Justia Landlord - Tenant Opinion Summaries

Sandra Moscicki appealed a superior court order denying her motion to exclude expert testimony proffered by the appellees, Charles and Heidi Leno. In July 2008, the Lenos’ twin children, a boy and a girl, were born. In September 2009, the Lenos and their children moved into an apartment owned by Moscicki’s trust. Shortly thereafter, when the children were approximately eighteen months old, Heidi Leno “expressed concerns” regarding their son’s “speech and development.” Charles Leno had also observed that their son exhibited “significant developmental problems in the months before his eighteen-month checkup.” In October 2009, both children were tested for lead. The test revealed that both children had elevated blood lead levels (EBLLs). The children were again tested for lead in July 2010, shortly after their second birthday. This test revealed that they again had EBLLs, higher than previously recorded. Thereafter, the Lenos and their children moved out of Moscicki’s apartment. Moscicki brought an action against the Lenos, seeking unpaid rent. The Lenos then filed an action against Moscicki, alleging that their children suffered harm as a result of lead exposure while living in the apartment. The trial court consolidated these actions. The interlocutory question transferred to the New Hampshire Supreme Court called for the Court to decide whether for an expert opinion on causation to be admissible in a toxic tort case, the expert had to consider the “dose-response relationship” in reaching that opinion. The Supreme Court answered in the negative and remanded the matter for further proceedings. View "Moscicki v. Leno" on Justia Law

In this forcible entry and detainer (FED) action to recover possession of a residential dwelling unit, the issue presented for the Oregon Supreme Court's consideration was whether the trial court erred in allowing landlord’s motion to amend its complaint, pursuant to ORCP 23, after the parties attended a first-appearance hearing and tenant filed her answer. In its original complaint, landlord alleged that it was entitled to possession based on a 72-hour notice - which, under ORS 90.394, could be given for nonpayment of rent - and attached that notice to its complaint. Two days before trial, landlord sought leave to amend its complaint to attach a different notice, a 30-day notice, which, under ORS 90.392, could be given “for cause,” including a material violation of the rental agreement. The Supreme Court determined the proposed amendment substantially changed landlord’s claim for relief and prejudiced tenant, and that the trial court abused its discretion in allowing it. It therefore reversed both the contrary decisions of the Court of Appeals and the trial court. View "C.O. Homes, LLC v. Cleveland" on Justia Law

Linus and Raymond Poitra appeal the district court judgment of eviction. The Poitras argue the district court erred by exercising jurisdiction over this matter, and by sending a North Dakota law enforcement officer onto the reservation to evict tribal members from property within the Turtle Mountain Reservation. The North Dakota Supreme Court determined the Poitras did not meet their burden under either "Montana" exception, and did not explain how a district court was divested of subject matter jurisdiction to grant a judgment of eviction. The district court judgment was therefore affirmed. View "Gustafson v. Poitra, et al." on Justia Law

The lessee of commercially used Sixteenth Section Land sought to prevent the leasing school board from adjusting the annual rent outside the time constraints of the lease. While the terms of the lease appeared to contain a clear time restriction within which the Board did not act, the Mississippi Supreme Court determined the restriction could not be enforced. The restriction ran contrary to the statutory requirement that rent “shall be adjusted not less than once every ten (10) years . . . .” Miss. Code Ann. sec. 29-3-69 (Rev. 2010). Further, a school board’s duty as trustee to assure adequate consideration is received based on current fair market value of the Sixteenth Section Land cannot be waived, even by mutual agreement in a contract. For those reasons, the Supreme Court concluded the chancellor did not err by denying the lessee’s motion for a declaratory judgment that the school board was precluded from adjusting the rent based on the time restrictions in the lease. View "Oak Grove Marketplace, LLC v. Lamar County School District" on Justia Law

At issue in this appeal was a district court’s dismissal of Rencher/Sundown LLC’s (“Sundown”) complaint against Butch Pearson. The Idaho Supreme Court determined Sundown did not serve the complaint or summons within the six months required by Idaho Rule of Civil Procedure 4(b)(2); Pearson moved to dismiss the complaint. The district court dismissed Sundown’s complaint after finding Sundown could not show good cause for failure to timely serve. The Supreme Court affirmed dismissal of Sundown's complaint. View "Rencher/Sundown LLC v. Pearson" on Justia Law

