Justia Landlord - Tenant Opinion Summaries

A landlord, JJD-HOV Elk Grove, LLC (JJD), owns a shopping center in Elk Grove, California, and leased space to Jo-Ann Stores, LLC (Jo-Ann). The lease included a cotenancy provision allowing Jo-Ann to pay reduced rent if the number of anchor tenants or overall occupancy fell below a specified threshold. When two anchor tenants closed, Jo-Ann invoked this provision and paid reduced rent for about 20 months until the occupancy threshold was met again.The Sacramento County Superior Court ruled in favor of Jo-Ann, finding the cotenancy provision to be an alternative performance rather than a penalty. The Court of Appeal for the Third Appellate District affirmed this decision, distinguishing the case from a previous ruling in Grand Prospect Partners, L.P. v. Ross Dress For Less, Inc., which found a similar provision to be an unenforceable penalty.The Supreme Court of California reviewed the case to determine the validity of the cotenancy provision. The court held that the provision was a valid form of alternative performance, allowing JJD a realistic choice between accepting lower rent or taking steps to increase occupancy. The court found that the provision did not constitute an unreasonable penalty under California Civil Code section 1671, nor did it result in a forfeiture under section 3275. The court emphasized that contracts should be enforced as written, especially when negotiated by sophisticated parties.The Supreme Court of California affirmed the judgment of the Court of Appeal, upholding the cotenancy provision as a valid and enforceable part of the lease agreement. View "JJD-HOV Elk Grove, LLC v. Jo-Ann Stores, LLC" on Justia Law

The Supreme Court held that a motion to quash service of summons is not the proper remedy to test whether a complaint states a cause of action for unlawful detainer.Landlord, the City of Redwood City, filed a complaint in unlawful detainer against Tenant. In response, Tenant filed a motion to quash service of summons, relying on Delta Imports Inc. v. Municipal Court, 146 Cal.App.3d 1033 (1983) to argue that a motion to quash service is the only method by which the defendant can test whether the complaint states a cause of action for unlawful detainer. The superior court concluded that Tenant improperly lodged his motion to quash. Tenant filed a petition for writ of mandate and prohibition challenging the superior court's order. The court of appeal denied the motion. The Supreme Court affirmed, holding that the superior court correctly found that Tenant's motion to quash was not the proper procedure to argue that the City was not a proper plaintiff. View "Stancil v. Superior Court" on Justia Law

Plaintiff initiated an unlawful detainer action against Defendant. The jury returned a verdict in Plaintiff’s favor. Defendant’s attorney then substituted out of the case, and Defendant proceeded with self-representation. Plaintiff was awarded attorney fees. Defendant’s appeals from the underlying judgment and from the attorney fees award were consolidated. In a separately filed action in which Defendant was the plaintiff, the Court of Appeal declared Defendant a vexatious litigant plaintiff. Consequently, the presiding judge in the instant case directed Defendant to obtain permission to continue the Chan v. John consolidated appeal or to file a substitution of attorney before proceeding further. Defendant sought to vacate the prefiling order. The presiding judge declared that the court lacked jurisdiction to vacate the prefiling motion and dismissed Defendant’s consolidated appeals. The Court of Appeal vacated the appellate division’s order, holding that a defendant’s status as a vexatious litigant plaintiff in one matter cannot limit the same defendant’s ability to pursue her appeal in an action she did not initiate as a plaintiff. The Supreme Court affirmed, holding that Cal. Civ. Proc. Code 391.7’s prefiling requirements do not apply to a self-represented vexatious litigant’s appeal of a judgment or interlocutory order in an action in which she was the defendant. View "John v. Superior Court of Los Angeles County" on Justia Law