FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`OF THE
`COURT
`SUPREME
`COUNTY
`OF QUEENS
`____________----
`_______-------------------------------------x
`
`STATE
`
`OF NEW YORK
`
`JSS JAMAICA
`
`CF LLC,
`
`Plaintiff,
`
`- against
`
`-
`
`f/k/a
`INC.
`AABR,
`ADVANCEMENT
`RETARDED,
`
`INC.
`
`ASSOCIATION
`OF BLIND
`"XYZ
`and
`
`FOR THE
`
`AND
`
`CORP.",
`
`Defendant.
`
`--------------------------------------
`
`-------------x
`
`Index
`
`No.
`
`709027/2020
`
`ANSWER,
`
`VERIFIED
`AFFIRMATIVE
`AND
`DEFENSES
`COUNTERCLAIMS
`
`JURY
`
`TRIAL
`
`DEMANDED
`
`Defendant
`
`AABR,
`
`INC.
`
`f/k/a
`
`ASSOCIATION
`
`FOR THE ADVANCEMENT
`
`OF BLIND
`
`AND RETARDED,
`
`INC.
`
`("AABR"
`
`or
`
`"Tenant"),
`
`by
`
`its attomeys,
`
`The
`
`Law Offices
`
`of Brian
`
`K.
`
`Bemstein,
`
`P.C.
`
`as and
`
`for
`
`its Answer
`
`to the Verified
`
`Complaint,
`
`dated
`
`July
`
`1, 2020
`
`("Complaint")
`
`alleges
`
`as follows:
`
`THE PARTIES
`
`truth
`
`of
`
`the
`
`1.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`allegations
`
`contained
`
`in Paragraph
`
`"1"
`
`of
`
`the Complaint.
`
`2.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"2"
`
`of
`
`the Complaint,
`
`but
`
`admits
`
`that
`
`AABR is a not-for-profit
`
`corporation
`
`authorized
`
`to conduct
`
`business
`
`in the State
`
`of New York
`
`with
`
`a principal
`
`place
`
`of business
`
`located
`
`in the City
`
`and State
`
`of New York,
`
`County
`
`of Queens.
`
`3.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"3"
`
`of
`
`the Complaint.
`
`1 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`FACTS
`
`4.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`allegations
`
`cõñtaiñed
`
`in Paragraph
`
`"4"
`
`of
`
`the Complaint,
`
`but
`
`avers
`
`that,
`
`upon
`
`information
`
`and
`
`belief,
`
`the address
`
`for
`
`the
`
`building
`
`in which
`
`the Premiscs
`
`are located
`
`is
`
`89-17
`
`161st
`
`Street,
`
`Jamaica,
`
`New York
`
`a/k/a
`
`161-06
`
`89*
`
`Avenue,
`
`Jamaica,
`
`New York
`
`11432
`
`("Building").
`
`5.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"5"
`
`of
`
`the Complaint,
`
`and
`
`avers
`
`that
`
`AABR is the
`
`tenant
`
`in the Building
`
`pursuant
`
`to a written
`
`lease,
`
`dated
`
`April
`
`3, 2000
`
`(the
`
`"Initial
`
`Lease"
`
`or
`
`"Lease"),
`
`by and
`
`between
`
`The
`
`Sisters
`
`of
`
`the Order
`
`of St. Dominic,
`
`as L=="=d,
`
`and
`
`the
`
`Associatioñ
`
`for
`
`the Advancement
`
`of Blind
`
`and Retarded,
`
`Inc.,
`
`as Tenant,
`
`as modified
`
`and
`
`extended
`
`by
`
`the
`
`First Amadm=+
`
`of Lease,
`
`dated
`
`April
`
`19,
`
`2010,
`
`by
`
`and
`
`between
`
`the Association
`
`for
`
`the
`
`Advancement
`
`of Blind
`
`and Retarded,
`
`Inc.,
`
`as Tenant,
`
`and The
`
`Sisters
`
`of
`
`the Order
`
`of St. Deminje,
`
`a Second
`
`Amendment
`
`of
`
`as Lañdlord,
`
`("First
`
`Lease
`
`Amendment")
`
`and
`
`as
`
`further
`
`amended
`
`by
`
`Lease,
`
`dated
`
`July
`
`1, 2018
`
`("Second
`
`Lease
`
`Amendment")
`
`by
`
`and
`
`between
`
`JJSS
`
`Jamaica
`
`LLC (the
`
`"Landlord"),
`
`as Landlord,
`
`and
`
`the Associatioñ
`
`for
`
`the Advancement
`
`of Blind
`
`and Retarded,
`
`Inc.,
`
`as Tenant;
`
`however,
`
`AABR does
`
`not
`
`have
`
`a copy
`
`of
`
`the Second
`
`Lease
`
`Amendment
`
`signed
`
`by
`
`the
`
`Landlord.
`
`6.
`
`Upon
`
`information
`
`and
`
`belief,
`
`denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"6"
`
`of
`
`Initial
`
`Amendment
`
`and
`
`Second
`
`the Complaint
`
`and
`
`respectfully
`
`refers
`
`to
`
`the
`
`Lease,
`
`First
`
`Lease
`
`Lease
`
`Amendment
`
`for
`
`their
`
`terms,
`
`and more
`
`specifically
`
`to the Second
`
`Lease
`
`Amendment,
`
`which
`
`provides
`
`at paragraph
`
`6(a)
`
`that,
`
`except
`
`as otherwise
`
`provided
`
`in the Second
`
`Lease
`
`Amen±nent,
`
`all
`
`terms
`
`and
`
`conditions
`
`of
`
`the
`
`Lease,
`
`shall
`
`remain
`
`and
`
`continue
`
`un.-adified
`
`and
`
`in
`
`full
`
`force
`
`and
`
`effect,
`
`which
`
`may
`
`have
`
`created
`
`a month
`
`to month
`
`tenancy
`
`between
`
`Landlord
`
`and
`
`Tenant.
`
`2
`
`2 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`7.
`
`Denies
`
`the
`
`allegations
`
`contaiñêd
`
`in Paragraph
`
`"7"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`a month
`
`to month
`
`e==y
`
`may
`
`exist
`
`between
`
`the
`
`Landlord
`
`and AABR upon
`
`the
`
`execution
`
`of
`
`the
`
`Second
`
`Lease
`
`Amendment.
`
`8.
`
`9.
`
`Denies
`
`the
`
`allegations
`
`contaiñed
`
`in Paragraph
`
`Denies
`
`the allegations
`
`contained
`
`in Paragraph
`
`"23"
`
`of
`
`Initial
`
`which
`
`provides:
`
`"8"
`
`"9"
`
`of
`
`the Complaint.
