Quintana v. Wiener

• Decision Date: 08 January 1989
• Docket Number: No. 88 Civ. 2088 (LLS).,88 Civ. 2088 (LLS).
• Citation: 717 F. Supp. 77
• Parties: Richard QUINTANA, Plaintiff, v. Lawrence A. WIENER, Lawrence D. Wiener, Elizabeth M. Wiener, and Wiener Management, Defendants.
• Court: U.S. District Court — Southern District of New York

717 F. Supp. 77

Richard QUINTANA, Plaintiff, v. Lawrence A. WIENER, Lawrence D. Wiener, Elizabeth M. Wiener, and Wiener Management, Defendants.

No. 88 Civ. 2088 (LLS).

United States District Court, S.D. New York.

January 8, 1989.

Richard Quintana, New York City, pro se.

Barbara E. Olk, Trief & Olk, New York City, for defendants.

OPINION and ORDER

STANTON, District Judge.

Richard Quintana, proceeding pro se, contends that defendants fraudulently arranged for certain apartments to be altered from rent controlled to rent stabilized status,¹ thereby charging him a higher rent than that allowed by law.

Defendants move to dismiss his claims, and for sanctions. Mr. Quintana moves to "discharge" defendants' counsel for perjury.

FACTS

In July 1977 Mr. Quintana became the tenant of 425 East 51st Street, Apartment 7C. At that time Lawrence A. Wiener ("Mr. Wiener") owned the building. The lease Mr. Quintana and Mr. Wiener signed provided for rent at $750 per month for the first two years, and $775 per month for the third year. Mr. Quintana renewed his lease over the years, and as of June 1988 was paying $1,037.93 rent per month. Wiener Management, a Connecticut partnership of which Lawrence D. Wiener ("Lawrence") is the sole general partner, has owned the building since April 1982. Lawrence is Mr. Wiener's son.

Accepting the allegations in the amended complaint as true, Stephen Varro Jr. and Edith Varro lived in Apartment 7C until December 27, 1975. At that time their monthly rent was $228.20. On January 5, 1976 Mr. Wiener filed a Landlord's Report of Statutory Decontrol with the City of New York's Department of Rent and Housing Maintenance Office of Rent Control ("decontrol report"). (Amended Complaint, Exhibit D) The decontrol report names Bjorn Carlsson as the tenant of Apartment 7C as of January 1, 1976. Mr. Wiener had filed an earlier decontrol report on December 2, 1975, showing Bjorn Carlson sic as the tenant of Apartment 9B in the same building as of December 1, 1975. (Id., Exhibit C)

Also annexed to the amended complaint are two leases. One is dated December 1, 1975 for Bjorn and Sally Carlsson. It shows them as the tenants of Apartment 9B in typewritten print, with "9B" crossed out and "to 7C 1/1/76" written in by hand. (Id., Exhibit E). The second lease is dated December 10, 1975 for Alvin Zakin. It shows him as a tenant of Apartment 9B in typewritten print, with "to 7C 9/15/76" next to 9B written in by hand. (Id., Exhibit F)

According to Mr. Quintana the leases and decontrol reports, which purport to show that Bjorn Carlsson was Apartment 7C's first rent stabilized tenant, are fraudulent because no one lived in Apartment 7C after the Varros moved out. Such conduct, he asserts, warrants that his apartment be treated as rent controlled rather than rent stabilized. If that were the case, Mr. Quintana argues that the "legal rent" for his apartment in 1977 would have been only $342.30 per month and would be only $466.96 today.

On March 23, 1984 Mr. Quintana filed a Tenant's Complaint of Rent Overcharges with the New York City Conciliation and Appeals Board ("CAB"). (Exhibit B, Defendant's Notice of Motion) In December 1985 the CAB ordered Mr. Wiener to refund $2,266.66 to Mr. Quintana. Both Mr. Wiener and Mr. Quintana filed petitions for administrative review of this decision with CAB's successor, the State of New York's Division of Housing and Community Renewal, Office of Rent Administration ("DHCR"). On January 24, 1987 DHCR found that

there is no support for the tenant's claim that the owner submitted fraudulent rent records.... The record in this lease shows that the initial stabilized tenant, Carlsson, took occupancy pursuant to a lease commencing January 1, 1976 and expiring September 30, 1988 at a rent of $630.00 per month; that the next tenant, Zakin, took occupancy pursuant to a lease commencing October 1, 1976 and expiring September 30, 1977 at a rent of $650.00 per month ... (Id., Exhibit D)

Based upon these rents and the applicable sections of the Rent Stabilization Law, the DHCR found that the CAB's order should be modified and that Mr. Wiener should pay Mr. Quintana $5,189.74.

