Cal. Civ. Code § 781
"Owner" defined
Operative Text
§ 781. "Owner" defined. As used in this article, the term "owner" shall mean and include the owner or owners of the freehold of the premises or lesser estate therein, mortgagee or vendee in possession, assignee of rents, receiver, executor, trustee, lessee, agent, or any other person, firm or corporation, directly or indirectly in control of a dwelling, but shall not include a receiver appointed pursuant to section three hundred nine of the multiple dwelling law.
Under N.Y. Real Prop. Acts & Proc. Law § 781, the term 'owner' is defined broadly for purposes of the article in which it appears, encompassing not only those who hold title to a property but also parties such as mortgagees in possession, rent assignees, receivers, executors, trustees, lessees, agents, and any individual or entity exercising direct or indirect control over a dwelling. The definition is intentionally expansive so that responsibility for a dwelling cannot be avoided simply by pointing to a different party in the chain of control. One notable carve-out exists: a receiver appointed under Section 309 of the Multiple Dwelling Law is explicitly excluded from this definition.
Plain English — not legal advice.
Property owners and managers should be aware that N.Y. Real Prop. Acts & Proc. Law § 781 casts a wide net when identifying who qualifies as an 'owner' under this article, meaning that agents, lessees, and others exercising control over a dwelling may bear the same obligations as a titleholder. Compliant operators generally ensure that anyone acting on their behalf understands that their role may bring them within the scope of this definition. Documenting the chain of authority and control over a dwelling is a practice commonly associated with clear accountability under provisions that rely on this definition.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
N.Y. Real Prop. Acts & Proc. Law § 781 is significant for tenants because it means that the party legally responsible for a dwelling is not limited to whoever holds the deed — agents, lessees, and others in control of the property may also qualify as 'owners' under this article. This broad definition can be relevant when a tenant seeks to identify the responsible party for purposes of raising a housing violation, filing a complaint with a local housing agency, or pursuing other enforcement paths. Tenant-rights organizations can help clarify which individuals or entities may fall under this definition in a given housing situation.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated September 13, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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