Woodruff Brokerage Company, Inc., the remaining defendant in this case, appealed the trial court's denial of its motion to set aside the default judgment entered in favor of plaintiff Patricia Beatty. Beatty sued "Woodruff Brokerage Company d/b/a The River and formerly d/b/a Crest Club Apartments," Ricky Dabbs, "Century 21," and fictitiously named defendants. She lived in Crest Club Apartments, and alleged fatigue, nausea, and weakness were cause from prolonged exposure to carbon monoxide from a leaking natural-gas line beneath her bedroom, and that she had been permanently injured as a result of that exposure. Beatty asserted that Woodruff Brokerage had negligently and/or wantonly failed to maintain the premises at Crest Club Apartments in a safe condition. Woodruff defended on faulty service; the Alabama Supreme Court determined there was no properly named addressee on the certified mail allegedly sent to Woodruff, and thus, Beatty failed to prove that the complaint and summons was delivered to "the named addressee" or to the "addressee's agent." Because Beatty's service by certified mail was ineffective, the trial court did not obtain personal jurisdiction over Woodruff Brokerage, and the default judgment against it was void. Therefore, the trial court erred when it denied Woodruff Brokerage's motion to set aside the default judgment. View "Woodruff Brokerage Company, Inc. v. Beatty" on Justia Law

Defendant Antonio Barletta appealed a circuit court order that awarded plaintiff Jacquelyn Lane $66,000 in damages for his willful interruption of plaintiff’s heat utility service for thirty-three days. Plaintiff rented an apartment from defendant. Shortly after moving in, plaintiff and her grandfather noticed the heating system did not produce heat. Plaintiff notified the defendant of the problem via text message on September 26, 2016, and was told to call the maintenance person for the property. When the maintenance person arrived, he turned on the heating system and observed the pilot light, and instructed plaintiff to leave the system on for a while. He told plaintiff that if she did not begin to feel any heat to contact defendant. The heating problems persisted, and when plaintiff informed defendant, he told her that he would send over a space heater and repair or replace the heating system. Plaintiff received the space heater in November 2016, and, in December, she informed defendant the space heater “[wa]sn’t cutting it.” However, the space heater remained her only source of heat. In August 2017, plaintiff called the local health inspector hoping that a letter from that office might prompt defendant to take action. Nevertheless, the heating system was not repaired. On appeal defendant argued the trial court erred in finding that he caused a “willful interruption” of the plaintiff’s heating service. Alternatively, he argued that even if he did violate RSA 540- A:3, I, the trial court erred in awarding enhanced damages pursuant to RSA 540-A:4, IX(a) (Supp. 2018) and RSA 358-A:10, I (2009). Plaintiff cross-appealed the trial court's denial of her motion for reconsideration as untimely. The New Hampshire Supreme Court vacated the order of the trial court and remanded for further proceedings, concluding that although defendant willfully failed to repair plaintiff’s original heat source, he may not have willfully interrupted plaintiff’s heat in violation of RSA 540-A:3, I, if the space heater he provided was an adequate alternative source of heat. The adequacy of the space heater was not considered by the trial court in the first instance. Therefore, the trial court’s finding of a statutory violation was vacated, as was the damages award resulting from that violation. Plaintiff’s argument that the trial court erred in denying her motion for reconsideration became moot. View "Lane v. Barletta" on Justia Law

In this discretionary appeal, the Pennsylvania Supreme Court addressed whether a magisterial district court had jurisdiction over a case proceeding under the Landlord and Tenant Act, where the plaintiff was the purchaser of a property at a sheriff’s sale, and the defendants were the property’s former owners who refused to leave, but where the parties did not have a landlord-tenant relationship. The Supreme Court determined the magistrate court did not have jurisdiction, and so reversed and remanded for dismissal. View "Assouline v. Reynolds" 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

Magic City Capital, LLC ("Magic City"), appealed the grant of summary judgment entered by the Madison Circuit Court in favor of Twickenham Place Partners, LLC ("Twickenham"). Because the Alabama Supreme Court determined events that occurred during the trial-court proceedings rendered the action moot and the trial court, therefore, was divested of subject-matter jurisdiction, the Supreme Court dismissed the appeal. View "Magic City Capital, LLC v. Twickenham Place Partners, LLC" on Justia Law