Justia Landlord - Tenant Opinion Summaries
Kaiser v. Allstate Indemnity Co.
In this insurance dispute, the Supreme Court affirmed the decision of the district court granting summary judgment for Allstate Indemnity Company, holding that property loss from Plaintiffs' tenants' producing or using methamphetamine indoors was not a covered peril under the insurance policy.Plaintiff filed an insurance claim alleging that his tenants damaged his rental house by producing or using methamphetamine indoors. Allstate denied the claim. Plaintiff subsequently filed a complaint against Allstate alleging breach of contract and bad faith. The district court granted summary judgment for Allstate, concluding that Plaintiff's property loss was excluded from coverage under certain portions of the insurance policy and was not covered by other portions of the policy. The Supreme Court affirmed, holding that Plaintiff's assignments of error were without merit. View "Kaiser v. Allstate Indemnity Co." on Justia Law
Dix v. Edelman Financial Services, LLC
For several years Miller provided Dix with living space in her basement, without payment of rent. Miller told Dix to move out so she could sell the house. He refused; Miller called the police. Officers told Miller that she could not evict Dix without a court order. Miller called the police again the next day. Officers arrived, allegedly knowing that there had been no domestic disturbance. They prevented Dix from entering the house while Miller hauled Dix’s things outside. Dix protested and yelled insults. Officers threatened to arrest him for disorderly conduct. Eventually, Dix left and got a moving van. When he returned, the officers allowed him inside to retrieve his property but refused him access to certain rooms and took his keys.Dix a pro se suit, with 12 causes of action against nine defendants. The district court struck the pleading citing “redundant, impertinent, and scandalous allegations.” Dix amended his complaint. adding seven causes of action and five defendants, including Fourth Amendment claims against the officers under 42 U.S.C. 1983.The Seventh Circuit affirmed the dismissal of the suit. With respect to the Fourth Amendment claims, the court noted that Dix was free to leave at any time and that Miller maintained complete possession and control over her home but had granted Dix a revocable license. When a license is revoked, the licensee becomes a trespasser. A seizure of property occurs when there is meaningful interference with an individual’s possessory interests; here there was none. Even if there were a seizure, it was reasonable. View "Dix v. Edelman Financial Services, LLC" on Justia Law
Reyes v. Kruger
The tenant operated a medical marijuana outlet on commercial premises. The landlord received complaints from neighbors, related to parking issues, loitering, and littering and that the city’s code enforcement contacted her about violations and noncompliance with requests for inspection. The landlord’s first eviction effort faltered. Her second eviction effort was based on the delinquency in rent that had accrued during the pendency of the earlier attempt to evict, during which time the landlord had not accepted rent payments. The tenant testified that she never received any cash that the landlord had purportedly returned after the rent was paid by direct deposit. The trial court granted judgment in favor of the landlord. The appellate division reversed, finding that the tenant had timely paid rent through the period covered by the three-day notice by direct deposit.The tenant then sued the landlord for breach of contract by wrongful eviction. The trial court granted the landlord’s special motion to strike the complaint under the anti-SLAPP statute, Code Civ. Proc., 425.16) and dismissed the suit. The court of appeal dismissed an appeal for lack of jurisdiction. The statute makes an order granting a motion to strike immediately appealable and the appeal as to the order on the anti-SLAPP motions was untimely. View "Reyes v. Kruger" on Justia Law
Aljabban v. Fontana Indoor Swap Meet, Inc.
