an increase in crime and deterioration in property appearance. 

The new law sets forth a Registration Scheme with new maintenance obligations:

  • Homes are to kept free and clear of weeds, overgrown brush, trash, dead vegetation, debris, etc.
  • No graffiti
  • Requirements for watering, irrigation, cutting and mowing of lawn
  • Pools and spas to be clear of pollutants and debris
Properties subject to foreclosure must be properly secured in order to avoid unauthorized access:

  • Locked windows, doors, and gates
  • Repairs to broken windows, doors, and gates
  • Designation of a property manager to maintain and perform necessary work

Penalties & Fines include:

  • $1,000 fine or up to 15 days in jail (or both), for each violation
  • $1,000-$5,000 fine or up to 15 days in jail (or both) for a second or subsequent violation
  • $150 for first day of violation, $250 for second day of violation, $500 for third day of violation and continuing.
Will the new registration requirements really increase the value of neighborhoods and decrease crime and deterioration? 






Thursday, June 10, 2021

NYS Cannabinoid Hemp Licensing May Became Much More Challenging to Obtain

Those looking to apply for Cannabinoid Hemp Licensing in NYS to process, sell, or distribute cannabinoid hemp products may have to jump through several more hoops in the application process due to new proposed regulations.


If adopted, the regulations will require that licensing applications to manufacture cannabinoid hemp products in NYS be accompanied by: 

  1. A summary and description of the products the applicant intends to make; 
  2. Proof of liability insurance;
  3. Evidence of good manufacturing practices; and 
  4. Copies of organizational documents. 


Similarly, an application to sell cannabinoid hemp products will be required to be accompanied by: 

  • A summary and description of the type of product intended for sale;
  • The name and country of origin of the distributor; and 
  • Verification that the applicant will not sell inhalable cannabinoid hemp products to consumers under 21.   


Additionally, even if an cannabinoid hemp processor application is approved, the applicant must still submit numerous items in order to receive a final license (e.g., copy of certificate of occupancy for facility, evidence of Good Manufacturing Practices Audit, and proof of product liability). 


Do you think these additional hurdles in the cannabinoid hemp licensing application process will scare away entrepreneurs from applying for a license?  


If you don't agree or think these proposed regulations are too onerous, you can make your voice heard until July 19, 2021 by emailing: regsqna@health.ny.gov - use I.D. No. HLT-45-20-00002-RP in your subject. 


Are you going to make your voice heard?




Thursday, June 03, 2021

As the National Ban on Evictions will be Lifted in June, There Will be a Rise of Evictions

With about 11 million Americans reported to be behind on their rent, experts predict that the number of evictions will increase when the national ban on evictions will be lifted on June 30th. New York State has extended the eviction and foreclosure moratoriums on both residential and commercial properties to August 31st, 2021. (A.7175)

While some states are still struggling to distribute the $45 billion in rental assistance, many renters continue to be behind on their housing payments.

If you would like to apply for rental assistance in NY, follow this link.

Have you applied for rental assistance?





Thursday, March 25, 2021

New Law Requiring Two Witnesses for Power of Attorney Forms

Starting on June 13, 2021, filing out a power of attorney is going to be a little more annoying.
Previously, the form just had to be signed, initialed, and dated by a principal with capacity, but now you are going to need 2 disinterested witnesses as well.
The new law, Senate Bill S888, is curiously only applicable to financial and estate planning, but why?
Its stated purpose is to provide extra protection against fraud and abuse, but how does adding 2 witnesses accomplish that?
Couldn’t you find witnesses to abuse the form too if that was your goal?
Isn’t this just another piece of lip service legislation?
Penalties are the answer, not witnesses, just saying…

Thursday, March 18, 2021

Fair Housing Education Now Mandatory for Appraisers

On March 17, 2021, NYS adopted a new regulation to be effective January 1, 2022, that mandates fair housing education as a condition of license renewal for appraisers.

The following subjects and number of hours are required under this new regulation:

(A) 7 Hour Introduction to Fair Housing and Fair Lending Instruction

        (1) Fair housing, fair lending requirements, and the history of lending, 2 hours

        (2) Development of appraisal (standard 1 USPAP), 1.5 hours

        (3) Reporting of appraisal reports (standard 2 USPAP), 1.5 hours

        (4) Case Studies, 2 hours

(B) 4 Hour Update to Fair Housing and Fair Lending Instruction

        (1) Fair housing, fair lending requirements, and the history of lending, 1 hour

        (2) Development of appraisal (standard 1 USPAP), 1 hour

        (3) Reporting of appraisal reports (standard 2 USPAP), 1hour

        (4) Case Studies, 1 hour

While it may be important to have additional fair housing education, how much education on fair housing is considered enough?

Should a 7-hour course on the introduction and a 4-hour update necessary to renew a license or certification, or should it be more or less?

