Mitchell & Titus Associates, Inc. v. Mesh Realty Corp.
| Decision Date | 17 April 1990 |
| Court | New York Supreme Court — Appellate Division |
| Parties | MITCHELL & TITUS ASSOCIATES, INC., Plaintiff-Respondent, v. MESH REALTY CORP., et al., Defendants-Appellants. |
H.I. Scharf, for plaintiff-respondent.
G.M. Rosenberg, D.A. Feinerman, for defendants-appellants.
Before KUPFERMAN, J.P., and ROSS, ROSENBERGER and WALLACH, JJ.
Order of the Supreme Court, New York County (Harold Baer, Jr., J.), entered on February 3, 1989, which, inter alia, granted summary judgment to plaintiff for rent due on a commercial lease, is unanimously affirmed, without costs.
The alleged oral agreement to terminate the sublease is barred by the Statute of Frauds (GOL 5-703[2], and the circumstances do not warrant an equitable estoppel. Defendants subtenants knew that they would be liable on the sublease if the proposed new subtenant could not consummate a new sublease with plaintiff-prime tenant, yet they moved out of the premises before a new sublease was even submitted to plaintiff. "[T]he alleged reliance on the oral agreement is no more than the usual situation of parties who orally agree on a deal, intending that there shall be a written contract, and then at the point of signing, one of the parties backs out." (American Bartenders School, Inc. v. 105 Madison Company, 91 A.D.2d 901, 902, 457 N.Y.S.2d 523, affd. 59 N.Y.2d 716, 463 N.Y.S.2d 424, 450 N.E.2d 230, quoting Youz Films v. Just Born, 69 A.D.2d 778, 415 N.Y.S.2d 22; see also, Ginsberg v. Fairfield-Nobile Corporation, 81 A.D.2d 318, 440 N.Y.S.2d 222). Further, in a commercial lease the lessor is not under a duty to mitigate damages (Syndicate Building Corp. v. Lorber, 128 A.D.2d 381, 512 N.Y.S.2d 674). We have reviewed defendants' remaining contentions and find them to be without merit.
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