Mohamed Aljabban appeals from an adverse judgment after a bench trial in the lawsuit that he and his wife, Jacqueline Carrasco, filed against defendants Fontana Indoor Swap Meet, Inc. (FISM), Jonathan Shapiro and Victor Ramirez. Aljabban and Carrasco operated a beauty salon on the premises of an indoor swap meet managed by FISM and its president, Shapiro. Aljabban contended: (1) the trial court erred in concluding that he and Carrasco were not permitted to remove a sink/cabinet unit, a water heater and some decorative molding when vacating the premises of the beauty salon; (2) FISM and Shapiro improperly withheld $680.00 of the security deposit to cover expenses it incurred to repair damage to the premises; (3) the trial court should have found that FISM and Shapiro breached the parties’ agreement under which Aljabban and Carrasco occupied the premises because they wrongfully failed to renew it; and (4) he did not receive a fair trial because of alleged misbehavior during trial by Shapiro. After review, the Court of Appeal determined only one of Aljabban’s contentions had merit: FISM was not entitled to withhold $680.00 of the security deposit to cover the expense of repairing damage to the premises, as the parties did not specifically agree that the security deposit could be used to cover repairs. Accordingly, the Court reversed in part the trial court's judgment with respect to this contention, but affirmed in all other respects. The matter was remanded for further proceedings on the issue of attorney fees and costs. View "Aljabban v. Fontana Indoor Swap Meet, Inc." on Justia Law
AVG Partners I, LLC v. Genesis Health Clubs of Midwest, LLC
The Supreme Court affirmed the judgment of the district court granting a money judgment for Landlord after Tenant breached its leases on two commercial properties, holding that there was no merit in Tenant's arguments on appeal.After a trial, the jury returned a special verdict in Landlord's favor, finding that Landlord met its burden of proving that Tenant breached the lease agreement, causing Landlord damages of $1,657,800 for unpaid rent and late fees and for unpaid taxes. The court entered judgment on the verdict and further awarded prejudgment interest. The Supreme Court affirmed, holding (1) Landlord had standing in this action and was not required to produce the actual assignment of the leases; (2) there was no error in the award of prejudgment interests or in the special verdicts awarding late fees; and (3) the court had inherent authority to award Landlord its actual expenses as a condition of sustaining Tenant's motion for continuance of trial. View "AVG Partners I, LLC v. Genesis Health Clubs of Midwest, LLC" on Justia Law
Rivera v. Shivers
In 2008, appellants Robert and Linda Shivers rented a residential property in La Habra from respondent Wilfred Rivera. Almost seven years later, Rivera filed an unlawful detainer action against the Shivers, alleging they had not paid rent. He later amended his pleading to add causes of action based on the allegation they had damaged the property and taken appliances when they vacated it. The Shivers filed a cross-complaint, alleging Rivera had failed to make repairs to the property and had left it untenantable. The case was originally assigned to limited civil jurisdiction but was later reclassified to unlimited civil. Upon reassignment, the new trial judge ordered counsel to meet and confer regarding the appointment of a referee under Code of Civil Procedure section 638, and a status conference on the subject was scheduled for March 19, 2018. At the status conference, the parties advised the court they could not agree on a referee. The court took the matter under submission, but warned that a referee would be appointed if the parties could not agree on one. Thereafter, in a minute order dated one month later, the trial court, instead of appointing a referee, sua sponte ordered the matter to judicial arbitration. The issue this case presented for the Court of Appeal's review centered on whether the arbitration, originally statutory in nature, morphed into a contractual arbitration as the result of a vague stipulation by counsel for the parties. Neither side ever seemed to have entertained the notion that the completed arbitration was anything but binding, and treated it as such. The trial judge, however, decided on his own that the arbitration was not what the parties intended, a conclusion derived from their actions rather than their explicit words. As a result, the trial court denied the appellants’ petition to confirm, vacated the award, and set a trial date in the case. After review, the Court of Appeal concluded the trial court erred in not confirming the arbitration award and reversed it. View "Rivera v. Shivers" on Justia Law
Gerlach v. The Cove Apartments, LLC
After a night of drinking with friends, Kimberly Gerlach fell from the second-story balcony of her boyfriend’s unit at the Cove Apartments when the railing gave way. Gerlach sued, arguing Cove’s failure to repair the railing caused her fall and violated Cove’s duties to tenants and their guests. A jury agreed and found Cove was 93 percent at fault for Gerlach’s injuries. The Court of Appeals overturned this verdict and remanded for a new trial, finding the trial court erred by excluding evidence of Gerlach’s blood alcohol concentration (BAC) and by not dismissing Gerlach’s statutory claim under the Residential Landlord-Tenant Act of 1973 (RLTA). After review, the Washington Supreme Court reversed the appeals court: (1) the trial court did not abuse its discretion by excluding BAC evidence that was only minimally relevant to Cove’s affirmative defense and risked prejudicing the jury against Gerlach.; and (2) while the trial court should not have allowed Gerlach’s RLTA claim, "this error alone does not justify a new trial because the jury’s verdict remains valid as to Gerlach’s common law claim." View "Gerlach v. The Cove Apartments, LLC" on Justia Law
Williams v. 3620 W. 102nd Street, Inc.