Do you agree with NYS or how would you do it differently if you were in charge?




Thursday, March 04, 2021

Why You Shouldn't Try to Convince Your Tenants to Leave Without a Lawyer

To all the landlords “embarking on a campaign” to end a tenancy, you might want to reconsider this tactic. The case of Negron v. Foster is the reason why.

In the case, the court found that the owner harassed the tenant with the intention of causing the tenant to leave the apartment.

During the time of tenancy, the tenant claimed to be verbally, mentally, and physically harassed by the owner. There were insulting and intimidating text messages from the owner demanding rent. Other repeated acts included physically attacking the tenant and her children, putting the heat on in the summer, and turning off the hot water that “substantially disturbed petitioners comfort, repose, peace or quiet.”

The court awarded civil penalties and compensatory damages to the tenant concluding that the owner harassed the tenant “with the intent of causing the petitioner to vacate the subject apartment.”

The landlord had to pay the tenant 3,000.00.

Do you have a tenant that you’ve been trying to convince to leave? Have you thought of seeking advice from a lawyer?

Tuesday, March 02, 2021

RE Closings: “Filthy” Condition is Broom Clean?

When selling a home, the contract may require that the home be in broom clean condition at closing.

Broom clean condition is a term often used to describe the condition of a home at the transfer of title (i.e., at closing). But what does it really mean to leave a home in broom clean condition?

In Witter v. Nitschke, the buyers claimed that the property was delivered in “filthy” condition, testifying that they observed hair in the bathrooms, dust and crumbs in the kitchen drawers, and cob webs and a dead fly on a window sill. However, the Court ruled that the premise was broom clean.

As the Court explained, “‘[B]room clean’ does not impose the duty on the seller to have the property professionally cleaned… If the buyers desire to have the property professionally cleaned at delivery of possession to the buyers the buyers need to negotiate a ‘professionally clean’ condition, rather than a ‘broom clean’ condition.”

All broom clean requires is that a home is cleared of all personal items, free of garbage, refuse, trash, and other debris.

Have you ever bought a house that required professional cleaning before you moved in? Are you going to require sellers to deliver it professionally cleaned in the future? Maybe you should.



Wednesday, September 02, 2020

CDC's Residential Eviction Moratorium - Fines up to $500,000 and Jail - You Better Read This

CDC's eviction moratorium has teeth and the details matter. 

CDC issued an Agency Order, under the Public Health Service Act, to temporarily halt residential evictions to prevent the further spread of COVID-19 through December 31, 2020. 

The Order applies to residential tenants (not transient or "seasonal tenant[s]") who have provided an executed and sworn copy of the Declaration form, set forth in Attachment A of the Agency Order, to their landlord. 

Such Declaration swears that:
  1. The individual has used best efforts to obtain all available government assistance for rent or housing;
  2. The individual either (i) expects to earn no more than $99,000 in annual income for Calendar Year 2020 (or no more than $198,000 if filing a joint tax return), (ii) was not required to report any income in 2019 to the U.S. Internal Revenue Service, or (iii) received an Economic Impact Payment (stimulus check) pursuant to Section 2201 of the CARES Act;
  3. the individual is unable to pay the full rent or make a full housing payment due to substantial loss of household income, loss of compensable hours of work or wages, a lay-off, or extraordinary out-of-pocket medical expenses;
  4. the individual is using best efforts to make timely partial payments that are as close to the full payment as the individual’s circumstances may permit, taking into account other nondiscretionary expenses; and 
  5. eviction would likely render the individual homeless—or force the individual to move into and live in close quarters in a new congregate or shared living setting—because the individual has no other available housing options.
Landlords and tenants alike better get this right as DOJ can bring actions against violators and "a person violating this Order may be subject to a fine of no more than $100,000 if the violation does not result in a death or one year in jail, or both, or a fine of no more than $250,000 if the violation results in a death or one year in jail, or both, or as otherwise provided by law." If the violator is an organization, the fines are $200,000 and $500,000, respectively. 

This does NOT mean that landlords DON'T have rights.

It is expressly noted that "[t]his Order does not relieve any individual of any obligation to pay rent, make a housing payment, or comply with any other obligation that the individual may have under a tenancy, lease, or similar contract." Nor does the order preclude "the charging or collecting of fees, penalties, or interest as a result of the failure to pay rent or other housing payment on a timely basis..." As we just wrote in Dan's Papers - Sue the Tenant for a Judgment

Finally, it is noted that the Order does not prevent evictions "for reasons other than not paying rent or making a housing payment" nor does it preclude "foreclosure on a home mortgage."

