STATE OF NEW YORK IN SENATE

STATE OF NEW YORK

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Extraordinary Session

IN SENATE

September 1, 2021 ___________

Introduced by Sen. KAVANAGH -- (at request of the Governor) -- read twice and ordered printed, and when printed to be committed to the Committee on Rules

AN ACT to amend subpart A of part BB of chapter 56 of the laws of 2021, establishing a COVID-19 emergency rental assistance program, in relation to eligibility for the COVID-19 emergency rental assistance program (Part A); in relation to eviction proceedings; and providing for the repeal of certain provisions upon the expiration thereof (Subpart A); and in relation to foreclosure proceedings; and providing for the repeal of certain provisions upon the expiration thereof (Subpart B); in relation to tax sales; and providing for the repeal of certain provisions upon the expiration thereof (Subpart C); to establish hardship declarations for owners of commercial real property; and providing for the repeal of such provisions upon the expiration thereof (Subpart D) (Part B); in relation to eviction proceedings; and to provide for the expiration of certain provisions upon the expiration thereof (Subpart A); in relation to foreclosure proceedings; and providing for the expiration of certain provisions upon the expiration thereof (Subpart B); in relation to tax sales; and providing for the expiration of certain provisions upon the expiration thereof (Subpart C); and to establish hardship declarations for owners of residential real property; and providing for the expiration of such provisions upon the expiration thereof (Subpart D) (Part C); in relation to extending the prohibition on the eviction of residential tenants who have suffered financial hardship during the COVID-19 covered period (Part D); and in relation to authorizing political subdivisions to permit any public body to hold meetings remotely and without in-person access during the COVID-19 state disaster emergency; and provides for the repeal of such provisions upon the expiration thereof (Part E)

T_h_e__P_e_o_p_l_e__o_f__t_h_e__S_t_a_t_e__o_f__N_e_w__Y_o_r_k_,__r_e_p_r_e_s_e_n_t_e_d__i_n__S_e_n_a_t_e__a_n_d___A_s_s_e_m_-_ b_l_y_,__d_o__e_n_a_c_t__a_s__f_o_l_l_o_w_s_:_

EXPLANATION--Matter in _i_t_a_l_i_c_s (underscored) is new; matter in brackets [ ] is old law to be omitted. LBD12031-01-1

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1 Section 1. This act enacts into law components of legislation relating 2 to commercial eviction and foreclosure protections, residential eviction 3 and foreclosure protections and open meetings. Each component is wholly 4 contained within a Part identified as Parts A through E. The effective 5 date for each particular provision contained within such Part is set 6 forth in the last section of such Part. Any provision in any section 7 contained within a Part, including the effective date of the Part, which 8 makes reference to a section "of this act", when used in connection with 9 that particular component, shall be deemed to mean and refer to the 10 corresponding section of the Part in which it is found. Section four of 11 this act sets forth the general effective date of this act. 12 ? 2. Legislative intent. The legislature finds and declares all of the 13 following: 14 More than two million New Yorkers have been infected by the COVID-19 15 coronavirus, and the disease has killed more than 55,000 New Yorkers 16 since March 2020. Measures necessary to contain the pandemic have 17 brought about widespread economic and societal disruption. Millions of 18 residents have experienced financial hardship due to such measures, 19 which closed businesses and schools, and resulted in income losses 20 across the state. 21 The state has enacted a series of statutes that the legislature has 22 found necessary to protect the public health, safety, and general 23 welfare of the people of New York. These measures include the Tenant 24 Safe Harbor Act ("TSHA"), the COVID-19 Emergency Eviction and Foreclo25 sure Prevention Act ("CEEFPA"), and COVID-19 Emergency Protect Our Small 26 Businesses Act ("CEPOSBA"). 27 Even as New York enters a phase of economic recovery, the need for 28 continued statutory protections and other emergency public health meas29 ures is demonstrated by rates of transmission in the state. Since early 30 July, cases have risen ten-fold, and 95 percent of the sequenced recent 31 positives in New York State were the Delta variant. 32 The evidence that residential eviction protections are effective 33 public health measures is especially strong. The CDC has repeatedly 34 found this to be so and has urged states to enact and keep residential 35 eviction moratoriums in place. A recent peer-reviewed study of state 36 eviction moratoriums found that "COVID-19 incidence and mortality 37 increased steadily in states after eviction moratoriums expired, and 38 were associated with doubling of COVID-19 incidence ... and a five-fold 39 increase in COVID-19 mortality ... 16 weeks after moratoriums lapsed." 40 In April 2021, the legislature passed the COVID-19 Emergency Rental 41 Assistance Program ("CERAP"), funded with $2.6 billion for residential 42 rent and utility assistance. To date, technical and administrative chal43 lenges, low public awareness of the program, and the slow pace of imple44 mentation have hampered the program's effectiveness in covering the cost 45 of rent arrears and providing widespread eviction protections. 46 On August 12, 2021, in the case Chrysafis v. Marks, the U.S. Supreme 47 Court enjoined the enforcement of CEEFPA's residential eviction morato48 rium, finding that provisions that provided for a tenant to self-certify 49 financial hardship and delayed a landlord from contesting the certif50 ication violated constitutional rights to due process. 51 Stabilizing housing and small businesses continues to be to the mutual 52 benefit of all New Yorkers in that these steps will help the state 53 address the COVID-19 pandemic, protect public health, and foster a full 54 and equitable recovery. The legislature is especially cognizant of the 55 ongoing risks posed by residential evictions stemming from non-payment 56 of rent during the height of the public health emergency, and its recov-

