Justia Civil Procedure Opinion Summaries

David Polkow rented a residential home from Frank Kahl under a written lease agreement that transitioned to a month-to-month basis after its initial term. In 2022, they signed a new three-year lease. Frank later transferred his interest in the property to the Frank J. Kahl Revocable Trust, with his son David Kahl managing the property as trustee after Frank's death. In January 2023, David Kahl filed an eviction action against Polkow, seeking possession of the property, damages for delinquent rent, and attorney fees.The Yellowstone County Justice Court awarded Kahl possession of the property and attorney fees but denied the request for delinquent rent. Kahl then sought additional damages for property damage, which led to a hearing where he claimed $128,644.07 in damages. The Justice Court awarded Kahl $58,753.73 in damages, plus interest and attorney fees, despite Polkow's objection that the amount exceeded the court's $15,000 jurisdictional limit. Polkow appealed to the Thirteenth Judicial District Court, which affirmed the Justice Court's decision, interpreting that the court had concurrent jurisdiction with the district court for landlord-tenant disputes.The Supreme Court of the State of Montana reviewed the case and reversed the lower courts' decisions. The Supreme Court held that the Justice Court lacked jurisdiction to award damages exceeding the $15,000 limit imposed by § 3-10-301, MCA. The court clarified that the concurrent jurisdiction statutes did not override this limit. The case was remanded for the Justice Court to vacate the damages award and dismiss the claim for compensatory damages without prejudice, allowing Kahl to refile in District Court. The award of attorney fees and costs was affirmed. View "Kahl v. Polkow" on Justia Law

The plaintiffs, former residents of a federally subsidized housing complex, alleged that the defendants, the complex's owner and management company, failed to maintain the property in a safe and habitable condition. They claimed the defendants delayed inspections, concealed hazards, and violated housing laws. The plaintiffs sought class certification for all residents from 2004 to 2019, citing issues like a 2019 sewage backup and systemic neglect.The Superior Court in Hartford, transferred to the Complex Litigation Docket, denied the motion for class certification. The court found that the proposed class did not meet the predominance and superiority requirements under Practice Book § 9-8 (3). It reasoned that determining whether each unit was uninhabitable required individualized proof, making a class action unsuitable. The court noted that while some claims might support class certification for specific events, the broad class definition over many years was too extensive.The Connecticut Supreme Court reviewed the case and affirmed the lower court's decision. The court held that the proposed class was too broad and lacked generalized evidence for the entire period. It emphasized that the trial court had no obligation to redefine the class sua sponte. The plaintiffs did not request a narrower class definition, and the trial court was not required to do so on its own. The court concluded that the trial court did not abuse its discretion in denying class certification. View "Collier v. Adar Hartford Realty, LLC" on Justia Law

The Washington State Attorney General filed a lawsuit against the city of Sunnyside and several of its officials, alleging that the city's crime-free rental housing program (CFRHP) was being used to evict tenants without due process and that these evictions disproportionately impacted Latinx renters, women-headed households, and families with minor children. The city argued that the Attorney General lacked the authority to bring this suit, as the scope of the Attorney General's authority under RCW 43.10.030(1) limits their ability to act to matters that impact more people than those affected by the CFRHP. The trial court granted summary judgment in favor of the defendants.On appeal, the Supreme Court of Washington reversed and remanded the case. The court held that the Attorney General did have the authority to bring the suit, as the case involved matters of public concern in which the state had an interest. The court also found that there were genuine disputes of material fact regarding whether the city's enforcement of the CFRHP had a disparate impact on protected classes, and whether the individual respondents were entitled to qualified immunity. However, the court affirmed the trial court's grant of summary judgment on the Attorney General's claims under the Residential Landlord-Tenant Act, finding that the respondents were not landlords and therefore the Act did not apply to them. View "State v. City of Sunnyside" on Justia Law

