Justia Landlord - Tenant Opinion Summaries

Plaintiffs owned a building, with a mortgage, in Hartford, Vermont, where they operated a pizza business. In 2013, they sold the pizza business to defendant and leased him the premises. In November 2013, plaintiffs brought an eviction action, asserting that defendant had failed to pay rent. The court granted plaintiffs a default judgment and a writ of possession in December 2013. The court subsequently granted defendant’s request to vacate the default judgment and stay the writ of possession. Defendant then filed an answer and a counterclaim. In his counterclaim, defendant argued that he was fraudulently induced into entering into the lease agreement and that the lease should be declared void. Alternatively, defendant argued that he had cured any breach of the lease by paying money into an escrow fund. Defendant appealed the trial court’s order granting judgment to plaintiffs on their complaint for ejectment and damages. Finding no reversible error, the Vermont Supreme Court affirmed. View "Panagiotidis v. Galanis" on Justia Law

Defendant-landlords appealed a jury verdict and post-judgment order involving warranty-of-habitability and consumer-protection claims. Landlords William and Susan O’Brien purchased the subject property in the 1980s, which included a two-story house and brick building (referred to as the creamery) with a common wall to the rear of the house. In December 2002, following foreclosure proceedings on their home, plaintiff-tenants, Timothy and Penny Terry, along with their two children, accepted landlords’ offer to occupy the house rent-free for a short period. After their first year in the house, tenants began paying rent. There was no written rental agreement, but from at least December 2005, six years before tenants filed this lawsuit, there was an oral agreement to pay monthly rent in an amount that varied over the years. Eventually, the parties’ relationship deteriorated. In March 2005, Burlington Code Enforcement (BCE) inspected the house and cited landlords for multiple problems that required repair. A follow-up inspection in January 2006 confirmed that most of the repairs had been completed. BCE inspected the property again later in 2006 and found additional items that required repair, most of which were completed soon thereafter. In 2008, BCE performed several more inspections and issued notices of violations, many of which concerned the creamery. In May 2008, Vermont Gas inspected the house’s furnace and determined that it needed to be repaired or replaced because it was in extremely poor condition. In November 2008, landlords had space heater installed on the first floor of the house, but it was insufficient to heat the second floor. As a result, tenants began using space heaters on the second floor at night. In late 2008, a fire broke out in the attic of the house above one of the bedrooms. The state fire investigator determined that the fire had begun at an electrical splice located in the attic. The investigator also noted tenants’ use of multiple extension cords and supplemental wiring due to the insufficient number of functioning outlets. The investigator concluded that the fire was caused by a combination of the load on the older electrical system, moisture from the cellulose insulation, and the inability of the knob-and-tube wiring to shed heat due to it being buried in the insulation. In 2011, the Terrys filed suit against landlords, alleging: (1) breach of the oral rental agreement; (2) breach of the warranty of habitability; (3) breach of the covenant of quiet enjoyment (with respect to public health hazards); (4) violation of the Consumer Protection Act (CPA); (5) negligence; and (6) negligent infliction of emotional distress. Tenants sought, among other things, compensatory, consequential, punitive, and exemplary damages, as well as attorney’s fees. Landlords counterclaimed for unpaid rent. Landlords’ arguments on appeal of the jury verdict were: (1) the trial court’s jury instructions misled the jury on tenants’ habitability and CPA claims, resulting in prejudice to landlords; (2) the court erred by vacating the jury’s unpaid-rent award in its post-judgment order; and (3) the court abused its discretion by awarding tenants attorney’s fees on their habitability and CPA claims and by denying landlords’ attorney’s fees based on tenants’ contributory negligence. The Supreme Court found that the trial court’s CPA instruction was overly broad and prejudicial to the landlords, and therefore the verdict was vacated with respect to the CPA claim. Absent their habitability claim, there was no basis for tenants to withhold rent. Therefore, the jury’s verdict regarding unpaid rent must stand. The Court also vacated the award of attorney fees, and remanded the matter back to the trial court for further proceedings. View "Terry v. O'Brien" on Justia Law