Justia Landlord - Tenant Opinion Summaries

The case revolves around Lisa Stone, a tenant who signed a lease agreement that required her to provide maintenance services for which she alleges she was not compensated, in violation of Minnesota law. She initiated a class-action lawsuit against Invitation Homes, Inc., the parent company of her landlord, and THR Property Management, L.P., the manager of the leased property. Stone later amended her complaint to include various subsidiaries of Invitation Homes as defendants. Some of these subsidiaries argued that Stone lacked standing to sue them as she had not alleged that they had caused any injuries.The district court denied the subsidiaries' motion to dismiss. The subsidiaries appealed this decision to the court of appeals, which reversed the district court's decision and dismissed Stone's claims against the subsidiaries. The court of appeals reasoned that Stone lacked standing to bring her claims under the theory for standing found by the district court, and the juridical-link doctrine was improperly raised by Stone for the first time on appeal and did not apply in this case.Stone appealed to the Supreme Court of Minnesota, arguing that she has standing against the subsidiaries under the juridical-link doctrine. This doctrine posits that in a class action in which a named plaintiff has not alleged an injury caused by all defendants, a class may be certified when all defendants are linked by a conspiracy or concerted scheme that harmed the class. However, the Supreme Court affirmed the decision of the court of appeals, stating that Stone had forfeited the ability to have the merits of standing under the juridical-link doctrine determined on appeal as she failed to assert standing based on the juridical-link doctrine in the district court. View "Stone, vs. Invitation Homes, Inc." on Justia Law

The Supreme Court of Maryland has ruled that the term "rent" under Real Property § 8-401, as applied to residential leases, refers to the fixed, periodic payments a tenant is required to make for use or occupancy of a rented premises. This definition excludes additional charges such as late fees, attorney’s fees, and court costs. The court also ruled that any provision in a residential lease that allows a landlord to allocate payments of "rent" to other obligations, thereby subjecting a tenant to eviction proceedings based on failure to pay "rent", violates Real Property § 8-208(d)(2). Further, penalties for late payment of rent, capped at 5% of the monthly amount of rent due, are inclusive of any costs of collection other than court-awarded costs. Finally, the court ruled that the Circuit Court erred in declining to review the merits of the tenants’ second renewed motion for class certification. The case has been remanded for further proceedings in line with these holdings. View "Westminster Management v. Smith" on Justia Law

Plaintiffs appealed from a trial court order sustaining a demurrer to the class allegations in their complaint against Defendants, their former landlords. The complaint asserts claims under the Ellis Act and the Los Angeles Rent Stabilization Ordinance (the Ordinance), Los Angeles Municipal Code (LAMC), as well as for fraud and violations of section 17200 of the Business and Professions Code (Unfair Competition Law).  Defendants evicted Plaintiffs from their rent-controlled apartments. Plaintiffs alleged that although Defendants declared they were removing the apartment buildings from the rental market entirely, Defendants subsequently listed units in the same buildings for rent on Airbnb. Defendants demurred to the class allegations in the complaint, asserting Plaintiffs could not satisfy the requirements for class certification as a matter of law. The trial court found Plaintiffs could not satisfy the community of interest requirement for liability or damages, and class treatment was not the superior method for resolving the litigation   The Second Appellate District reversed and remanded. The court concluded that the trial court erred in finding, as a matter of law, that there is no reasonable probability Plaintiffs will show common questions of law or fact predominate as to the classwide claims for liability. The court explained that Plaintiffs’ allegations indicate a need for individualized proof or calculation of damages. However, the court concluded Plaintiffs have alleged such issues may be effectively managed and there remains a reasonable probability Plaintiffs will satisfy the requirements for class certification. View "Maarten v. Cohanzad" on Justia Law

The Supreme Court reversed the judgment of the court of appeals affirming the trial court's order certifying a class in this action claiming violations of Tex. Prop. Code 92.019, which regulates landlords' ability to impose late fees on tenants who untimely pay their rent, holding that the trial court abused its discretion by failing to address Petitioners' defenses in the trial plan and their effects on the requirement for class certification.Respondent sued Petitioners for breach of Tex. Prop. Code 92.019 for charging and collecting late fees and charging back rent concessions. Respondent later moved for class certification. After a hearing, the trial court granted the motion. The court of appeals affirmed. The Supreme Court reversed, holding that the trial court abused its discretion by failing correctly to identify the elements of Petitioners' defenses in the trial plan and address their effect on the requirements for class certification in violation of Tex. R. Civ. P. 42(c)(1)(D). View "Mosaic Baybrook Once, L.P. v. Cessor" on Justia Law

The Supreme Court affirmed the judgment of the trial court granting Plaintiffs' motion to certify three classes for a class action lawsuit, holding that the trial court did not abuse its discretion.Plaintiffs were former tenants of residential apartments owned and managed by Defendant. Plaintiffs brought a class action lawsuit alleging violations of the North Carolina Residential Rental Agreements Act and the North Carolina Debt Collection Act. Plaintiffs moved to certify three class of certain fellow tenants, and the trial court granted the motion as to all three classes. Defendant appealed, pointing to three alleged errors in the trial court's class certification order. The Supreme Court affirmed, holding that the trial court did not abuse its discretion in certifying the three classes for a class action lawsuit. View "McMillan v. Blue Ridge Cos." on Justia Law

