Attorney General Letitia James secures major court victory against Sullivan County mobile home park owners for years of endangering residents and unlawful rent hikes

New York – For years, families living in River Valley Estates, a mobile home park in Sullivan County, New York, endured unsafe and degrading living conditions. They lived with contaminated water, sewage backups, and unpredictable rent hikes — problems that went unaddressed despite residents’ repeated complaints. Now, a major legal victory by New York Attorney General Letitia James is bringing long-awaited justice.

This week, Attorney General James announced that her office has won a lawsuit against River Valley Estates, LLC, and its owners, George and Gayla Sue Levin, after the court found them guilty of widespread mistreatment of tenants and multiple violations of state housing laws. The ruling, issued by Judge Meagan Galligan of the New York Supreme Court in Sullivan County, determined that the owners of River Valley Estates failed to provide residents with access to safe, clean water and illegally raised rents and fees over several years.

“Every New Yorker deserves a safe place to live with access to clean water,” said Attorney General James. “Not only were River Valley residents forced to suffer through years of dangerous conditions in their community, but they were also charged hundreds of thousands of dollars in unlawful fees and rent hikes. This treatment is illegal and unjustified, and today’s victory is a major step toward securing true justice for River Valley families.”

Years of Unsafe Living Conditions

Since at least 2017, more than 200 residents of River Valley Estates have faced severe hardships due to the park’s decaying infrastructure and management neglect. According to the lawsuit, the water system at the park was so poorly maintained that residents often received boil water notices or had their water service shut off completely. When water did flow, it was described by tenants as putrid, sulfuric, sandy, gritty, and sometimes coated with an oily film.

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These conditions not only endangered the health of the park’s residents but also imposed serious financial burdens. Many were forced to purchase bottled water, install costly home filtration systems, or wash laundry offsite. For families already struggling to make ends meet, these expenses added up quickly. One resident described the ongoing struggle as a “hidden tax of living at River Valley Estates.”

At times, the lack of safe water became so severe that one resident resorted to renting an additional lot in another park just to guarantee access to clean water — an extraordinary step that underscores how dire the situation had become.

Illegal Fees and Rent Increases

In addition to endangering residents’ health, River Valley Estates and its owners also broke multiple state housing laws meant to protect tenants from predatory financial practices. The court found that the park’s management had imposed illegal rent increases and unlawful fees that together cost residents hundreds of thousands of dollars.

Among the violations were a three percent fee charged to residents who paid their rent by credit or debit card, a practice not permitted under New York law. In August 2022, the park also added a $39.50 monthly garbage fee for all 229 households — again, without proper notice or justification. Between 2019 and 2023, River Valley management raised rents for many tenants during the middle of their lease terms, another clear violation of tenant protection laws.

The court ruled that these actions violated multiple sections of the 2019 Housing Stability and Tenant Protection Act, marking the first time a manufactured home park owner has been found liable under these specific provisions.

A Pattern of Neglect and Exploitation

The court’s decision paints a troubling picture of systematic neglect and exploitation. Beyond the immediate financial and physical harm to residents, the ruling underscores how River Valley’s owners disregarded fundamental housing rights.

Raw sewage occasionally overflowed into residents’ yards and homes, while the park’s aging pipes repeatedly broke down, leaving entire sections of the community without water for days. Residents reported foul odors, discolored water, and erratic pressure. Despite these problems, the owners allegedly ignored maintenance obligations, choosing instead to pass costs onto tenants through illegal surcharges.

Attorney General James’ office argued that the Levins’ practices violated state laws designed specifically to safeguard tenants in manufactured home communities — some of New York’s most vulnerable residents. These laws exist to ensure that mobile home park owners maintain basic health and safety standards while providing stable and transparent rental agreements.

Holding Landlords Accountable

With the court’s ruling, River Valley’s owners have been found liable for multiple offenses under New York housing law. Attorney General James is now seeking over $2 million in restitution for residents who were overcharged, as well as more than $200,000 in civil penalties for the violations. The court will next review additional filings to determine the full scope of remedies.

This case adds to a growing list of housing enforcement victories by the Office of the Attorney General (OAG) in recent years. Attorney General James has made tenant protection and housing fairness a cornerstone of her work, targeting landlords and property managers who exploit vulnerable tenants across the state.

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Earlier this year, her office secured a major settlement with landlords in the Capital Region who illegally discriminated against tenants using housing vouchers. In December 2024, James obtained $6.5 million in penalties from Lilmor Management for repeated lead paint, mold, and code violations in its New York City properties. She also forced Shamco Management Corp. to pay $400,000 in restitution to low-income renters in August 2024 for denying housing to applicants based on income source.

Her office has pursued similar cases from Syracuse to Westchester County, cracking down on illegal rental practices, unsafe housing conditions, and discrimination against renters using public assistance.

“A Major Step Toward Justice”

For the residents of River Valley Estates, the decision represents a long-overdue measure of accountability. Many of these tenants are working-class families and seniors who invested in their mobile homes only to find themselves trapped in unsafe, unaffordable living conditions. The court’s ruling affirms that they were wronged — and that the state will stand behind them.

“This case is about basic human dignity,” Attorney General James said in announcing the victory. “No one should have to live without clean water or be subjected to unsafe conditions just because of where they live. The residents of River Valley Estates have waited a long time for justice, and we are proud to have delivered it.”

The Team Behind the Case

The River Valley lawsuit was handled by Assistant Attorney General Justin Haines from the Poughkeepsie Regional Office, under the supervision of Vinita Kamath, Assistant Attorney General in Charge of that office. They received additional support from Casandra Walker, Associate Director of Legislative Affairs, Administrative Assistant Sashawna Isaacs, and several former student assistants, including Shoshana Goldman, Andrew Kohler, Eleni Mananas, and Jay Pozzuto.

The Poughkeepsie Regional Office operates under the Division of Regional Affairs, led by Deputy Attorney General Jill Faber, and overseen by First Deputy Attorney General Jennifer Levy.

Looking Ahead

The court’s forthcoming decision on financial restitution and penalties will determine how much money residents will recover for the years of mistreatment they endured. But the significance of the ruling extends beyond River Valley Estates.

By holding mobile home park owners accountable under the Housing Stability and Tenant Protection Act, this case sets a powerful precedent for manufactured home communities across New York. It sends a clear message that exploiting low-income residents through unsafe conditions or illegal rent hikes will not be tolerated.

For the residents of River Valley, the ruling marks a turning point — a moment when their voices were heard, and justice was finally served. And for Attorney General Letitia James, it reinforces her commitment to ensuring that every New Yorker, no matter their income or ZIP code, has the right to a safe, fair, and dignified place to call home.