The plaintiff, K.E. Liggett, is a tenant in a Manhattan apartment building owned by the defendant, Lew Realty LLC. Liggett filed a lawsuit when Lew Realty attempted to increase her rent in 2021, arguing that her apartment is rent-stabilized and she is entitled to a rent-stabilized lease, overcharges, and attorney's fees. Liggett's claim is based on a stipulation from 2000 between Lew Realty and a previous tenant, Edward McKinney, which required McKinney to waive his right to file a Fair Market Rent Appeal (FMRA). Liggett argues that this stipulation is void as it goes against public policy, and because it led to the deregulation of the apartment, the deregulation is invalid and the apartment remains rent-stabilized.The Supreme Court initially denied Lew Realty's motion to dismiss, agreeing with Liggett that the stipulation is unenforceable as it waives the protections of the rent laws. However, the Appellate Division reversed this decision and dismissed the complaint. The Appellate Division concluded that the protection against waiving the benefits of rent control law did not apply to McKinney as he was not an established tenant when he signed the stipulation. The Appellate Division also concluded that Liggett's claim was akin to an FMRA and therefore barred by the statute of limitations.The Court of Appeals reversed the decision of the Appellate Division. The court held that the stipulation is void as it waives a benefit of the rent laws, regardless of McKinney's status as a tenant. The court also held that the statute of limitations does not bar Liggett's claim that the apartment is subject to rent stabilization. The court remanded the case, allowing Lew Realty to establish other reasons for why the apartment was not rent-stabilized when Liggett took tenancy. The court did not address any issues related to Liggett's rent overcharge claims. View "Liggett v Lew Realty LLC" on Justia Law

The case involves Edward A. Cianci and Raymond Frechette, who purchased a foreclosed property and initiated a summary process action in the Housing Court against the occupants, including Elizabeth D'Andrea. The Housing Court ruled in favor of the plaintiffs for possession. D'Andrea appealed and sought to waive the appeal bond due to her indigency. The Housing Court found D'Andrea to be indigent and waived her appeal bond, but required her to make monthly use and occupancy payments of $1,275 to the plaintiffs to maintain her appeal. D'Andrea appealed this order to the Appeals Court, which reported questions of law to the Supreme Judicial Court.The Supreme Judicial Court of Massachusetts held that use and occupancy payments required of an indigent party under G. L. c. 239, § 5 (e), may not be waived, substituted, or paid by the Commonwealth under the indigency statute because use and occupancy payments are not an "extra fee or cost" as defined in the indigency statute. The court further concluded that the order setting use and occupancy payments in this case did not violate D'Andrea's constitutional rights, even if the order requires her to make payments that potentially exceed her ability to pay. The court reasoned that the summary process statute reasonably imposes a fair balancing of interests between the owner of the property and the party in possession, and the Housing Court performed the fair balancing required. View "Frechette v. D'Andrea" on Justia Law

The case revolves around a dispute between Roy Padilla and Ray Torres, where Padilla, the landlord, filed a petition in the metropolitan court under the Uniform Owner-Resident Relations Act (UORRA), alleging that Torres, his tenant, had not paid rent. The metropolitan court ruled in favor of Padilla, ordering Torres to pay past-due rent and costs amounting to $927. Torres appealed this judgment to the Second Judicial District Court, but the appeal was dismissed because Torres had failed to request a recording of the metropolitan court’s trial.The district court held that without a record of the trial, it could not effectively review Torres’s appeal. The court also rejected Torres’s assertion that he had a right to a recording, explaining that Torres, as appellant, was required to provide an adequate record on appeal. Torres then appealed the dismissal to the Court of Appeals, arguing that the metropolitan court’s practice of not recording civil proceedings except on a party’s request was inconsistent with Section 34-8A-6(B) (1993) and violated his state and federal constitutional rights.The Supreme Court of the State of New Mexico held that the failure to record the trial in this matter is contrary to Section 34-8A-6(B) (1993). The court concluded that the statute imposes a duty on the metropolitan court to create a record of its proceedings that will be sufficient to permit appellate review in this case. The court further held that Rule 3708(A) and other similar rules impermissibly conflict with Section 34-8A-6(B) to the extent that the rules condition the creation of this record on a party’s request. The court directed its committee for the Rules of Civil Procedure for the State Courts to correct the rules in conformance with its opinion. Finally, the court reversed and remanded this matter to the metropolitan court for a new trial. View "Padilla v. Torres" on Justia Law

The case revolves around a residential eviction dispute between a landlord, MIMG LXXIV Colonial, LLC (Colonial), and a tenant, TajReAna Ellis. Colonial initiated eviction proceedings against Ellis for failing to pay rent, providing a seven-day notice as required by Nebraska’s Uniform Residential Landlord and Tenant Act (URLTA). Ellis, however, argued that the federal Coronavirus Aid, Relief, and Economic Security Act (CARES Act) imposed a 30-day notice requirement, superseding the state law. The county court rejected Ellis' argument and ruled in favor of Colonial. Ellis appealed to the district court, which reversed the county court's decision, agreeing with Ellis that the CARES Act required a 30-day notice.The case was then brought before the Nebraska Supreme Court. However, by this time, Ellis' lease had expired, and she had vacated the property. The court found that the case was moot as the relief sought by Colonial, a judgment for restitution of the premises, would have no practical effect since Ellis no longer resided in the property. Colonial argued that the case was not moot due to its interest in knowing whether it violated the law and the financial interest related to the district court's taxing of costs. The court rejected these arguments, stating that claims for costs are generally insufficient to avoid mootness.The court also considered whether to reach the merits of the case under the public interest exception to the mootness doctrine. However, it declined to do so, noting that the primary question in the case was a matter of federal statutory interpretation, over which the U.S. Supreme Court has final authority. The court also declined to apply the collateral consequences exception, which is typically used in criminal cases. Consequently, the appeal was dismissed. View "MIMG LXXIV Colonial v. Ellis" on Justia Law