`
`of
`
`the Complaint
`
`and respectfully
`
`refers
`
`to Paragraph
`
`the
`
`Lease,
`
`Right
`"23.
`authorized
`personnel,
`at all
`reasonable
`hours
`use
`thereof.
`Landlord
`operations
`of Tenant
`except
`
`any
`
`inspection,
`
`to
`
`Inspect.
`
`of
`or
`that
`agrees
`Tenant
`Landlord,
`any
`the Premises
`to enter
`have
`upon
`the
`right
`shall
`and
`the
`same
`the purpose
`of ep=ª=?=3
`the
`for
`to
`interfere
`with
`the
`agrees
`not
`unreasonably
`to give
`reasonable
`prior
`notice
`to Tenant
`of
`and
`emergency."
`in the
`of
`case
`
`its
`
`10.
`
`Admits
`
`the
`
`allegations
`
`contained
`
`in
`
`Paragraph
`
`"10"
`
`of
`
`the
`
`Complaint
`
`and
`
`respectfully
`
`refers
`
`to the
`
`Initial
`
`Lease
`
`at paragraph
`
`"23."
`
`11.
`
`Denies
`
`the
`
`allegations
`
`contain
`
`in Paragraph
`
`"11"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`at
`
`no time
`
`did AABR breach
`
`Paragraph
`
`"22"
`
`of
`
`the
`
`Initial
`
`Lease.
`
`truth
`
`of
`
`the
`
`12.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`allegations
`
`contained
`
`in Paragraph
`
`"12"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`the
`
`Landlord
`
`did
`
`not
`
`send
`
`to AABR
`
`a Notice
`
`of
`
`Termination
`
`or Notice
`
`to Quit
`
`and
`
`Plaintiff
`
`did
`
`not
`
`send
`
`to AABR
`
`the
`
`purported
`
`notice
`
`dated
`
`September
`
`28,
`
`2018.
`
`13.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in
`
`Paragraph
`
`"13"
`
`of
`
`the
`
`Complaint
`
`and
`
`respectfully
`
`refers
`
`to
`
`the
`
`letter,
`
`dated
`
`September
`
`28,
`
`2018
`
`from
`
`JJSS
`
`Jamaica
`
`LLC
`
`to
`
`the
`
`Association
`
`for
`
`the Advancement
`
`of Blind
`
`and Retarded,
`
`Inc. was
`
`not
`
`sent
`
`in accordance
`
`with
`
`the
`
`terms
`
`of
`
`the
`
`Lease
`
`and,
`
`upon
`
`information
`
`and
`
`belief,
`
`it no longer
`
`owned
`
`the Building
`
`in which
`
`the
`
`Premises
`
`are located.
`
`AABR further
`
`avers
`
`that,
`
`upon
`
`information
`
`and
`
`belief,
`
`JJSS
`
`Jamaica,
`
`LLC
`
`3
`
`3 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`did
`
`not
`
`have
`
`s'sñdiñg
`
`to send
`
`the
`
`letter
`
`dated
`
`September
`
`28,
`
`2018,
`
`which
`
`alleged
`
`notice
`
`was
`
`not
`
`sent
`
`in accordance
`
`with
`
`the
`
`terms
`
`of
`
`the
`
`Lease.
`
`14.
`
`Denies
`
`the
`
`allegation
`
`contaiñed
`
`in Paragraph
`
`"14"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`AABR was
`
`not
`
`required
`
`to
`
`surrender
`
`possession
`
`of
`
`the
`
`premises
`
`to Plaintiff
`
`for
`
`several
`
`reasons
`
`that
`
`Plaintiff
`
`is not
`
`the
`
`Landlord
`
`pursuant
`
`to the
`
`as amended.
`
`includiñg,
`
`but
`
`not
`
`limited
`
`to,
`
`Lease,
`
`15.
`
`Admits
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"15"
`
`of
`
`the Complaint,
`
`but
`
`avers
`
`that
`
`it has
`
`the
`
`right
`
`to continued
`
`occupancy
`
`of
`
`the Premises.
`
`16.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"16"
`
`of
`
`the Complaint.
`
`17.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`contaiñêd
`
`in Paragraph
`
`"17"
`
`of
`
`the Complaint.
`
`allegations
`
`18.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"18"
`
`of
`
`the Complaint.
`
`19.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"19"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`any
`
`inability
`
`to deliver
`
`possession
`
`to a new tenant
`
`is due
`
`to,
`
`among
`
`other
`
`things,
`
`the
`
`actions
`
`of
`
`the
`
`Landlord.
`
`20.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`"20"
`
`the Complaint.
`
`allegations
`
`contaiñêd
`
`in Paragraph
`
`of
`
`21.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"21"
`
`of
`
`the Complaint,
`
`and
`
`upon
`
`information
`
`and
`
`belief,
`
`Plaintiff
`
`is not
`
`entitled
`
`to rental
`
`income
`
`from
`
`the
`
`purported
`
`new
`
`tenant
`
`as
`
`of
`
`the
`
`date
`
`hereof.
`
`22.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"22"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`Plaintiff
`
`was
`
`demanding
`
`an
`
`"inspection"
`
`beyond
`
`the contractual
`
`scope
`
`of
`
`the
`
`inspections
`
`permitted
`
`4
`
`4 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`pursuañt
`
`to Paragraph
`
`"23"
`
`of
`
`the
`
`Lease,
`
`iñcluding
`
`the Plaintiff's
`
`demand
`
`to perform
`
`exteñsive
`
`work
`
`in the Premises
`
`and to provide
`
`access
`
`to individuals
`
`other
`
`than
`
`the Landlord
`
`and
`
`its authorized
`
`personnel
`
`The
`
`Landlord
`
`abandoned
`
`this
`
`request
`
`and made
`
`a later
`
`request
`
`for
`
`an
`
`"inspection"
`
`by
`
`contractors
`
`and
`
`the
`
`entity
`
`it
`
`identified
`
`as the
`
`next
`
`tenant
`
`for
`
`the Premises.
`
`The
`
`parties
`
`agreed
`
`that
`
`the
`
`reqüêsted
`
`expanded
`
`inspection
`
`would
`
`proceed
`
`pursuant
`
`to a written
`
`agreement
`
`to address
`
`the
`
`individuals
`
`and
`
`to address
`
`the Covid-19
`
`protocols
`
`to
`
`access
`
`request
`
`for
`
`the
`
`non-landlord
`
`protect
`
`the
`
`staff
`
`of AABR.