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1 ery period, such as the potential to exacerbate the resurgence of 2 COVID-19, the damage significant numbers of evictions would cause to the 3 state's economic recovery, and the deleterious social and public health 4 effects of homelessness and housing instability. 5 For all of the foregoing reasons it is necessary to modify the resi6 dential eviction moratorium to address the Supreme Court's due process 7 concern, and to extend and strengthen the protections in the law. In 8 addition, it is necessary to temporarily alter certain provisions of the 9 open meetings law to ensure that certain public bodies can hold meetings 10 and conduct business in a manner that balances public health and safety 11 precautions with the public's right to observe the proceedings.

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PART A

13 Section 1. Subdivision 3 of section 3 of subpart A of part BB of chap14 ter 56 of the laws of 2021, establishing a COVID-19 emergency rental 15 assistance program, is amended to read as follows: 16 3. _a_. The commissioner shall develop and promulgate a form outlining 17 the obligations of each municipal corporation that chooses to partic18 ipate in the statewide program. Those municipal corporations who choose 19 to participate shall remit such form to the office of temporary and 20 disability assistance within 10 business days from the date of issuance. 21 At such time that the municipal corporation has affirmed their partic22 ipation, upon receipt of the completed form by the office of temporary 23 and disability assistance and the director of the budget, and the feder24 al department of the treasury, the municipal corporation shall remit 25 their allocation of funds to the state in such manner as determined by 26 the division of the budget. Provided, after the office has acknowledged 27 receipt of the completed form, residents of such [municipality] _m_u_n_i_c_i_28 _p_a_l__c_o_r_p_o_r_a_t_i_o_n shall be entitled to benefit from funds made available 29 for this purpose, subject to the continued availability of funds. 30 _b_.