The Supreme Court affirmed in part the judgment of the district court dismissing Plaintiffs' request for class certification, holding that the district court did not abuse its discretion by holding that Plaintiffs' certification request did not meet the requirements of Mont. R. Civ. P. 23.Plaintiff lived in apartment complexes owned and operated by Defendants. Plaintiffs alleged that their leases contained multiple provisions violating Montana law. Plaintiffs sought certification as a class under Rule 23 to include other tenants who entered into similar lease agreements with Defendants. The district court dismissed most claims but denied the dismissal of two claims as to one plaintiff. The district court also denied Plaintiffs' request for class certification. The Supreme Court affirmed in part and remanded for further proceedings, holding that the district court did not err in dismissing Plaintiffs' request for class certification. View "Vulles v. Thies & Talle Management, Inc." on Justia Law

In a fifth amended class action complaint, plaintiffs Kelly Peviani, Judy Rudolph, and Zachary Rudolph, on behalf of themselves and others similarly situated, sued defendants Arbors at California Oaks Property Owner, LLC and JRK Residential Group, Inc. Plaintiffs alleged “Defendants advertise with colorful brochures and promising language that the Property is a safe, habitable, and luxurious place to live, with numerous amenities including a playground, cabanas and lounges, tennis and basketball courts, a rock climbing wall, gym, and pools and heated spas. But the Property is nothing of the kind. Instead, the Property is littered with used condoms, drug use, broken security gates, violence, is devoid of security patrols, and police are called to the complex on a regular basis. The pools are dirty, and the fitness equipment is broken. The complex is unsafe for tenants, especially children, and does not deliver on its material promises.” The complaint included eight causes of action: (1) false advertising; (2) breach of the implied warranty of habitability; (3) nuisance; (4) breach of the implied covenant of good faith and fair dealing; (5) bad faith retention of security deposits; and (6) three causes of action for unfair competition. Plaintiffs moved for certification of two classes, but the trial court denied the motion. Plaintiffs contended on appeal the trial court erred by denying their class certification motion. In regard to the false advertising claim, the trial court denied class certification due to a lack of commonality that would, in turn, cause the class to be unmanageable. After review of the trial court record, the Court of Appeal determined the trial court's commonality finding was flawed, making its related conclusion pertaining to manageability unreliable. Judgment was reversed and the matter remanded for further proceedings. View "Peviani v. Arbors at California Oaks Property Owner" on Justia Law

Brown, a tenant in low-income, rent-controlled housing owned and managed by Upside, filed suit on behalf of herself and other similarly situated persons, alleging violations of Hayward’s Residential Rent Stabilization and Tenant Protection Ordinance. According to Brown, Upside claimed an exemption to the ordinance based upon misleading information and thereafter imposed upon the often non-English-speaking tenants illegal rent increases, charged excessive late fees, and failed to pay required security deposit interest. Upside representatives approached the tenants individually with pre-written releases from the class action along with pre-written checks as “compensation.” The trial court invalidated those releases (signed by approximately 26 tenant putative class members) and required the parties to confer regarding a corrective notice for the putative class. The court found that the releases contained misleading and one-sided information regarding the underlying lawsuit. The court of appeal dismissed Upside’s appeal of the order as taken from a nonappealable order. The court rejected Upside’s argument that the order was appealable as an injunctive order within the meaning of Code of Civil Procedure section 904.1(a)(6) because it mandates certain actions on their part with respect to the putative class members. Section 904.1 provides no basis for appealing a standard interlocutory order. View "Brown v. Upside Gading, LP" on Justia Law

The Court of Appeals affirmed the order of the Appellate Division modifying Supreme Court's dismissal of Plaintiffs' amended class action complaint by denying the part of the motion seeking dismissal of the class action claims against Defendants except to the extent those allegations addressed the cause of action for violation of N.Y. Gen. Bus. Law 349, holding that the claims for class relief should not have been dismissed without a judicial determination as to whether the prerequisites of N.Y. C.P.L.R. 902 had been satisfied.Plaintiffs, current and former tenants in buildings within multiple apartment buildings, alleged that individual corporate defendants that owned various buildings at issue were owned or controlled by a single holding company and that Defendants, in an effort to extract additional value from the properties, engaged in improper and illegal conduct" by, among other things, inflating rents above the amounts Defendant were legally permitted to charge. Before an answer was filed, Supreme Court dismissed the complaint, concluding that there was no basis for class relief. The Appellate Division modified Supreme Court's order, concluding that dismissal at this stage was premature. The Court of Appeals affirmed, holding that dismissal of class claims based on allegations of a methodical attempt to illegally inflate rents was premature. View "Maddicks v Big City Properties, LLC" on Justia Law

Landlord brought this interlocutory appeal challenging a summary judgment in favor of Tenant and the district court’s order certifying a class of tenants. Tenant filed an action seeking a declaration that certain lease provisions violated the Iowa Uniform Residential Landlord and Tenant Act. The Supreme Court affirmed in part and reversed in part, holding (1) some, but not all, of the challenged lease provisions were prohibited under the Act; and (2) the certification of a class in this case was procedurally flawed. The court remanded the cause for the district court to make the findings required under Iowa R. Civ. P. 1.263(1). View "Walton v. Gaffey" on Justia Law