`
`necessary
`
`23.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in
`
`Paragraph
`
`"23"
`
`of
`
`the
`
`Complaint,
`
`and
`
`specifically
`
`avers
`
`that
`
`the
`
`Plaintiff
`
`did
`
`not
`
`seek
`
`to
`
`conduct
`
`an
`
`inspection
`
`for
`
`purposes
`
`of
`
`the
`
`Landlord
`
`examixing
`
`the
`
`Premises
`
`and
`
`the
`
`use
`
`of
`
`the Premises,
`
`but,
`
`as admitted
`
`by Plaintiff,
`
`provide
`
`access
`
`"...
`
`for
`
`the
`
`new
`
`tenant,
`
`upon
`
`information
`
`and
`
`belief,
`
`to formulate
`
`and
`
`finalize
`
`...."
`
`to
`
`its
`
`not
`
`progr--ming
`
`within
`
`the
`
`Premises
`
`and
`
`to
`
`perform
`
`work
`
`in
`
`the
`
`Premises,
`
`which
`
`is
`
`authorized
`
`under
`
`the
`
`Lease.
`
`24.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"24"
`
`of
`
`the Complaint
`
`and
`
`refers
`
`to
`
`the
`
`discussions,
`
`negotiations
`
`and
`
`agreements
`
`between
`
`the
`
`parties
`
`regarding
`
`Plaintiff's
`
`request
`
`for
`
`expanded
`
`access
`
`beyond
`
`the
`
`scope
`
`of Paragraph
`
`"23"
`
`of
`
`the
`
`Initial
`
`Lease.
`
`25.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"25"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`reqüésted
`
`access
`
`to the Premises.
`
`As
`
`AABR provided
`
`the Plaintiff
`
`and
`
`others
`
`with
`
`the
`
`expanded
`
`agreed
`
`by
`
`the
`
`parties,
`
`the
`
`Landlord
`
`and
`
`each member
`
`of
`
`the
`
`inspection
`
`team signed
`
`a negotiated
`
`agreement
`
`entitled,
`
`"Inspection
`
`Representations
`
`and
`
`Indamnification
`
`Agreement"
`
`regarding
`
`the
`
`health
`
`of
`
`the
`
`individuals
`
`participating
`
`in the
`
`expanded
`
`iñspection
`
`and
`
`the
`
`health
`
`issues
`
`related
`
`to
`
`coronavirus
`
`and
`
`to
`
`take
`
`agreed
`
`upon
`
`precautions
`
`to
`
`avoid
`
`exposing
`
`and/or
`
`transmitting
`
`the
`
`coroñavirus
`
`to
`
`AABR's
`
`staff,
`
`which
`
`precautions
`
`included
`
`certain
`
`standard
`
`Covid-19
`
`5
`
`5 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`representations
`
`and PPE precautions,
`
`including
`
`taking
`
`the temperature
`
`of each member
`
`with
`
`a non-
`
`contact
`
`thermometer
`
`and
`
`requiring
`
`the wearing
`
`of
`
`face masks
`
`and
`
`gloves
`
`during
`
`the
`
`inspection.
`
`26.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"26"
`
`of
`
`the Complaint
`
`and
`
`avers
`
`that
`
`the
`
`parties
`
`negotiated
`
`the
`
`terms
`
`for
`
`the
`
`Plaintiff's
`
`requested
`
`expanded
`
`access
`
`and
`
`agreed
`
`upon
`
`COVID-19
`
`pmuantions
`
`to
`
`be
`
`taken
`
`by
`
`all members
`
`of
`
`the
`
`inspection
`
`group
`
`provided
`
`access
`
`and AABR provided
`
`access
`
`to the Plaintiff,
`
`and
`
`the
`
`expanded
`
`to whom
`
`AABR
`
`"inspection"
`
`group
`
`on a dated
`
`selected
`
`the Plaintiff.
`
`by
`
`27.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"27"
`
`of
`
`the Complaint.
`
`IN RESPONSE
`
`TO THE FIRST
`CAUSE
`Breach
`of Contract)
`(_Alleged
`
`OF ACTION
`
`"28"
`
`De'=d=t
`
`28.
`
`In
`
`response
`
`to Paragraph
`
`of
`
`the Complaint,
`
`repeats
`
`and
`
`realleges
`
`its
`
`responses
`
`contained
`
`in Paragraphs
`
`"1"
`
`through
`
`"27"
`
`of
`
`this
`
`Answer,
`
`as if
`
`set
`
`forth
`
`at
`
`length
`
`herein.
`
`29.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"29"
`
`of
`
`the Complaint.
`
`30.
`
`31.
`
`32.
`
`33.
`
`34.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"30"
`
`"31"
`
`"32"
`
`"33"
`
`"34"
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`6
`
`6 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`IN RESPONSE
`
`TO THE SECOND
`CAUSE
`(Alleged
`Breach
`of Cont_ract)
`
`OF ACTION
`
`35.
`
`In
`
`response
`
`to Paragraph
`
`"35"
`
`of
`
`the Corñplaiñt,
`
`Defendant
`
`repeats
`
`and
`
`realleges
`
`its
`
`responses
`
`contained
`
`in Paragraphs
`
`"1"
`
`through
`
`"34"
`
`of
`
`this
`
`Answer,
`
`as if
`
`set
`
`forth
`
`at
`
`length
`
`herein.
`
`36.
`
`37.
`
`Denies
`
`the
`
`allegaticñs
`
`contained
`
`in Paragraph
`
`"36"
`
`of
`
`the Complaint.
`
`Denies
`
`the
`
`allegations
`
`coñtained
`
`in Paragraph
`
`"37
`
`of
`
`the Complaint
`
`regarding
`
`the
`
`term of
`
`the
`
`lease,
`
`AABR's
`
`tenancy,
`
`and
`
`the
`
`Landlord's
`
`failure
`
`to provide
`
`the
`
`requisite
`
`notices
`
`to
`
`terminate
`
`AABR's
`
`tcñancy
`
`and AABR's
`
`right
`
`to occupy
`
`the Premises.
`
`38.
`
`39.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"38"
`
`"39"
`
`of
`
`the Complaiñt.
`
`of
`
`the Complaint
`
`and
`
`avers
`
`2020.
`
`that AABR was
`
`not
`
`required
`
`to vacate
`
`the Premises
`
`on or before
`
`June
`
`30,
`
`40.
`
`41.
`
`42.
`
`43.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contaiñêd
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"40"
`
`"41"
`
`"42"
`
`"43"
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`IN RESPONSE
`
`TO THE THIRD
`jectmentl
`
`CAUSE
`
`OF ACTION
`
`44.