___R_e_s_i_d_e_n_t_s___o_f___a__m_u_n_i_c_i_p_a_l__c_o_r_p_o_r_a_t_i_o_n__t_h_a_t__c_h_o_o_s_e_s__n_o_t__t_o__p_a_r_t_i_c_31 _i_p_a_t_e__i_n__t_h_e__s_t_a_t_e_w_i_d_e__p_r_o_g_r_a_m__m_a_y__s_u_b_m_i_t__a_n__a_p_p_l_i_c_a_t_i_o_n__t_o___t_h_e___s_t_a_t_e_32 _w_i_d_e___p_r_o_g_r_a_m___i_f__t_h_e__m_u_n_i_c_i_p_a_l__c_o_r_p_o_r_a_t_i_o_n__h_a_s__d_i_s_t_r_i_b_u_t_e_d__o_r__o_b_l_i_g_a_t_e_d 33 _a_l_l__o_f__t_h_e__m_u_n_i_c_i_p_a_l__c_o_r_p_o_r_a_t_i_o_n_'_s__a_v_a_i_l_a_b_l_e___f_e_d_e_r_a_l___e_m_e_r_g_e_n_c_y___r_e_n_t_a_l 34 _a_s_s_i_s_t_a_n_c_e___f_u_n_d_s___a_s___c_e_r_t_i_f_i_e_d___b_y___t_h_e___c_h_i_e_f__e_l_e_c_t_e_d__o_f_f_i_c_i_a_l__o_f__t_h_e 35 _m_u_n_i_c_i_p_a_l__c_o_r_p_o_r_a_t_i_o_n__a_n_d__t_h_e__r_e_s_i_d_e_n_t__i_s___o_t_h_e_r_w_i_s_e___e_l_i_g_i_b_l_e___f_o_r___t_h_e 36 _s_t_a_t_e_w_i_d_e___p_r_o_g_r_a_m_._____A_n_y___m_u_n_i_c_i_p_a_l___c_o_r_p_o_r_a_t_i_o_n___t_h_a_t___c_h_o_o_s_e_s__n_o_t__t_o 37 _p_a_r_t_i_c_i_p_a_t_e__i_n__t_h_e__s_t_a_t_e_w_i_d_e__p_r_o_g_r_a_m___s_h_a_l_l___n_o_t_i_f_y___a_n_y___a_p_p_l_i_c_a_n_t___f_o_r 38 _f_e_d_e_r_a_l___e_m_e_r_g_e_n_c_y___r_e_n_t_a_l___a_s_s_i_s_t_a_n_c_e___f_u_n_d_s___t_h_a_t__i_s__e_l_i_g_i_b_l_e__f_o_r__s_u_c_h 39 _a_s_s_i_s_t_a_n_c_e__b_u_t__i_s__d_e_n_i_e_d__d_u_e__t_o__l_a_c_k__o_f__f_u_n_d_s__t_h_a_t__s_u_c_h__a_p_p_l_i_c_a_n_t__m_a_y__b_e 40 _e_l_i_g_i_b_l_e__t_o__a_p_p_l_y__t_o__t_h_e__s_t_a_t_e_w_i_d_e__p_r_o_g_r_a_m__a_n_d__s_h_a_l_l__p_r_o_v_i_d_e__s_u_c_h__a_p_p_l_i_41 _c_a_n_t__w_i_t_h__i_n_f_o_r_m_a_t_i_o_n__o_n__h_o_w__t_o__a_p_p_l_y__t_o__t_h_e__s_t_a_t_e_w_i_d_e__p_r_o_g_r_a_m_.___I_f___t_h_e 42 _c_h_i_e_f___e_l_e_c_t_e_d___o_f_f_i_c_i_a_l___o_f___a__m_u_n_i_c_i_p_a_l__c_o_r_p_o_r_a_t_i_o_n__c_e_r_t_i_f_i_e_s__t_h_a_t__t_h_e 43 _m_u_n_i_c_i_p_a_l__c_o_r_p_o_r_a_t_i_o_n__h_a_s__d_i_s_t_r_i_b_u_t_e_d__o_r__o_b_l_i_g_a_t_e_d__a_l_l__o_f__t_h_e___m_u_n_i_c_i_p_a_l 44 _c_o_r_p_o_r_a_t_i_o_n_'_s___a_v_a_i_l_a_b_l_e___f_e_d_e_r_a_l__e_m_e_r_g_e_n_c_y__r_e_n_t_a_l__a_s_s_i_s_t_a_n_c_e__f_u_n_d_s_,__t_h_e 45 _m_u_n_i_c_i_p_a_l__c_o_r_p_o_r_a_t_i_o_n__s_h_a_l_l__p_r_o_v_i_d_e__i_n_f_o_r_m_a_t_i_o_n__o_n__i_t_s__w_e_b_s_i_t_e__i_n_f_o_r_m_i_n_g 46 _r_e_s_i_d_e_n_t_s__t_h_a_t__t_h_e_y__m_a_y__b_e__e_l_i_g_i_b_l_e__t_o__a_p_p_l_y__t_o___t_h_e___s_t_a_t_e_w_i_d_e___p_r_o_g_r_a_m 47 _a_n_d___s_h_a_l_l___p_r_o_v_i_d_e___i_n_f_o_r_m_a_t_i_o_n___o_n__i_t_s__w_e_b_s_i_t_e__o_n__h_o_w__t_o__a_p_p_l_y__f_o_r__t_h_e 48 _s_t_a_t_e_w_i_d_e__p_r_o_g_r_a_m_. 49 ? 2. Subdivision 1 of section 6 of subpart A of part BB of chapter 56 50 of the laws of 2021, establishing a COVID-19 emergency rental assistance 51 program, is amended to read as follows: 52 1. As soon as practicable, the commissioner shall make an application 53 for the program available on the office of temporary and disability 54 assistance's website. The application shall be available online in

