Houtman v Urbiztondo (2026 NY Slip Op 50119(U))
[*1]
Houtman v Urbiztondo
2026 NY Slip Op 50119(U) [88 Misc 3d 1217(A)]
Decided on January 16, 2026
City Court Of Syracuse, Onondaga County
Tadros, J.
Published by New York State Law Reporting Bureau
pursuant to Judiciary Law § 431.
This opinion is uncorrected and will not be
published in the printed Official Reports.
Decided on January 16, 2026
City Court of Syracuse, Onondaga County
Laverne Houtman and
VERONICA THOMAS, Petitioners,
against
Ned Urbiztondo, Respondent.
Index No. LT-1925-25/SY
For Petitioners:
Hiscock Legal Aid Society,
William P. Hendon, Esq.
Attorney for Laverne Houtman and Veronica Thomas
351 South Warren Street, Third
Floor
Syracuse, New York 13202
For Respondent:
Anthony C. Galli,
Esq.
Attorney for Ned Urbiztondo
Galli Law, PLLC
6555 Ridings Road
Syracuse, New York 13206
Shadia Tadros, J.
Petitioners filed a Notice of Petition and Petition on September 4, 2025, pursuant to Real
Property Actions and Proceedings Law, (RPAPL) Article 7-D. RPAPL Article 7D codified as
§§ 797-797-j, known as the "Tenant Dignity and Safe Housing Act," provides a
simplified summary proceeding for tenants outside of New York City to bring actions against
landlords for habitability issues and state and local housing code violations.
Findings of Fact
Petitioners Laverne Houtman and Veronica
Thomas have been tenants of a single-family [*2]home at
Syracuse, since September 2024. Petitioners commenced this 7D proceeding against their
landlord, Ned Urbiztondo, on September 4, 2025, and subsequently served Respondent with the
petition through his attorney, Anthony Galli, an affidavit of service filed with Syracuse City
Court on October 2, 2025.