`
`In response
`
`to Paragraph
`
`"44"
`
`of
`
`the Complaint,
`
`Defendant
`
`repeats
`
`and
`
`realleges
`
`its
`
`respunises
`
`contained
`
`in Paragraphs
`
`"1"
`
`through
`
`"43"
`
`of
`
`this
`
`Answer,
`
`as if
`
`set
`
`forth
`
`at
`
`length
`
`herein.
`
`45.
`
`Denies
`
`kñcwicdge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`allegations
`
`contained
`
`in paragraph
`
`"45"
`
`of
`
`the Complaint.
`
`7
`
`7 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`46.
`
`Denies
`
`knowledge
`
`or
`
`information
`
`sufficient
`
`to form
`
`a belief
`
`as to the
`
`truth
`
`of
`
`the
`
`allegations
`
`contained
`
`in paragraph
`
`"46"
`
`of
`
`the Complaint.
`
`47.
`
`48.
`
`Denies
`
`the
`
`allegations
`
`==+ained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"47"
`
`"48"
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`IN RESPONSE
`
`TO THE FOURTH
`and
`(Use
`Occupancy)
`
`CAUSE
`
`OF ACTION
`
`49.
`
`In
`
`response
`
`to Paragraph
`
`"49"
`
`of
`
`the Complaint,
`
`Defendant
`
`repeats
`
`and
`
`realleges
`
`its
`
`responses
`
`contained
`
`in Paragraphs
`
`"1"
`
`through
`
`"48"
`
`of
`
`this
`
`Answer,
`
`as if
`
`set
`
`forth
`
`at
`
`length
`
`herein.
`
`50.
`
`51.
`
`Denies
`
`the
`
`allegations
`
`contened
`
`in Paragraph
`
`the
`
`contained
`
`"50"
`
`"51"
`
`of
`
`the Complent.
`
`the Complaint.
`
`Denies
`
`allegations
`
`in Paragraph
`
`of
`
`IN RESPONSE
`
`TO THE FIFTH
`Uniust
`(Alleged
`
`Enrichment)
`
`CAUSE
`
`OF ACTION
`
`52.
`
`In
`
`response
`
`to Paragraph
`
`"52"
`
`of
`
`the Complaint,
`
`Defendant
`
`repeats
`
`and
`
`realleges
`
`its
`
`respomes
`
`contaked
`
`in Paragraphs
`
`"1"
`
`through
`
`"51"
`
`of
`
`this
`
`Answer,
`
`as if
`
`set
`
`forth
`
`at
`
`length
`
`herein.
`
`53.
`
`54.
`
`55.
`
`56.
`
`57.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contened
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contened
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`centened
`
`in Paragraph
`
`"53"
`
`"54"
`
`"55"
`
`"56"
`
`"57"
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`of
`
`the Complaint.
`
`of
`
`the Complaint
`
`of
`
`the Complaint.
`
`8
`
`8 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`IN RESPONSE
`
`TO THE SIXTH
`(Attorneys'
`
`CAUSE
`
`OF ACTION
`
`Fees)
`
`58.
`
`In
`
`response
`
`to Paragraph
`
`"58"
`
`of
`
`the Complaint,
`
`Defendant
`
`repeats
`
`and
`
`realleges
`
`its
`
`respon=es
`
`contained
`
`in Paragraphs
`
`"1"
`
`through
`
`"57"
`
`of
`
`this
`
`Answer,
`
`as
`
`if
`
`set
`
`forth
`
`at
`
`length
`
`herein.
`
`59.
`
`60.
`
`61.
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`Denies
`
`the
`
`allegations
`
`contained
`
`in Paragraph
`
`"59"
`
`"60"
`
`"61"
`
`of
`
`the Complaiñt.
`
`of
`
`the Complaint.
`
`of
`
`the Complaiñt.
`
`AS AND FOR A FIRST
`
`AFFIRMATIVE
`
`DEFENSE
`
`62.
`
`The Complaint
`
`fails
`
`to state
`
`a cause
`
`of action
`
`for which
`
`relief
`
`can
`
`be granted.
`
`AS AND FOR A SECOND
`
`AFFIRMATIVE
`
`DEFENSE
`
`63.
`
`A defense
`
`is founded
`
`upon
`
`but
`
`not
`
`limited
`
`to,
`
`the
`
`documentary
`
`evidence,
`
`namely
`
`Initial
`
`Lease,
`
`as amended.
`
`AS AND FOR A THIRD
`
`AFFIRMATIVE
`
`DEFENSE
`
`64.
`
`Plaintiff
`
`failed
`
`to serve
`
`the
`
`contractual
`
`notices
`
`of default
`
`required
`
`by
`
`the
`
`Lease;
`
`and/or
`
`the required
`
`notice
`
`to the Office
`
`Com2nissioner
`
`of
`
`the Office
`
`of Mental
`
`Retardation
`
`and
`
`Developmen+d
`
`Disabilities
`
`and
`
`is,
`
`therefore,
`
`barred
`
`from
`
`sdñtening
`
`this
`
`action.
`
`AS AND FOR A FOURTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`65.
`
`Landlord
`
`failed
`
`to serve
`
`the
`
`predicate
`
`statutory
`
`notices
`
`to terminate
`
`AABR's
`
`tanancy
`
`and
`
`right
`
`to remain
`
`in possession
`
`of
`
`the Premises.
`
`AS AND FOR A FIFTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`66.
`
`Plaintiff
`
`is not
`
`the
`
`Landlord
`
`under
`
`the
`
`Initial
`
`Lease
`
`or
`
`the First
`
`or Second
`
`Amendment
`
`of Lease
`
`and
`
`has
`
`no standing
`
`to cer_mence
`
`or msistie
`
`the
`
`instant
`
`action.
`
`9
`
`9 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`AS AND FOR A SIXTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`67.
`
`Plaintiff
`
`is not
`
`a party
`
`to the
`
`Initial
`
`Lease
`
`or Lease
`
`amendments.
`
`AS AND FOR A SEVENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`68.
`
`Upon
`
`Information
`
`and
`
`belief,
`
`the
`
`Initial
`
`Lease,
`
`as amended,
`
`was
`
`not
`
`assigned
`
`to
`
`Plaintiff
`
`and Plaintiff
`
`does
`
`not
`
`allege
`
`any
`
`such
`
`assignment.
`
`AS AND FOR AN EIGHTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`69.
`
`The
`
`Landlord
`
`is JJSS
`
`JAMAICA
`
`LLC,
`
`which
`
`is an active
`
`domestic
`
`limited
`
`liability
`
`cc==y
`
`and the
`
`Landlard
`
`under
`
`the
`
`Lease,
`
`as amended;
`
`and
`
`is therefore,
`
`a necessary
`
`party
`
`to this
`
`action,
`
`which
`
`action
`
`should
`
`not
`
`be permitted
`
`to condnue
`
`in the
`
`absence
`
`of
`
`such
`
`ñêcessary
`
`party.