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1 English, Spanish, Chinese, Russian, Korean, Yiddish, Haitian (French 2 Creole), Bengali, and, to the extent practicable, other commonly used 3 languages. The commissioner shall enable application assistance to be 4 offered via telephone _t_o__l_a_n_d_l_o_r_d_s__a_n_d__t_e_n_a_n_t_s and make accommodations 5 for those who are hearing or visually impaired, with referral to a 6 community based organization as deemed necessary. 7 ? 3. Paragraph (b) of subdivision 4 of section 6 of subpart A of part 8 BB of chapter 56 of the laws of 2021, establishing a COVID-19 emergency 9 rental assistance program, is amended to read as follows: 10 (b) Any documentation or information provided to the statewide appli11 cation, eligibility worker, hotline or community based organization, or 12 obtained in the course of administering the emergency rental assistance 13 program or any other assistance program shall be kept confidential and 14 shall only be used_:__(_i_) for the purposes of determining eligibility, for 15 program administration, avoiding duplication of assistance, and other 16 uses consistent with State and federal law_;__a_n_d__(_i_i_)___b_y___t_h_e___N_e_w___Y_o_r_k 17 _s_t_a_t_e___o_f_f_i_c_e__o_f__c_o_u_r_t__a_d_m_i_n_i_s_t_r_a_t_i_o_n__s_o__a__c_o_u_r_t__m_a_y__d_e_t_e_r_m_i_n_e__w_h_e_t_h_e_r__a 18 _l_i_t_i_g_a_n_t__i_n__a__p_r_o_c_e_e_d_i_n_g__h_a_s__a_p_p_l_i_e_d__f_o_r__o_r__b_e_e_n__g_r_a_n_t_e_d__a_s_s_i_s_t_a_n_c_e__f_r_o_m 19 _t_h_e__e_m_e_r_g_e_n_c_y__r_e_n_t_a_l__a_s_s_i_s_t_a_n_c_e__p_r_o_g_r_a_m__f_o_r__t_h_e__p_u_r_p_o_s_e_s__o_f__e_n_s_u_r_i_n_g__t_h_e 20 _a_v_a_i_l_a_b_i_l_i_t_y__f_o_r__t_h_e__e_v_i_c_t_i_o_n__p_r_o_t_e_c_t_i_o_n_s__p_r_o_v_i_d_e_d__b_y__t_h_i_s__p_a_r_t. 21 ? 4. Section 8 of subpart A of part BB of chapter 56 of the laws of 22 2021, establishing a COVID-19 emergency rental assistance program, is 23 amended to read as follows: 24 ? 8. Restrictions on eviction. [Eviction] _E_x_c_e_p_t___a_s___p_r_o_v_i_d_e_d___i_n 25 _s_e_c_t_i_o_n___n_i_n_e_-_a___o_f___t_h_i_s___a_c_t_,___e_v_i_c_t_i_o_n proceedings for a holdover or 26 expired lease, or non-payment of rent or utilities that would be eligi27 ble for coverage under this program shall not be commenced against a 28 household who has applied for this program _o_r__a_n_y__l_o_c_a_l__p_r_o_g_r_a_m__a_d_m_i_n_i_s_29 _t_e_r_i_n_g__f_e_d_e_r_a_l__e_m_e_r_g_e_n_c_y__r_e_n_t_a_l__a_s_s_i_s_t_a_n_c_e__p_r_o_g_r_a_m__f_u_n_d_s