Justia Landlord - Tenant Opinion Summaries

LA Hillcreste filed a complaint in an unlawful detainer seeking to evict petitioner for the alleged non-payment of rent. The court subsequently ordered the case transferred from the Appellate Division under California Rules of Court, rule 8.1008. At issue is whether petitioner may bring a motion to quash service of the summons on the ground that the landlord did not properly serve the three-day notice to pay rent or quit required under the Unlawful Detainer Act, Code Civ. Proc., 1159-1179a. The court concluded that petitioner may not challenge the allegedly defective service of the three-day notice via a motion to quash service of summons because the three-day notice is an element of an unlawful detainer action. In so holding, the court disagreed with the broad language of Delta Imports, Inc. v. Municipal Court, which held that a motion to quash service is the only method to challenge whether a complaint states a cause of action for unlawful detainer. The court denied the petition for writ of mandate. View "Borsuk v. Appellate Division" on Justia Law

This case first went before the Alabama Supreme Court in "Ex parte Riverfront, LLC," (129 So. 3d 1008 (Ala. 2013)("Riverfront I")). In Riverfront I, Riverfront and Fish Market Restaurants, Inc. had entered into a lease for real property located in Gadsden. The lease contained a forum-selection clause naming Tuscaloosa County as the venue in which any litigation concerning the lease was to be brought. In determining that the forum-selection clause was enforceable, the Supreme Court held that Tuscaloosa County was not a "seriously inconvenient" forum. The Etowah Circuit Court transferred the action to the Tuscaloosa Circuit Court. Shortly thereafter, Fish Market filed a motion to transfer the action, then pending in the Tuscaloosa Circuit Court, back to the Etowah Circuit Court, citing section 6-3-21.1, Ala. Code 1975, that Tuscaloosa County "would be a seriously inconvenient forum." Riverfront responded, arguing that "[t]he issue stated in [Fish Market's] Motion to Transfer has previously been litigated between the parties, and adjudicated in [Riverfront's] favor by the Alabama Supreme Court." The Tuscaloosa Circuit Court held a hearing on Fish Market's motion and granted it. Riverfront then petitioned the Supreme Court for a writ of mandamus to direct the Tuscaloosa Circuit Court to vacate its order transferring the case back to the Etowah Circuit Court. The Supreme Court found, after review, that Fish Market could have challenged Tuscaloosa County as a "seriously inconvenient" forum in the Etowah Circuit Court and before the Supreme Court in Riverfront I. "Fish Market did not do so and may not now have a second bite at the forum apple and relitigate that issue. The matter has been decided." The Supreme Court granted Riverfront's petition and issued the writ. View "Ex parte Riverfront, LLC." on Justia Law

Plaintiff, the landlord, filed an unlawful detainer action against Coolwaters, the commercial lessee. On appeal, Coolwaters challenged the trial court's order denying its special motion to strike the complaint and awarding plaintiff attorney fees as sanctions for the expenses of responding to the special motion to strike. The court concluded that a nonpaying tenant should not be permitted to frustrate an unlawful detainer proceeding by initiating litigation against the landlord in order to bring a special motion to strike the landlord’s subsequently filed unlawful detainer complaint, on the asserted ground that the unlawful detainer action arose out of the tenant’s protected activity in filing the initial lawsuit. Accordingly, the court affirmed the trial court's order denying the special motion to strike and imposing monetary sanctions against Coolwaters. View "Olive Properties v. Coolwater Enter." on Justia Law