`
`AS AND FOR A NINTH
`
`AFFIRMATIVE
`
`70.
`
`Upon
`
`information
`
`and
`
`belief,
`
`the
`
`Landlord
`
`was
`
`required
`
`to
`
`serve
`
`AABR
`
`with
`
`a
`
`Notice
`
`to Quit
`
`or Notice
`
`of Termination
`
`pursuant
`
`to RPL
`
`§ 232-a
`
`and
`
`its
`
`failure
`
`to do so bars
`
`the
`
`DEFENSE
`
`instant
`
`action.
`
`AS AND FOR A TENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`71.
`
`Plaintiff
`
`has
`
`suffered
`
`no damages
`
`as a result
`
`of any
`
`action
`
`by AABR.
`
`AS AND FOR AN ELEVENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`72.
`
`AABR acted
`
`promptly,
`
`and
`
`in good
`
`faith,
`
`with
`
`respect
`
`to Lsñdierd's
`
`request
`
`for
`
`an
`
`expanded
`
`inspection
`
`of
`
`the
`
`Premises
`
`for
`
`individuals
`
`other
`
`than
`
`the
`
`Land1ard
`
`and
`
`its
`
`personnel
`
`and/or
`
`to perform
`
`work
`
`on the Premises
`
`during
`
`the
`
`term.
`
`10
`
`10 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`AS AND FOR A TWELFTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`73.
`
`Plaintiff's
`
`Complaint
`
`is barred
`
`by
`
`reason
`
`of estoppel.
`
`AS AND FOR A THIRTEENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`74.
`
`To
`
`the
`
`extent
`
`AABR is or was
`
`required
`
`to vacate
`
`the Premises,
`
`any
`
`such
`
`action
`
`to
`
`vacate
`
`was made
`
`impossible
`
`or otherwise
`
`frustrated
`
`as a result
`
`of
`
`the
`
`coronavirus
`
`and
`
`the COVID-
`
`19 regulations
`
`imposed
`
`by
`
`the State
`
`of New York.
`
`AS AND FOR A FOURTEENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`75.
`
`To
`
`the
`
`extent
`
`Plaintiff
`
`is or was
`
`required
`
`to
`
`vacate
`
`the
`
`Premises,
`
`unforeseeâble
`
`circumstances,
`
`namely
`
`the
`
`coronavirus
`
`and Covid-19
`
`regulations
`
`imposed
`
`the
`
`State
`
`of New
`
`by
`
`York,
`
`prevented
`
`AABR from
`
`vâcating
`
`the Premises
`
`and
`
`such
`
`circumstañces
`
`constitute
`
`a defense
`
`of
`
`force
`
`majeure.
`
`AS AND FOR A FIFTEENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`76.
`
`Plaintiff
`
`caused
`
`its own
`
`damages,
`
`if any,
`
`in whole
`
`or
`
`in part.
`
`AS AND FOR AN SIXTEENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`77.
`
`Plaintiff's
`
`claim
`
`for
`
`rent
`
`and/or
`
`use and
`
`occupañcy
`
`is barred
`
`by
`
`reason
`
`of payment.
`
`AS AND FOR A SEVENTEENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`78.
`
`Plaintiff's
`
`Second
`
`Cause
`
`of Action,
`
`denesiñsted
`
`as "Breach
`
`of
`
`Contract,"
`
`namely
`
`an alleged
`
`default
`
`under
`
`the
`
`Lease,
`
`triggered
`
`the
`
`sixty
`
`(60)
`
`days'
`
`notice
`
`requirement
`
`set
`
`forth
`
`in
`
`Paragraph
`
`"21"
`
`of
`
`the
`
`Lease,
`
`requiring
`
`that
`
`"if
`
`Tenant
`
`defaults
`
`in
`
`fulfilling
`
`any
`
`of
`
`the
`
`other
`
`covenants
`
`of
`
`this
`
`Lease
`
`[other
`
`than
`
`the payment
`
`of Base Rent
`
`or Additional
`
`Rent]
`
`and
`
`such
`
`default
`
`shall
`
`contiñüe
`
`for
`
`a period
`
`of
`
`sixty
`
`(60)
`
`days
`
`after
`
`notice
`
`to the Office
`
`Commissioner
`
`of
`
`the Office
`
`of Mental
`
`Retardation
`
`and
`
`Developmental
`
`Disabilities
`
`["OMRDD"]
`
`...
`
`then
`
`Lãñdlord
`
`may
`
`terminate
`
`this
`
`Lease...."
`
`11
`
`11 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`79.
`
`The
`
`Landlord
`
`contractual
`
`obligation
`
`to provide
`
`OMRDD
`
`with
`
`notice
`
`of
`
`default
`
`pursuant
`
`to Paragraph
`
`"21"
`
`of
`
`the
`
`Lease,
`
`created,
`
`upon
`
`information
`
`and
`
`belief,
`
`a month
`
`to month
`
`tenancy,
`
`effective
`
`July
`
`1, 2020.
`
`80.
`
`Upon
`
`information
`
`and
`
`belief,
`
`Plaintiff
`
`failed
`
`to provide
`
`such
`
`sixty
`
`(60)
`
`days written
`
`notice
`
`of default
`
`to OMRDD,
`
`as required
`
`by
`
`the
`
`Lease.
`
`81.
`
`Upon
`
`information
`
`and
`
`belief,
`
`Plaintiff
`
`did
`
`not
`
`serve
`
`the
`
`statutory
`
`notice
`
`required
`
`to
`
`terminate
`
`a month
`
`to month
`
`tenancy.
`
`AS AND FOR AN EIGHTEENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`the
`
`right
`
`to supplement
`
`and/or
`
`amend
`
`affirmative
`
`defenses
`
`at
`
`82.
`
`AABR reserves
`
`its
`
`any
`
`time
`
`at or before
`
`trial.
`
`AS AND FOR A NINETEENTH
`
`AFFIRMATIVE
`
`DEFENSE
`
`83.
`
`The
`
`Court
`
`lacks
`
`perconal
`
`jurisdiction
`
`of AABR
`
`because,
`
`upon
`
`information
`
`and
`
`belief,
`
`the Plaintiff
`
`failed
`
`to
`
`serve AABR with
`
`the Sammons
`
`& Complaint,
`
`pursuant
`
`to
`
`ststate,
`
`including,
`
`but
`
`not
`
`limited
`
`to,
`
`New York
`
`Civil
`
`Practice
`
`Law & Rules
`
`§311
`
`and N.Y.