unless or until 30 a determination of ineligibility is made. [If such eviction proceedings 31 are commenced] _E_x_c_e_p_t__a_s__p_r_o_v_i_d_e_d__i_n__s_e_c_t_i_o_n__n_i_n_e_-_a__o_f__t_h_i_s__a_c_t_,__i_n__a_n_y 32 _p_e_n_d_i_n_g__e_v_i_c_t_i_o_n__p_r_o_c_e_e_d_i_n_g_,__w_h_e_t_h_e_r__f_i_l_e_d__p_r_i_o_r__t_o_,__o_n_,___o_r___a_f_t_e_r___t_h_e 33 _e_f_f_e_c_t_i_v_e___d_a_t_e___o_f___t_h_i_s___a_c_t_, against a household who _h_a_s__a_p_p_l_i_e_d__o_r 34 subsequently applies for benefits under this program _o_r___a_n_y___l_o_c_a_l 35 _p_r_o_g_r_a_m___a_d_m_i_n_i_s_t_e_r_i_n_g__f_e_d_e_r_a_l__e_m_e_r_g_e_n_c_y__r_e_n_t_a_l__a_s_s_i_s_t_a_n_c_e__p_r_o_g_r_a_m__f_u_n_d_s 36 _t_o__c_o_v_e_r__a_l_l__o_r__p_a_r_t__o_f__t_h_e___a_r_r_e_a_r_s___c_l_a_i_m_e_d___b_y___t_h_e___p_e_t_i_t_i_o_n_e_r, all 37 proceedings shall be stayed pending a determination of eligibility. 38 Evidence of a payment received pursuant to this act _o_r__a___l_o_c_a_l___p_r_o_g_r_a_m 39 _a_d_m_i_n_i_s_t_e_r_i_n_g___f_e_d_e_r_a_l___e_m_e_r_g_e_n_c_y__r_e_n_t_a_l__a_s_s_i_s_t_a_n_c_e__p_r_o_g_r_a_m__f_u_n_d_s may be 40 presented in such proceeding and create a presumption that the tenant's 41 or occupant's rent or utility obligation for the time period covered by 42 the payment has been fully satisfied. 43 ? 5. Paragraph (d) of subdivision 2 of section 9 of subpart A of part 44 BB of chapter 56 of the laws of 2021, establishing a COVID-19 emergency 45 rental assistance program, is amended to read as follows: 46 (d) Acceptance of payment for rent or rental arrears from this program 47 _o_r__a_n_y__l_o_c_a_l__p_r_o_g_r_a_m__a_d_m_i_n_i_s_t_e_r_i_n_g__f_e_d_e_r_a_l__e_m_e_r_g_e_n_c_y___r_e_n_t_a_l___a_s_s_i_s_t_a_n_c_e 48 _p_r_o_g_r_a_m___f_u_n_d_s shall constitute agreement by the recipient landlord or 49 property owner: (i) that the arrears covered by this payment are satis50 fied and will not be used as the basis for a non-payment eviction; (ii) 51 to waive any late fees due on any rental arrears paid pursuant to this 52 program; (iii) to not increase the monthly rent due for the dwelling 53 unit such that it shall not be greater than the amount that was due at 54 the time of application to the program for any and all months for which 55 rental assistance is received and for one year after the first rental 56 assistance payment is received; (iv) not to evict for reason of expired