As an aside, the CDC is justifying this Order by pointing to the "over 174,000 deaths due to the disease" and comparing it "to the peak mortality observed during the 1918 H1N1 influenza pandemic," while asserting that "eviction moratoria-like quarantine, isolation, and social distancing-can be an effective public health measure utilized to prevent the spread of communicable disease." Perhaps we should stop downplaying this pandemic - it is real per Trump's Federal Agency. 



Tuesday, September 01, 2020

Legally Speaking: Rentals, Rights, Reality...What's a Landlord to do?

Wednesday, August 26, 2020

Wage & Hour Litigation is Coming from Remote Workers

The US Department of Labor's Wage and Hour Division recently issued "guidance regarding employers’ obligation under the Fair Labor Standards Act (FLSA or Act) to track the number of hours of compensable work performed by employees who are teleworking or otherwise working remotely away from any worksite or premises controlled by their employers" that is a must read by employers / HR professionals. 

We addressed this issue on the Lieb Cast on 8/2/2020's segment 3 at the 9 minute mark well before the guidance was ever issued as this advice was a no brainer for a quality employment attorney like Mordy Yankovich

We advise you now that Fair Labor Standards Act lawsuits are coming. 

Are you prepared? 

To get prepared, you need to immediately establish "a reasonable process for an employee to report uncompensated work time."  




Tuesday, August 25, 2020

Discrimination: Disabled's Right to Reasonable Accommodation to Eliminate Possible Exposure to COVID in the Workplace

A must read for all employers, both public and private, is the US Equal Employment Opportunity Commission's publication "What You Should Know About COVID-19 and the ADA, the Rehabilitation Act, and Other EEO Laws."

In plain English, if you have an employee with a pre-existing disability that either "puts her at greater risk during this pandemic" or, if such disability will be "exacerbated by the pandemic," and such employee requests a reasonable accommodation, then, you better either grant that request or engage in the "interactive process" to avoid getting sued.  

Be warned - the lawsuits are coming.


Monday, August 24, 2020

Homeless Housing: Issues, Ethics, & Options (4 Part Podcast)

On Sunday, 8/23/20, between 12pm and 1pm on WRCN 103.9FM, LIEBCAST aired an hour episode on Homeless Housing. 


The conversation was inspired by the Facebook Group - Upper West Siders for Safer Streets. With well over 11k members in under a month - this group was formed in response to rising crime and safety concerns after 3 luxury hotels in the neighborhood were converted into homeless shelters. 


We start the episode with a conversation on ethics and we breakdown how successful businesses succeed with ethical discretion in the context of contractual obligations and the law.


We thereafter bring on a representative from the Facebook Group - Upper West Siders for Safer Streets


Then, we go deep into the following topics:

  • Real estate value losses / underwater real estate
  • How a hotel can become a homeless shelter
  • Unraveling whether homeless people are more likely to be drug users, sex offenders, substance abusers and mentally unstable
  • The De Blasio Administration
  • Safety, Crime and Police Action in NYC
  • Where to relocate homeless people
And finally, we reached out to the NYC Department of Health Services / Homeless Services and share their response.

The show was broken out into 4 podcasts without commercials. Below are the links: 

Thursday, August 13, 2020

HIV Patients Have Right to Cosmetic Surgery

The Federal Courts, in the Southern District of New York, awarded $125,000 to each individual who was denied cosmetic surgery due to their HIV-Positive status in interesting discrimination case. 

The case was brought under Title III of the Americans with Disabilities Act of 1990 (ADA) and the New York City Human Rights Law.

The penalty was based upon the HIV-Positive individuals' traumatic experiences, resulting in significant feelings of humiliation, shock, and worthlessness, as well as anxiety, stress, sleeplessness, and feelings of stigma and humiliation.

Again, $125,000 was awarded to each victim of discrimination who experienced emotional distress.

What do you think the award should have been?

  1. Nothing
  2. $20,000
  3. $125,000
  4. $1,000,000

Tuesday, August 11, 2020

New Law Alert - Emotional Support / Service Animal Anti-Discrimination Rights Codified

On August 11, 2020, NYS passed a law that clarifies "that reasonable accommodation to enable a person with a disability to use and enjoy a dwelling includes the use of an animal to alleviate the symptoms or effects of a disability."

This codification exists at Executive Law 296(2-a)(d)(2) and (18)(2) and explicitly states that refusing "to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be  necessary to afford a person with a disability equal opportunity to use and enjoy a dwelling, INCLUDING THE USE OF AN ANIMAL AS A REASONABLE ACCOMMODATION TO ALLEVIATE SYMPTOMS OR EFFECTS OF A DISABILITY, AND including reasonable modification to common use portions of the dwelling."

This new law is effective immediately.


If you'd like to learn more about service animals, therapy animals, emotional support animals, comfort animals and discrimination lawsuits, read my article in the American Bar Association's Section of Litigation - The Intersection of Pet Policies and Anti-Discrimination Laws in Real Estate