`
`Business
`
`Corporation
`
`Law §306.
`
`AS AND FOR A FIRST
`
`COUNTERCLAIM_
`
`84.
`
`AABR is a domestic
`
`not-for-profit
`
`corporation
`
`authorized
`
`to conduct
`
`business
`
`in
`
`the State
`
`of New York
`
`with
`
`its principal
`
`place
`
`of business
`
`in Queens,
`
`New York.
`
`85.
`
`Upon
`
`information
`
`and
`
`belief,
`
`Plaintiff
`
`owns
`
`the Building
`
`at 161-06
`
`89d'
`
`Avenue,
`
`Jamaica,
`
`New York.
`
`12
`
`12 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`86.
`
`AABR,
`
`formerly
`
`known
`
`as
`
`the
`
`Association
`
`for
`
`the
`
`Advancement
`
`of Blind
`
`and
`
`Retarded,
`
`Inc.,
`
`entered
`
`into
`
`a Lease
`
`dated
`
`April
`
`3, 2000,
`
`as Tenant,
`
`with
`
`The
`
`Sisters
`
`of
`
`the Order
`
`of St. Dominic,
`
`as Landlord
`
`(the
`
`"Initial
`
`Lease"
`
`or
`
`"Lease").
`
`87.
`
`The
`
`Initial
`
`Lease
`
`was
`
`amended
`
`by
`
`a First
`
`Amendment
`
`of
`
`Lease,
`
`dated
`
`April
`
`between
`
`the Sisters
`
`of
`
`the Order
`
`19,
`
`the
`
`2010,
`
`of St. Dominic,
`
`as Lañdlord,
`
`and
`
`the Association
`
`for
`
`Advancement
`
`of Blind
`
`and
`
`Retarded,
`
`Inc.,
`
`now
`
`known
`
`as AABR,
`
`as Tenant
`
`(the
`
`"First
`
`Lease
`
`Amendment").
`
`88.
`
`On July
`
`1, 2018,
`
`a Second
`
`Amendment
`
`of Lease
`
`was
`
`entered
`
`into
`
`by
`
`and
`
`between
`
`JJSS Jamaica
`
`LLC,
`
`as Landlord,
`
`and
`
`the Association
`
`for
`
`the Advancement
`
`of Blind
`
`and Retarded,
`
`Inc.,
`
`now
`
`known
`
`as AABR,
`
`as Tenant
`
`(the
`
`"Second
`
`Lease
`
`Amendment").
`
`Paragraph
`
`"6"
`
`Lease
`
`Amendment
`
`that
`
`89.
`
`of
`
`the
`
`Second
`
`is ambiguous
`
`and
`
`provides
`
`except
`
`as provided
`
`in
`
`the
`
`Second
`
`Lease
`
`Amendment,
`
`all
`
`provisions
`
`of
`
`the
`
`Lease
`
`shall
`
`remain
`
`unmodified
`
`and
`
`in full
`
`force
`
`and
`
`effect.
`
`90.
`
`Lâñdlord
`
`did
`
`not
`
`send
`
`any
`
`of
`
`the
`
`contractual
`
`notices
`
`required
`
`pursuant
`
`to the Lease,
`
`as amended,
`
`with
`
`respect
`
`to any
`
`claimed
`
`default
`
`under
`
`the
`
`Lease.
`
`and
`
`requirement
`
`set
`
`forth
`
`in
`
`91.
`
`In
`
`addition,
`
`upon
`
`information
`
`belief,
`
`the
`
`notice
`
`Paragraph
`
`"21"
`
`of
`
`the
`
`Lease
`
`created
`
`a month
`
`to month
`
`tanancy,
`
`effective
`
`July
`
`1, 2020.
`
`92.
`
`Landlord
`
`did
`
`not
`
`send
`
`to AABR any
`
`statutory
`
`notices
`
`to terminate
`
`AABR's
`
`tenancy
`
`or
`
`right
`
`to occupy
`
`the Premises.
`
`93.
`
`Plaintiff
`
`has
`
`not
`
`alleged
`
`that
`
`it
`
`is the
`
`assignee
`
`of
`
`the
`
`Landlord
`
`with
`
`respect
`
`to the
`
`Lease,
`
`as amended.
`
`13
`
`13 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`94.
`
`Upon
`
`information
`
`and
`
`belief,
`
`Plaintiff
`
`has
`
`no
`
`standing
`
`to
`
`ccsence
`
`and/or
`
`menten
`
`the
`
`instant
`
`action
`
`and
`
`has
`
`compelled
`
`AABR to incur
`
`substantial
`
`legal
`
`expense
`
`to defend
`
`this
`
`action.
`
`95.
`
`Pursuant
`
`to Paragraph
`
`"22
`
`(c)"
`
`of
`
`the
`
`Initial
`
`Lease,
`
`the
`
`Landlord
`
`is liable
`
`to AABR
`
`for
`
`reimbursement
`
`of AABR's
`
`reasonable
`
`attorneys'
`
`fees
`
`and
`
`expenses
`
`if AABR is successful
`
`in
`
`against
`
`Landlord
`
`any
`
`action
`
`brought
`
`or successfully
`
`defended
`
`by AABR.
`
`96.
`
`AABR
`
`is
`
`defending
`
`this
`
`action
`
`brought
`
`under
`
`the
`
`Lease,
`
`as
`
`amandad,
`
`and
`
`has
`
`asserted
`
`its Counterclaims
`
`pursuant
`
`to the
`
`Lease,
`
`as amended.
`
`97.
`
`By
`
`reason
`
`of
`
`the
`
`foregoing,
`
`Plaintiff
`
`is
`
`liable
`
`to AABR
`
`in
`
`an
`
`amount
`
`to
`
`be
`
`determined
`
`by the Court
`
`for AABR's
`
`attorneys'
`
`fees
`
`and expenses
`
`incurred
`
`in defending
`
`the instant
`
`action,
`
`plus
`
`interest.
`
`COUNTERCLAIM
`
`AS AND FOR A SECOND
`
`98.
`
`Defendant
`
`repeats
`
`and
`
`realleges
`
`each
`
`and
`
`every
`
`allegation
`
`contained
`
`in Paragraphs
`
`"84"
`
`through
`
`"97"
`
`of
`
`this
`
`Answer,
`
`as if
`
`set
`
`forth
`
`at
`
`length
`
`herein.
`
`99.
`
`The
`
`Initial
`
`Lease,
`
`as amended,
`
`is a contract
`
`between
`
`AABR
`
`and
`
`Landlord,
`
`JJSS
`
`Jamaica
`
`LLC,
`
`and
`
`there
`
`exists
`
`an implied
`
`covenant
`
`of
`
`good
`
`faith
`
`with
`
`respect
`
`to such
`
`Lease,
`
`as
`
`amended.