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1 lease or holdover tenancy any household on behalf of whom rental assist2 ance is received for 12 months after the first rental assistance payment 3 is received, unless the dwelling unit that is the subject of the lease 4 or rental agreement is located in a building that contains 4 or fewer 5 units, in which case the landlord may decline to extend the lease or 6 tenancy if the landlord intends to immediately occupy the unit for the 7 landlord's personal use as a primary residence or the use of an immedi8 ate family member as a primary residence; and (v) to notify the tenant 9 of the protections established under this subdivision. _P_r_o_v_i_d_e_d_,__h_o_w_e_v_10 _e_r_,__t_h_a_t__p_r_o_v_i_s_i_o_n_s__o_f__t_h_i_s__p_a_r_a_g_r_a_p_h__s_h_a_l_l__n_o_t__a_p_p_l_y__t_o__t_h_e__e_x_t_e_n_t__t_h_a_t 11 _i_t__c_o_n_f_l_i_c_t_s__w_i_t_h__a_n_y__l_e_g_a_l_l_y__b_i_n_d_i_n_g__a_g_r_e_e_m_e_n_t__t_h_e___r_e_c_i_p_i_e_n_t___l_a_n_d_l_o_r_d 12 _o_r__p_r_o_p_e_r_t_y__o_w_n_e_r__e_n_t_e_r_e_d__i_n_t_o__p_u_r_s_u_a_n_t__t_o__a__l_o_c_a_l__p_r_o_g_r_a_m__a_d_m_i_n_i_s_t_e_r_i_n_g 13 _f_e_d_e_r_a_l__e_m_e_r_g_e_n_c_y__r_e_n_t_a_l__a_s_s_i_s_t_a_n_c_e__p_r_o_g_r_a_m__f_u_n_d_s__p_r_i_o_r__t_o__t_h_e__e_f_f_e_c_t_i_v_e 14 _d_a_t_e___o_f__t_h_e__c_h_a_p_t_e_r__o_f__t_h_e__l_a_w_s__o_f__t_w_o__t_h_o_u_s_a_n_d__t_w_e_n_t_y_-_o_n_e__t_h_a_t__a_m_e_n_d_e_d 15 _t_h_i_s__p_a_r_a_g_r_a_p_h_,__o_r___w_h_e_r_e___t_h_e___r_e_c_i_p_i_e_n_t___l_a_n_d_l_o_r_d___o_r___p_r_o_p_e_r_t_y___o_w_n_e_r 16 _a_c_c_e_p_t_e_d___p_a_y_m_e_n_t__f_r_o_m__s_u_c_h__l_o_c_a_l__p_r_o_g_r_a_m__p_r_i_o_r__t_o__t_h_e__e_f_f_e_c_t_i_v_e__d_a_t_e__o_f 17 _t_h_e__c_h_a_p_t_e_r__o_f__t_h_e__l_a_w_s__o_f__t_w_o__t_h_o_u_s_a_n_d___t_w_e_n_t_y_-_o_n_e___t_h_a_t___a_m_e_n_d_e_d___t_h_i_s 18 _p_a_r_a_g_r_a_p_h_. 19 ? 6. Subpart A of part BB of chapter 56 of the laws of 2021, estab20 lishing a COVID-19 emergency rental assistance program, is amended by 21 adding a new section 9-a to read as follows: 22 _?___9_-_a_.___E_x_p_i_r_e_d___l_e_a_s_e__o_r__h_o_l_d_o_v_e_r__t_e_n_a_n_t_.