3 Days Notice to Pay Rent or Lease Terminates for Residential Property from Landlord to Tenant
Article 7 Summary Proceeding to Recover Possession of Real Property
Sec. 711. Grounds where landlord-tenant relationship exists.
A tenant shall include an occupant of one or more rooms
in a rooming house or a resident, not including a transient occupant, of
one or more rooms in a hotel who has been in possession for thirty consecutive
days or longer; he shall not be removed from possession except in a special
proceeding. A special proceeding may be maintained under this article upon
the following grounds:
1. The tenant continues in possession of any portion of
the premises after the expiration of his term, without the permission of
the landlord or, in a case where a new lessee is entitled to possession,
without the permission of the new lessee. Acceptance of rent after commencement
of the special proceeding upon this ground shall not terminate such proceeding
nor effect any award of possession to the landlord or to the new lessee,
as the case may be. A proceeding seeking to recover possession of real
property by reason of the termination of the term fixed in the lease pursuant
to a provision contained therein giving the landlord the right to terminate
the time fixed for occupancy under such agreement if he deem the tenant
objectionable, shall not be maintainable unless the landlord shall by competent
evidence establish to the satisfaction of the court that the tenant is
objectionable.
2. The tenant has defaulted in the payment of rent, pursuant
to the agreement under which the premises are held, and a demand of the
rent has been made, or at least three days' notice in writing requiring,
in the alternative, the payment of the rent, or the possession of the premises,
has been served upon him as prescribed in section 735. The landlord
may waive his right to proceed upon this ground only by an express consent
in writing to permit the tenant to continue in possession, which consent
shall be revocable at will, in which event the landlord shall be deemed
to have waived his right to summary dispossess for nonpayment of rent accruing
during the time said consent remains unrevoked. Any person succeeding to
the landlord's interest in the premises may proceed under this subdivision
for rent due his predecessor in interest if he has a right thereto. Where
a tenant dies during the term of the lease and rent due has not been paid
and no representative or person has taken possession of the premises and
no administrator or executor has been appointed, the proceeding may be
commenced after three months from the date of death of the tenant by joining
the surviving spouse or if there is none, then one of the surviving issue
or if there is none, then any one of the distributees.
3. The tenant, in a city defaults in the payment, for sixty days
after the same shall be payable, of any taxes or assessments levied on
the premises which he has agreed in writing to pay pursuant to the agreement
under which the premises are held, and a demand for payment has been made,
or at least three days' notice in writing, requiring in the alternative
the payment thereof and of any interest and penalty thereon, or the possession
of the premises, has been served upon him, as prescribed in section 735.
An acceptance of any rent shall not be construed as a waiver of the agreement
to pay taxes or assessments.
4. The tenant, under a lease for a term of three years or less,
has during the term taken the benefit of an insolvency statute or has been
adjudicated a bankrupt.
5. The premises, or any part thereof, are used or occupied as a
bawdy-house, or house or place of assignation for lewd persons, or for
purposes of prostitution, or for any illegal trade or manufacture, or other
illegal business.
6. The tenant, in a city having a population of one million or more,
removes the batteries or otherwise disconnects or makes inoperable an installed
smoke or fire detector which the tenant has not requested be moved from
its location so as not to interfere with the reasonable use of kitchen
facilities provided that the court, upon complaint thereof, has previously
issued an order of violation of the provisions heretofore stated and, subsequent
to the thirtieth day after service of such order upon the tenant, an official
inspection report by the appropriate department of housing preservation
and development is presented, in writing, indicating non-compliance herewith;
provided further, that the tenant shall have the additional ten day period
to cure such violation in accordance with the provisions of subdivision
four of section seven hundred fifty-three of this chapter.