`
`behalf
`
`of
`
`the
`
`100.
`
`Upon
`
`information
`
`and
`
`belief,
`
`the
`
`Plaintiff,
`
`acting
`
`on
`
`requested
`
`access
`
`to the Premises
`
`for
`
`the
`
`purposes
`
`of
`
`"inspection"
`
`pursuant
`
`to Paragraph
`
`Landlord,
`
`"23"
`
`of
`
`the
`
`Initial
`
`Lease.
`
`101.
`
`Plaintiff's
`
`request,
`
`however,
`
`exceeded
`
`the
`
`requirements
`
`of
`
`the
`
`Lease
`
`in
`
`that
`
`Paragraph
`
`"23"
`
`of
`
`the
`
`Lease
`
`only
`
`permits
`
`the
`
`Landlord
`
`and
`
`its personnel
`
`to
`
`have
`
`reasonable
`
`14
`
`14 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`access
`
`for
`
`purposes
`
`of
`
`ex-d±g
`
`the
`
`Premises
`
`and
`
`not
`
`to
`
`unreasonably
`
`interfere
`
`with
`
`the
`
`operations
`
`of Tenant,
`
`except
`
`in case
`
`of emergency.
`
`102.
`
`Plaintiff
`
`requested
`
`permissi0ñ
`
`from
`
`AABR to access
`
`the Premises
`
`by
`
`individuals
`
`other
`
`than
`
`the
`
`Landlord
`
`and
`
`its personnel
`
`and
`
`included
`
`two
`
`coñtractors
`
`and
`
`employees
`
`of
`
`the New
`
`Dawn
`
`Charter
`
`High
`
`School
`
`2 ("New
`
`which
`
`Plaintiff
`
`has
`
`indicated
`
`will
`
`be the next
`
`tenant
`
`for
`
`the Premises.
`
`School"),
`
`103.
`
`Neither
`
`the
`
`contractors
`
`nor
`
`members
`
`of
`
`the New
`
`School
`
`is
`
`the
`
`Landlord
`
`or
`
`personnel
`
`of
`
`the Lâñdicid,
`
`but AABR agreed
`
`to the request
`
`provided
`
`certain
`
`safety
`
`condidons
`
`were
`
`agreed
`
`to by
`
`the Plaintiff
`
`and
`
`group
`
`inspecting
`
`the Premises,
`
`due
`
`to concerns
`
`relating
`
`to,
`
`among
`
`other
`
`things,
`
`COVID
`
`19 and
`
`the
`
`transmicaion
`
`of
`
`the Coronavirus.
`
`104.
`
`AABR's
`
`counsel
`
`prepared
`
`a document
`
`entitled
`
`"Inspection
`
`Representations
`
`and
`
`Agreement,"
`
`Indemnincation
`
`which
`
`Plaintiff's
`
`counsel
`
`negotiated
`
`and
`
`approved
`
`and which
`
`was
`
`thereafter
`
`signed
`
`the
`
`Landlord
`
`by
`
`and
`
`each member
`
`of
`
`the
`
`inspection
`
`group.
`
`105.
`
`AABR
`
`had
`
`to make
`
`arrangements
`
`to
`
`protect
`
`its
`
`staff
`
`for
`
`the
`
`duration
`
`of
`
`the
`
`expanded
`
`inspection.
`
`106.
`
`The
`
`inspection
`
`occurred
`
`on
`
`June
`
`19,
`
`2020,
`
`a
`
`date
`
`selected
`
`by
`
`Plaintiff,
`
`to
`
`accommodate
`
`the members
`
`of
`
`the
`
`inspection
`
`group.
`
`107.
`
`Almost
`
`immediately
`
`thereafter,
`
`on
`
`Saturday,
`
`June
`
`20,
`
`2020,
`
`Plaintiff's
`
`counsel
`
`made
`
`a further
`
`request,
`
`purportedly
`
`pursuant
`
`to Paragraph
`
`"23"
`
`of
`
`the
`
`Lease,
`
`to have
`
`an oil
`
`tank
`
`tightness
`
`test
`
`performed
`
`on
`
`the
`
`underground
`
`oil
`
`tank
`
`several
`
`days
`
`later,
`
`stating
`
`that
`
`they
`
`would
`
`send
`
`a co==ª=+
`
`at 1:00
`
`P.M.
`
`from
`
`its
`
`lender
`
`to the Premises
`
`to cGñduct
`
`the
`
`test
`
`on Wednesday,
`
`June
`
`24,
`
`2020
`
`15
`
`15 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`108.
`
`On Monday,
`
`June
`
`22,
`
`2020,
`
`AABR was
`
`advised,
`
`in writing,
`
`that
`
`the
`
`tank
`
`test was
`
`allegedly
`
`requested
`
`by Plaintiff's
`
`lender,
`
`verbally,
`
`and
`
`that Plaintiff
`
`would
`
`be in "default
`
`under
`
`its
`
`mortgage,"
`
`if
`
`the
`
`tank
`
`tighess
`
`test was
`
`not
`
`conduct
`
`on June
`
`24,
`
`2020.
`
`109.
`
`Plaintiff
`
`understood
`
`that
`
`AABR's
`
`tenancy
`
`did
`
`not
`
`terminate
`
`on
`
`June
`
`30,
`
`2020,
`
`which
`
`is
`
`consistent
`
`with
`
`Plaintiff's
`
`damand
`
`to perform
`
`the
`
`tank
`
`tightness
`
`test
`
`less
`
`than
`
`a week
`
`before
`
`the
`
`alleged
`
`tenancy
`
`was
`
`to end.
`
`110.
`
`Landlord
`
`failed
`
`to send
`
`any
`
`notice
`
`to terminate
`
`AABR's
`
`tenancy.
`
`111.
`
`On June
`
`22,
`
`2020,
`
`at approximately
`
`2:00
`
`P.M.,
`
`Plaintiff
`
`advised
`
`AABR
`
`that
`
`if
`
`AABR did
`
`not
`
`provide
`
`access
`
`by
`
`1:00
`
`P.M.
`
`on
`
`June
`
`24*,
`
`Plaintiff
`
`will
`
`resort
`
`to
`
`self-help
`
`and
`
`"access
`
`the
`
`premises
`
`on
`
`an
`
`emergency
`
`basis
`
`at
`
`that
`
`time
`
`in
`
`order
`
`to
`
`comply
`
`with
`
`law
`
`and
`
`the
`
`lender."
`
`its
`
`requirements
`
`of
`
`112.