Plaintiffs filed suit against defendants, the property owners, claiming that the property they rented had bed bugs and other problems. The property owners then moved to compel arbitration based on agreements in plaintiffs' leases.The Court of Appeal affirmed the trial court's denial of the property owners' motion for arbitration, holding that state public policy prohibits arbitration provisions in residential lease agreements. The court held that the arbitration agreements in the leases were void under Civil Code 1953, subdivision (a)(4), and that Jaramillo v. JH Real Estate Partners, Inc. (2003) 111 Cal.App.4th 394, and Harris v. University Village Thousand Oaks, CCRC, LLC. (2020) 49 Cal.App.5th 847, 850, specifically identified the right to have a jury trial as a procedural right that may not be waived or modified under section 1953, subdivision (a)(4). View "Williams v. 3620 W. 102nd Street, Inc." on Justia Law
Oakland-Alameda County Coliseum Authority v. Golden State Warriors, LLC
Since 1986, the GSW NBA basketball team has played their home games at the Authority's Oakland arena. A 1996 License Agreement gave GSW certain obligations to pay the debt incurred in renovating the arena if GSW “terminates” the agreement. In 2012, GSW announced its intention to construct a new arena in San Francisco. GSW did not exercise the renewal option in the Agreement, and, on June 30, 2017, its initial term expired. GSW initiated arbitration proceedings, seeking a declaration that it was no longer obliged to make debt payments if it allowed the License Agreement to expire rather than terminating it.The arbitrator ruled in favor of the Authority and against GSW, awarding the Authority attorney fees. The court of appeal affirmed. Based on extrinsic evidence, the arbitrator found the parties intended to adhere to the terms of a pre-agreement Memorandum of Understanding, which required the team to continue making debt payments after the initial term. The 1996 License Agreement is reasonably susceptible to the parties’ competing interpretations, so parol evidence was admissible to prove what the parties intended. Even assuming that the arbitrator addressed a question of law when she interpreted the Agreement, the parties intended to include a termination of the agreement upon GSW’s failure to exercise the first two options to renew. View "Oakland-Alameda County Coliseum Authority v. Golden State Warriors, LLC" on Justia Law
Duncan v. Long
Appellant Sky Duncan’s daughter, K.R., attended a daycare Anna McCowin ran out of a residence she leased from Respondent Scott Long. In 2014, McCowin left K.R. unattended in the backyard, which allowed K.R. to allegedly escape through a broken gate to a nearby canal where she drowned. Duncan sued McCowin and Long for negligence. Long moved for summary judgment, arguing that he did not owe Duncan or her daughter a duty to repair the broken gate. The district court granted Long’s motion for summary judgment after declining to extend premises liability to an injury that occurred on property adjacent to Long’s property. Duncan filed a motion for reconsideration, which the district court denied. After review, the Idaho Supreme Court found the district court correctly held that Long did not owe K.R. a duty of care to protect against an injury that occurred on adjacent property. Therefore, the Court affirmed the district court's grant of summary judgment in Long's favor. View "Duncan v. Long" on Justia Law