___S_e_c_t_i_o_n__e_i_g_h_t__o_f__t_h_i_s__a_c_t 23 _s_h_a_l_l__n_o_t__a_p_p_l_y_,__a_n_d__a__l_a_n_d_l_o_r_d__o_r__p_r_o_p_e_r_t_y__o_w_n_e_r__t_h_a_t__h_a_s__a_g_r_e_e_d__n_o_t__t_o 24 _e_v_i_c_t__a__h_o_u_s_e_h_o_l_d__f_o_r__r_e_a_s_o_n__o_f__e_x_p_i_r_e_d__l_e_a_s_e__o_r__h_o_l_d_o_v_e_r__t_e_n_a_n_c_y__p_u_r_s_u_25 _a_n_t__t_o__p_a_r_a_g_r_a_p_h__(_d_)__o_f__s_u_b_d_i_v_i_s_i_o_n__t_w_o__o_f__s_e_c_t_i_o_n__n_i_n_e__o_f__t_h_i_s__a_c_t___m_a_y 26 _e_v_i_c_t___s_u_c_h___h_o_u_s_e_h_o_l_d_,___i_f___a___t_e_n_a_n_t___i_n_t_e_n_t_i_o_n_a_l_l_y__c_a_u_s_e_s__s_i_g_n_i_f_i_c_a_n_t 27 _d_a_m_a_g_e__t_o__t_h_e__p_r_o_p_e_r_t_y__o_r__i_s__p_e_r_s_i_s_t_e_n_t_l_y__a_n_d__u_n_r_e_a_s_o_n_a_b_l_y___e_n_g_a_g_i_n_g___i_n 28 _b_e_h_a_v_i_o_r___t_h_a_t__s_u_b_s_t_a_n_t_i_a_l_l_y__i_n_f_r_i_n_g_e_s__o_n__t_h_e__u_s_e__a_n_d__e_n_j_o_y_m_e_n_t__o_f__o_t_h_e_r 29 _t_e_n_a_n_t_s__o_r__o_c_c_u_p_a_n_t_s__o_r__c_a_u_s_e_s__a__s_u_b_s_t_a_n_t_i_a_l__s_a_f_e_t_y___h_a_z_a_r_d___t_o___o_t_h_e_r_s_, 30 _p_r_o_v_i_d_e_d_: 31 _1_.___I_f___a_n__e_v_i_c_t_i_o_n__p_r_o_c_e_e_d_i_n_g__i_s__n_o_t__p_e_n_d_i_n_g__o_n__t_h_e__e_f_f_e_c_t_i_v_e__d_a_t_e__o_f 32 _t_h_i_s__s_e_c_t_i_o_n_,__t_h_e__p_e_t_i_t_i_o_n_e_r__s_h_a_l_l__f_i_l_e__a_n__a_f_f_i_d_a_v_i_t___u_n_d_e_r___p_e_n_a_l_t_y___o_f 33 _p_e_r_j_u_r_y___w_i_t_h___t_h_e___p_e_t_i_t_i_o_n__a_t_t_e_s_t_i_n_g__t_h_a_t__t_h_e__r_e_s_p_o_n_d_e_n_t__i_n_t_e_n_t_i_o_n_a_l_l_y 34 _c_a_u_s_e_d__s_i_g_n_i_f_i_c_a_n_t__d_a_m_a_g_e__t_o__t_h_e__p_r_o_p_e_r_t_y__o_r__i_s__p_e_r_s_i_s_t_e_n_t_l_y__a_n_d___u_n_r_e_a_35 _s_o_n_a_b_l_y___e_n_g_a_g_i_n_g___i_n___s_u_c_h__b_e_h_a_v_i_o_r_,__w_i_t_h__a__s_p_e_c_i_f_i_c__d_e_s_c_r_i_p_t_i_o_n__o_f__t_h_e 36 _b_e_h_a_v_i_o_r__a_l_l_e_g_e_d_. 37 _2_.__I_f__a_n__e_v_i_c_t_i_o_n__p_r_o_c_e_e_d_i_n_g__i_s__p_e_n_d_i_n_g__o_n__t_h_e__e_f_f_e_c_t_i_v_e__d_a_t_e__o_f___t_h_i_s 38 _s_e_c_t_i_o_n_,___b_u_t___t_h_e__p_e_t_i_t_i_o_n_e_r__h_a_s__n_o_t__p_r_e_v_i_o_u_s_l_y__a_l_l_e_g_e_d__t_h_a_t__t_h_e__t_e_n_a_n_t 39 _i_n_t_e_n_t_i_o_n_a_l_l_y__c_a_u_s_e_d__s_i_g_n_i_f_i_c_a_n_t__d_a_m_a_g_e__t_o__t_h_e__p_r_o_p_e_r_t_y__o_r___p_e_r_s_i_s_t_e_n_t_l_y 40 _a_n_d___u_n_r_e_a_s_o_n_a_b_l_y___e_n_g_a_g_e_d___i_n___s_u_c_h___b_e_h_a_v_i_o_r_,___t_h_e__p_e_t_i_t_i_o_n_e_r__s_h_a_l_l__b_e 41 _r_e_q_u_i_r_e_d__t_o__s_u_b_m_i_t__a__n_e_w__p_e_t_i_t_i_o_n__w_i_t_h__s_u_c_h__a_l_l_e_g_a_t_i_o_n_s__a_n_d__c_o_m_p_l_y___w_i_t_h 42 _a_l_l__n_o_t_i_c_e__a_n_d__s_e_r_v_i_c_e__r_e_q_u_i_r_e_m_e_n_t_s__u_n_d_e_r__a_r_t_i_c_l_e__7__o_f__t_h_e__r_e_a_l__p_r_o_p_e_r_t_y 43 _a_c_t_i_o_n_s__a_n_d__p_r_o_c_e_e_d_i_n_g_s__l_a_w_. 44 _3_.___I_f___t_h_e__c_o_u_r_t__h_a_s__a_w_a_r_d_e_d__a__j_u_d_g_m_e_n_t__a_g_a_i_n_s_t__a__r_e_s_p_o_n_d_e_n_t__p_r_i_o_r__t_o 45 _t_h_e__e_f_f_e_c_t_i_v_e__d_a_t_e__o_f__t_h_i_s__s_e_c_t_i_o_n__o_n___t_h_e___b_a_s_i_s___o_f___o_b_j_e_c_t_i_o_n_a_b_l_e___o_r 46 _n_u_i_s_a_n_c_e___b_e_h_a_v_i_o_r_,___t_h_e__c_o_u_r_t__s_h_a_l_l__h_o_l_d__a__h_e_a_r_i_n_g__t_o__d_e_t_e_r_m_i_n_e__w_h_e_t_h_e_r 47 _t_h_e__t_e_n_a_n_t__i_s__c_o_n_t_i_n_u_i_n_g__t_o__i_n_t_e_n_t_i_o_n_a_l_l_y__c_a_u_s_e___s_i_g_n_i_f_i_c_a_n_t___d_a_m_a_g_e___t_o 48 _t_h_e___p_r_o_p_e_r_t_y___o_r___p_e_r_s_i_s_t___i_n___e_n_g_a_g_i_n_g___i_n___u_n_r_e_a_s_o_n_a_b_l_e__b_e_h_a_v_i_o_r__t_h_a_t 49 _s_u_b_s_t_a_n_t_i_a_l_l_y__i_n_f_r_i_n_g_e_s__o_n__t_h_e__u_s_e__a_n_d__e_n_j_o_y_m_e_n_t___o_f___o_t_h_e_r___t_e_n_a_n_t_s___o_r 50 _o_c_c_u_p_a_n_t_s__o_r__c_a_u_s_e_s__a__s_u_b_s_t_a_n_t_i_a_l__s_a_f_e_t_y__h_a_z_a_r_d__t_o__o_t_h_e_r_s_. 51 _4_.__F_o_r__t_h_e__p_u_r_p_o_s_e_s__o_f__t_h_i_s__s_e_c_t_i_o_n_,__a__m_e_r_e__a_l_l_e_g_a_t_i_o_n__o_f__t_h_e__b_e_h_a_v_i_o_r 52 _b_y___t_h_e___p_e_t_i_t_i_o_n_e_r__o_r__a_n__a_g_e_n_t__o_f__t_h_e__p_e_t_i_t_i_o_n_e_r__a_l_l_e_g_i_n_g__s_u_c_h__b_e_h_a_v_i_o_r 53 _s_h_a_l_l__n_o_t__b_e__s_u_f_f_i_c_i_e_n_t___e_v_i_d_e_n_c_e___t_o___e_s_t_a_b_l_i_s_h___t_h_a_t___t_h_e___t_e_n_a_n_t___h_a_s 54 _e_n_g_a_g_e_d__i_n__s_u_c_h__b_e_h_a_v_i_o_r_. 55 _5_.___I_f__t_h_e__p_e_t_i_t_i_o_n_e_r__f_a_i_l_s__t_o__e_s_t_a_b_l_i_s_h__t_h_a_t__t_h_e__t_e_n_a_n_t__i_n_t_e_n_t_i_o_n_a_l_l_y 56 _c_a_u_s_e_d__s_i_g_n_i_f_i_c_a_n_t__d_a_m_a_g_e__t_o__t_h_e__p_r_o_p_e_r_t_y__o_r__p_e_r_s_i_s_t_e_n_t_l_y__a_n_d___u_n_r_e_a_s_o_n_-

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