In 2010, Yan Chen, who had a business interest in a restaurant, entered into a 10-year lease agreement with Russell Realty, LLC, and MRT, LLC. The property to be leased was located in Greenville. The lease agreement was drafted by Russell Realty and contained an arbitration clause. In 2012, Russell Realty and MRT sued Chen along with Qiaoyun He, Joe Zou, and Yami Buffet, Inc., alleging breach of contract. Chen filed a response to the motion, alleging that she had been in China for a few months, and that she had not been personally served with notice of the lawsuit. She subsequently filed a motion to dismiss the complaint, asserting that the lease agreement contained an arbitration clause and that "said complaint[] fails to state any measures that have been taken in lieu of the fulfillment of such agreed Arbitration Clause." The trial court denied both Russell Realty and MRT's motion for a default judgment and Chen's motion to dismiss. About a month after this, Chen filed a motion to compel arbitration, asserting that, as "part of Plaintiffs['] lease agreement, plaintiff[s] agreed to binding arbitration. In 2013, Chen filed a second motion to dismiss, alleging that Russell Realty and MRT had refused to mediate and had refused to arbitrate. Russell Realty and MRT filed an objection to Chen's second motion to dismiss, asserting that "time of the stay set by the court has almost expired and Defendant Yan Chen has not made any movement, act, or effort to seek Arbitration to resolve the issues." Russell Realty and MRT again sought a default judgment against the defendants, including Chen. She asserted that counsel for Russell Realty and MRT had failed to respond to her attempts to seek a settlement before the hiring of a mediator or arbitrator and that, subsequently, she had contacted a mediator/arbitrator and Russell Realty and MRT had not responded to her choice of mediator/arbitrator. The trial court then entered an order stating that the Chen's appeal was moot as the court had not yet entered a final order. In early 2015, the trial court entered an order awarding Russell Realty and MRT $682,050.10 against all the defendants, including Chen, jointly and severally. Chen appealed. Based on its review of the facts in the circuit court record, the Supreme Court reversed with regard to Chen and remanded the case for the trial court to enter an order requiring arbitration in accordance with the terms of the lease agreement. View "Chen v. Russell Realty, LLC" on Justia Law

Tenant was served with a three-day notice to quit that listed eight separate incidents that involved damaging the premises, disturbing neighbors and other tenants in the building, and running around naked and/or in boxer shorts. Tenant did not vacate, but filed an answer to an unlawful detainer action, asserting affirmative defenses, including breach of the warranty of habitability, payment of all rent that was due, discrimination based on sexual orientation and religion, laches, and retaliation for requesting repairs. Tenant subsequently entered into a settlement agreement, which included a stipulation for judgment, with the property management company and the property owner. Tenant violated the agreement. The trial court entered a stipulated judgment giving the lessors damages, costs, fees, and possession of the property. Subsequently, tenant sued the lessors for their damaged and missing personal property, which had remained in the rental residence after tenant vacated the premises. The trial court dismissed the complaint. The court of appeal affirmed, holding that the doctrine of res judicata bars all of tenant’s claims and that his daughter, who was not a tenant and did not reside in the rental unit, cannot state a claim against the lessors. View "Needelman v. Dewolf Realty Co." on Justia Law

The owners of multifamily housing rental projects in Wisconsin that are assisted by the U.S. Department of Housing and Urban Development program under Section 8 of the Housing Act, 42 U.S.C. 1437f sued the Wisconsin Housing and Economic Development Authority (WHEDA), alleging WHEDA breached certain Housing Assistance Payments (HAP) contracts by failing to approve annual rent increases,as required by federal law, and by requiring the owners to submit rent comparability studies as a prerequisite to receiving rent increases. WHEDA filed a Third-Party Complaint against HUD, alleging that, if WHEDA is found to have breached the HAP contracts, then those breaches resulted from WHEDA following congressional and HUD directives. The district court dismissed for lack of subject-matter jurisdiction. The Seventh Circuit reversed, noting that the district court’s order was entered without the benefit of the parties’ full briefing on jurisdiction. While state law may create the breach-of-contract causes of action, the only disputed issues involve the proper interpretation of Section 8 and HUD’s implementing guidance. The issues are “capable of resolution in federal court without disrupting the federal-state balance approved by Congress.” View "Wis. Hous. & Econ. Dev. Auth. v. Castro" on Justia Law