On March 25, 1987 Mr. Quintana filed a petition in the Supreme Court of the State of New York for a judgment against the DHCR pursuant to N.Y.C.P.L.R. Article 78 (the "Article 78 proceeding"). (Id., Exhibit E) Wiener Management intervened in May 1987. On March 4, 1988 the Honorable Bruce McM. Wright dismissed Mr. Quintana's petition, finding that "there was a rational basis for respondent's determination that there was no support in the record for the tenant's claim that the owner submitted fraudulent rent records." (Exhibit A, Affidavit of Richard Quintana, sworn to June 3, 1988) Mr. Justice Wright entered judgment on May 13, 1988. (Exhibit C, Affidavit of Barbara E. Olk, sworn to June 21, 1988)

Mr. Quintana commenced this action on March 25, 1988, alleging diversity jurisdiction and that defendants committed willful premeditated fraud to decontrol Apartment 7C from rent controlled status to rent stabilized status and seeking treble damages amounting to $202,389.12, punitive damages, and attorney's fees.

Defendants moved to dismiss on April 15, 1988 on the grounds that (1) this action is barred by the statute of limitations, (2) a prior action is "pending" in the Supreme Court, New York County, (3) the complaint fails to plead fraud with particularity as required by Fed.R.Civ.P. 9(b), and (4) the third and fourth causes of action, for punitive damages and attorney's fees, state desired remedies rather than substantive claims.

Mr. Quintana served an amended complaint on defendants on June 3, 1988. The amended complaint adds assertions of mail fraud and conspiracy, but its factual allegations are substantially identical to the first. Mr. Quintana also moved to "discharge" defendants' counsel and dismiss their motion on the grounds of perjury and its subornation by defendants' attorney.

On June 21, 1988 defendants moved for sanctions pursuant to Fed.R.Civ.P. 11. Defendants also ask that their motion to dismiss the original complaint be applied to the amended complaint.

For the reasons stated below, defendants' motion to dismiss the amended complaint is granted but their motion for sanctions is denied, and plaintiff's motion to discharge defendants' counsel and dismiss their motion is denied.

DISCUSSION

I. Statute of Limitations

Where jurisdiction is based upon diversity of the parties, 28 U.S.C. § 1332, federal courts apply the forum state's applicable statutes of limitations.²

"Under New York law, claims of fraud must be brought within two years from the time plaintiff discovered or could have discovered the fraud with the exercise of reasonable diligence, or within six years of the fraud itself — whichever is later." Marathon Enterprises v. Feinberg, 595 F.Supp. 368, 371 (S.D.N.Y.1984) (citing N.Y.C.P. L.R. §§ 203(f), 213(8) (McKinney Supp. 1984)).

Mr. Quintana's complaint is barred under either calculation. His complaints to the CAB in 1984 and to the DHCR in January 1986 show that he had discovered the alleged fraud well over two years before he filed this suit on March 25, 1988, and the fraud itself would necessarily have occurred in 1977 or before.³ Mr. Quintana contends that he may sue for the rent overcharges dating back to March 25, 1982 (six years before he filed his complaint) because "certain wrongs are considered to be continuing wrongs, and the statute of limitations, therefore, runs from the commission of the last wrongful act." (Plaintiff's Memorandum of Law in Opposition to Defendants' Motion, p. 24) (emphasis deleted)

For each and every day a new cause of action arises, in this case it is a continuous willful premeditated fraud and mail fraud, conspiracy and coconspiracy across state lines by the actions of the defendants, and as a direct result in 1988, the plaintiff Richard Quintana is being overcharged $570.97 per month, the rent overcharge and the deliberate fraud involved in such rent overcharge on each specific day gives rise to a new set of facts and a new statute of limitations. (Id. at 17)

The "continuing wrong" doctrine, however, does not apply here. Mr. Quintana's allegations of fraud rest upon the documents Mr. Wiener filed in 1975 and 1976, and the monthly rent Mr. Wiener established in 1977. The subsequent rent payments Mr. Quintana made, if improper, amount only to damages stemming from this initial fraud. "The accrual date for the statute of limitations does not change on the theory that the alleged misconduct created continuing consequential damages." Piracci Construction Co. v. Skidmore, Owings & Merrill, 490 F.Supp. 314, 321 (S.D.N.Y.1980) (citations omitted), aff'd, 646 F.2d 562 (2d Cir.1981).

Mr. Quintana also raises the doctrine of estoppel, noting that if a defendant conceals from a plaintiff that the latter has a claim or if a plaintiff forgoes suit at a defendant's urging, a court may estop the defendant from raising a statute of limitations defense. However, Mr. Quintana's complaints to the CAB in 1984 and to the DHCR in January 1986 establish that he discovered the fraud over four years ago, and was not deterred from seeking redress.

II. The Article 78 Proceeding

Affording Mr. Quintana's amended complaint a liberal reading, his claim could also be construed as one for rent overcharges. Under N.Y.C.P.L.R. § 213-a (McKinney 1988 Supp.), "An action on a residential rent overcharge shall be commenced within four years of such overcharge." Thus, although Mr. Quintana could not sue for any overcharges before March 1984, he might have a claim for overcharges paid since then.

Such a claim, however, is barred by the doctrine of res judicata which provides that

A valid, final judgment on the merits is a bar to a subsequent action between the same parties, or those in privity with them, upon the same claim or demand. Such a judgment precludes the subsequent

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