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YVONNE STAFFORD, plfap, v. HEALTH MEDICAL SUPPLIES, INC., def-res

13-151 YVONNE STAFFORD, plfap, v. HEALTH MEDICAL SUPPLIES, INC., def-res, — Judgment (Ruben A. Martino, J.), entered on or about July 16, 2012, affirmed, without costs.

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13-151 YVONNE STAFFORD, plfap, v. HEALTH MEDICAL SUPPLIES, INC., def-res, — Judgment (Ruben A. Martino, J.), entered on or about July 16, 2012, affirmed, without costs.

Dismissal of this small claims action seeking recovery of a real estate broker’s commission achieved “substantial justice” consistent with substantive law principles (see CCA 1804, 1807). There is no basis to disturb the trial court’s express finding, which rests in large measure on the credibility of the witnesses, that there was no enforceable agreement, express or implied, between the parties requiring defendant, the lessee of commercial space, to pay plaintiff’s commission (see Van Arsdale v. Cross & Brown Co., 220 App Div 457, 458 [1927], affd 249 NY 539 [1928]). The record establishes that plaintiff’s brokerage agreement was with the (nonparty) lessor and that it actually received payment of a reduced commission from the lessor.

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