This appeal stemmed from a 1983 Ground Lease of property in Pocatello which Quail Ridge Medical Investors, LLC (Quail Ridge) leased from Pocatello Hospital, LLC d/b/a Portneuf Medical Centers, LLC (PMC). Previously, Quail Ridge appealed a declaratory judgment entered by the district court which found PMC was entitled to an adjustment in the annual rent owed by Quail Ridge from $9,562.50 annually to $148,500 annually, and that Quail Ridge was obligated to pay PMC $416,812.50 in rent for the period at issue. The Supreme Court affirmed the court’s declaratory judgment. While the first appeal was pending, PMC filed a new action seeking payment of the adjusted rents. In the second action, the district court found on summary judgment that Quail Ridge breached the Ground Lease by failing to pay the adjusted rents. Quail Ridge appealed, arguing the breach of contract and breach of guarantee claims are barred under res judicata. Finding no reversible error, the Supreme Court affirmed. View "Pocatello Hospital v. Quail Ridge Medical Investor" on Justia Law

In late 2013, when Paul Taylor filed a complaint seeking back rent and possession of a home he rented to James David and Elisabeth Black. Justice of the Peace Court 13 ordered an expedited summary possession trial under 25 Del. C. 5115. The Blacks appealed a Superior Court order denying their petition for a writ of certiorari, arguing that Justice of the Peace Court 13 proceeded contrary to law and denied the Blacks due process of law when it issued a forthwith summons under 25 Del. C. 5115 absent satisfaction of the statutory requirements for issuance of that summons. Furthermore, the Blacks argued the record showed that Justice of the Peace Court 13 proceeded irregularly because it created no record regarding the basis for its issuance of the forthwith summons. The Supreme Court concluded that both of the Blacks’ contentions were meritorious, and reversed the Superior Court. The case was remanded for further proceedings. View "Black v. Justice of the Peace Court 13, et al." on Justia Law

Petitioner appealed an order requiring her to obtain approval for leave to file under the vexatious litigant statutes, Code Civ. Proc., 391-391.7, before continuing with her two related appeals from the judgment in favor of her landlord in an unlawful detainer action. The appellate division dismissed the appeal after reviewing petitioner's request to file new litigation by a vexatious litigant and found that she failed to demonstrate the appeals had merit and were not filed for the purpose of harassment or delay. Section 391.7's requirement for obtaining leave to file unquestionably applies to an appeal by a self-represented plaintiff who has previously been declared a vexatious litigant and made subject to a prefiling order. At issue was whether it similarly applied to a vexatious litigant defendant's appeal from an adverse judgment. Because it disregards section 391.7's express reference to actions by a plaintiff and would impede a self-represented defendant's right of access to the appellate courts without significantly advancing the underlying purpose of the vexatious litigant statutes, the court rejected this construction of section 391.7. Therefore, the court granted petitioner's petition for a writ of mandate and ordered the appellate division to vacate its order dismissing petitioner's appeal and to decide the appeal on the merits. View "John v. Super. Ct." on Justia Law

Ignacio Encarnacion and Norma Karla Farias were sued for unlawful detainer even though they had a valid lease and did nothing to warrant eviction. The case settled. They moved to amend the Superior Court Management Information System (SCOMIS) indices to replace their full names with their initials in order to hide the fact that they were defendants to the unlawful detainer action. Encarnacion and Farias argued that even though the unlawful detainer action was meritless, they could not obtain sufficient rental housing after prospective landlords learned that they had an unlawful detainer action filed against them. The superior court granted their motion and ordered that the indices be changed to show only their initials. The King County Superior Court Office of Judicial Administration objected and appealed the order. The Court of Appeals reversed. The Supreme Court reversed: "[a]lthough we sympathize with Encarnacion and Farias, and other renters in similar situations . . .[t]he public's interest in the open administration of justice prohibits the redaction of the indices in this case." View "Hundtofte v. Encarnacion" on Justia Law