`
`Although
`
`AABR believed
`
`the explanation
`
`provided
`
`was
`
`not made
`
`in good
`
`faith
`
`and
`
`was
`
`pretextual,
`
`it
`
`agreed
`
`to
`
`provide
`
`access
`
`for
`
`such
`
`test,
`
`provided
`
`a new
`
`representations
`
`and
`
`indemnification
`
`agreement
`
`was
`
`signed,
`
`tailored
`
`to
`
`the
`
`requested
`
`oil
`
`tank
`
`tightness
`
`test
`
`by
`
`the
`
`bank's
`
`consultant.
`
`113.
`
`Plaintiff
`
`also
`
`threatened
`
`AABR,
`
`in writing,
`
`to
`
`hold AABR
`
`liable
`
`for
`
`any
`
`and
`
`all
`
`damages
`
`caused
`
`in the
`
`tank
`
`tightness
`
`test,
`
`without
`
`dañiages
`
`by any
`
`delay
`
`including
`
`limitation,
`
`any
`
`relating
`
`to the
`
`owner
`
`being
`
`held
`
`in defanit
`
`under
`
`its mortgage
`
`and/or
`
`any
`
`fines
`
`or other
`
`penalties
`
`imposed
`
`upon
`
`the
`
`owner
`
`by New York
`
`State.
`
`114.
`
`In order
`
`to meet
`
`the unreasonable
`
`d=ands
`
`of
`
`the Plaintiff,
`
`AABR,
`
`on an expedited
`
`basis,
`
`prepared
`
`the
`
`necessary
`
`agreements
`
`so that
`
`the
`
`test
`
`could
`
`be conducted
`
`on the
`
`date
`
`imposed
`
`by
`
`the Plaintiff;
`
`but
`
`at
`
`the
`
`last moment
`
`Plaintiff
`
`advised
`
`that
`
`it would
`
`reschedule
`
`the
`
`test,
`
`did
`
`not
`
`16
`
`16 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`provide
`
`the required
`
`certificate
`
`of
`
`insurance
`
`naming
`
`AABR as an additional
`
`insured,
`
`and
`
`indicated
`
`that
`
`the parties
`
`would
`
`select
`
`a new
`
`date
`
`in July
`
`for
`
`the
`
`test.
`
`115.
`
`AABR
`
`incurred
`
`substantial
`
`legal
`
`fees
`
`to
`
`acce=odate
`
`Plaintiff's
`
`unreasonable
`
`demand
`
`to provide
`
`an unidentified
`
`consultant
`
`of
`
`the
`
`lender
`
`access
`
`to the Premises
`
`to perform
`
`an
`
`oil
`
`tank
`
`tightness
`
`test, which
`
`request
`
`was,
`
`upon
`
`information
`
`and
`
`belief,
`
`made
`
`in bad
`
`faith.
`
`116.
`
`Upon
`
`information
`
`and
`
`lender
`
`not
`
`that
`
`belief,
`
`the Plaintiff's
`
`did
`
`request,
`
`in writing,
`
`the
`
`tank
`
`tightness
`
`test
`
`be performed
`
`or
`
`that
`
`it had
`
`to be performed
`
`on June
`
`24,
`
`2020.
`
`117.
`
`Upon
`
`information
`
`and
`
`belief,
`
`the
`
`lender
`
`did
`
`not
`
`advise
`
`Plaintiff,
`
`in writing
`
`or
`
`otherwise,
`
`that
`
`Plaintiff
`
`would
`
`be
`
`in
`
`default
`
`of
`
`its mortgage
`
`if
`
`the
`
`tank
`
`tightness
`
`test was
`
`not
`
`conducted
`
`on June
`
`24,
`
`2020.
`
`118.
`
`Plaintiff's
`
`bad
`
`faith
`
`actions
`
`were
`
`exacerbated
`
`when
`
`Plaintiff
`
`threatened
`
`to access
`
`24th On a purported
`
`when
`
`existed.
`
`the Premises
`
`on June
`
`emergency
`
`basis,
`
`no emergency
`
`119.
`
`Plaintiff
`
`never
`
`conducted
`
`or
`
`rescheduled
`
`the
`
`purported
`
`"emergency"
`
`tank
`
`test.
`
`120.
`
`By
`
`reason
`
`of
`
`the
`
`foregoing,
`
`AABR
`
`and
`
`its
`
`staff
`
`were
`
`inconvenienced,
`
`were
`
`subjected
`
`to
`
`interference
`
`by
`
`the
`
`Landlord,
`
`and AABR was
`
`caused
`
`to
`
`incur
`
`additional
`
`legal
`
`fees
`
`preparing
`
`the
`
`required
`
`documents
`
`for
`
`the
`
`purported
`
`tank
`
`test
`
`and AABR reqüêsts
`
`reimbursement
`
`such
`
`pursü«nt
`
`to
`
`the
`
`Lease.
`
`AABR
`
`has
`
`been
`
`damaged
`
`the
`
`of
`
`all
`
`legal
`
`fees
`
`incurred,
`
`by
`
`inconvenience
`
`caused
`
`by
`
`the Plaintiff
`
`and
`
`the
`
`attorneys'
`
`fees
`
`it
`
`incurred
`
`with
`
`respect
`
`to preparing
`
`documents
`
`for
`
`the
`
`"emergency"
`
`inspection,
`
`where
`
`no emergency
`
`existed
`
`and Plaintiff
`
`canceled
`
`the
`
`test
`
`at
`
`the
`
`last minute.
`
`121.
`
`AABR is also
`
`required
`
`to
`
`incur
`
`additional
`
`legal
`
`fees
`
`to
`
`defend
`
`agaiñst
`
`Plaintiff's
`
`non-meritorious
`
`claims
`
`in this
`
`action
`
`and
`
`is entitled
`
`to recover
`
`its
`
`legal
`
`fees with
`
`respect
`
`to such
`
`defense,
`
`plus
`
`interest.
`
`17
`
`17 of 20
`
`

`

`FILED: QUEENS COUNTY CLERK 07/15/2020 10:35 AM
`NYSCEF DOC. NO. 3
`
`INDEX NO. 709027/2020
`
`RECEIVED NYSCEF: 07/15/2020
`
`122.
`
`Pursuant
`
`to Paragraph
`
`"22
`
`(c)"
`
`of
`
`the
`
`Initial
`
`Lease,
`
`the
`
`Landlord
`
`is liable
`
`to AABR
`
`for
`
`reimbursement
`
`of AABR's
`
`reasonable
`
`attorneys'
`
`fees
`
`and
`
`expenses
`
`if AABR is successful
`
`in
`
`any
`
`action
`
`brought
`
`against
`
`Landlord
`
`or