The case involves a dispute between a landlord, Daniel Johnson, and his tenant, Tina Vosberg. Johnson filed a complaint under Nebraska’s Uniform Residential Landlord and Tenant Act (URLTA) seeking restitution of the premises, unpaid rent, and statutory damages for willful holdover. The primary disagreement was over the duration of the lease agreement. Johnson presented a 90-day lease, while Vosberg claimed she had signed a 1-year lease. The county court held an expedited trial on the claim for possession and ruled in favor of Johnson. Vosberg appealed this decision.Vosberg's appeal was heard by the District Court for Douglas County, which affirmed the county court's decision. Vosberg then appealed to the Nebraska Supreme Court. During the pendency of the appeal, the alleged 1-year lease period passed, Vosberg vacated the premises, and she stopped paying monthly rent pursuant to the supersedeas bond.The Nebraska Supreme Court found that it had appellate jurisdiction over the case. However, it ruled that the appeal was moot because the term of the alleged 1-year lease had expired, Vosberg had vacated the premises, and she was no longer paying the monthly rent under the terms of the supersedeas bond. The court also rejected Vosberg's argument that she suffered collateral consequences from the writ because a judgment of eviction on her record made it harder for her to find landlords willing to rent to her. The court dismissed Vosberg's appeal as moot. View "Johnson v. Vosberg" on Justia Law

The case involves T & C Construction Services and Theodore Miller (collectively, T & C), who operate a rental building in St. Albans, West Virginia. The City of St. Albans inspected the premises after a tenant reported a fire, revealing numerous fire hazards and building code violations. The City issued two citations for these violations, and the St. Albans Municipal Court fined T & C $81,250.00 for the fire code violations and $116,900.00 for the building code violations. After T & C failed to appeal these orders, the City sought enforcement in the Circuit Court of Kanawha County.The Circuit Court of Kanawha County issued a cease-and-desist order that enjoined T & C from operating its rental business on the premises, granted the City a money judgment for the criminal fines, and appointed a special commissioner to sell the property to satisfy the judgment. T & C appealed this enforcement order to the Supreme Court of Appeals of West Virginia.The Supreme Court of Appeals of West Virginia affirmed the lower court's decision to grant injunctive relief, rejecting T & C’s challenges to the injunctive relief. The court found that the lower court had jurisdiction to grant injunctive relief and did not abuse its discretion in doing so. However, the court reversed the lower court's appointment of a special commissioner to sell the property. The court held that the issuance and return of a writ of fieri facias showing “no property found” is a precondition to a circuit court’s jurisdiction to order the sale of a debtor’s property to satisfy a judgment for a criminal fine. The case was remanded for proceedings consistent with this opinion. View "T & C Construction Services, LLC v. City of St. Albans" on Justia Law

This case involves a dispute over unpaid rent for a department store in an Illinois mall. The store was operated by CPS Partnership, which leased the retail space from WEC 98C-3 LLC. Saks Inc. guaranteed that it would pay the rent if CPS could not. However, when CPS stopped paying rent, Saks did not make any payments to WEC. This led to WEC defaulting on its mortgage, and the property was purchased by 4 Stratford Square Mall Holdings, LLC (“Stratford”) at a foreclosure auction. Initially, WEC sued Saks for damages. Later, Stratford intervened with its own claim for damages. The district court ruled only on Stratford’s claim for unpaid rent, finding that it was entitled to payment from Saks.The district court's decision was appealed to the United States Court of Appeals for the Seventh Circuit. Saks argued that Stratford lacked standing to sue, that the district court erred in certifying its judgment for immediate appeal, and that the district court erred in rejecting Saks’s affirmative defenses. The appellate court found that Stratford did have standing to sue Saks, and the district court properly certified its judgment for appeal. On the merits, the appellate court concluded that Saks could not mount any of its desired defenses as it had waived its right to present affirmative defenses to liability in the guaranty that it signed. Therefore, the appellate court affirmed the district court’s judgment. View "WEC 98C-3 LLC v. SFA Holdings Inc." on Justia Law