Los Angeles County Board of Supervisors v. Superior Court

Los Angeles County Board of Supervisors et al., Petitioners, v. The Superior Court of Los Angeles County, Respondent; ACLU Of Southern California et al., Real Parties in Interest.

Summary by Mary M. Howell, Esq.:

The attorney-client privilege conferred by Evidence Code section 954, did not categorically shield billing invoices for services provided by a county’s outside counsel from public records disclosure, but the privilege as made applicable by Government Code section 6254, subd. (k), protected the confidentiality of invoices for work in pending and active legal matters.

**End Summary**

 

2 Cal.5th 282 (2016)

No. S226645. Supreme Court of California.

December 29, 2016. 287*287 Appeal from the Superior Court of Los Angeles County, Super. Ct. No. BS145753, Luis A. Lavin, Judge.

Ct.App. 2/3 B257230.

Review Granted XXX 235 Cal.App.4th 1154.

John F. Kratli, Mark J. Saladino and Mary C. Wickham, County Counsel, Roger H. Granbo, Assistant County Counsel, Jonathan McCaverty, Deputy County Counsel; Greines, Martin, Stein & Richland, Timothy T. Coates and Barbara W. Ravitz for Petitioners.

Horvitz & Levy, Lisa Perrochet, Steven S. Fleischman and Jean M. Doherty for Association of Southern California Defense Counsel as Amicus Curiae on behalf of Petitioners.

Jennifer B. Henning for California State Association of Counties and League of California Cities as Amici Curiae on behalf of Petitioners.

Keith J. Bray; Dannis Woliver Kelley, Sue Ann Salmon Evans and William B. Tunick for Education Legal Alliance of the California School Boards Association as Amicus Curiae on behalf of Petitioners.

No appearance for Respondent.

Peter J. Eliasberg; Davis Wright Tremaine, Jennifer L. Brockett, Nicolas A. Jampol, Rochelle L. Wilcox, Colin D. Wells and Diana Palacios for Real Parties in Interest.

Reuben Raucher & Blum and Stephen L. Raucher for Beverly Hills Bar Association as Amicus Curiae on behalf of Real Parties in Interest.

Tom Myers and Arti Bhimani for AIDS Healthcare Foundation as Amicus Curiae on behalf of Real Parties in Interest.

288*288 Ram, Olson, Cereghino & Kopczynski and Karl Olson for Los Angeles Times Communications LLC, McClatchy Newspapers, Inc., Gannett, First Amendment Coalition, California Broadcasters Association and California Newspapers Publishers Association as Amici Curiae on behalf of Real Parties in Interest.

Arthur S. Pugsley, Melissa Kelly; Joshua R. Purtle and Jaclyn H. Prange for Los Angeles Waterkeeper and Natural Resources Defense Council as Amici Curiae on behalf of Real Parties in Interest.

Law Office of Chad D. Morgan and Chad D. Morgan for Leane Lee and Coalition of Anaheim Taxpayers for Economic Responsibility as Amici Curiae on behalf of Real Parties in Interest.

OPINION

CUÉLLAR, J. —

This case implicates both the public’s interest in transparency and a public agency’s interest in confidential communications with its legal counsel. The specific question we must resolve is whether invoices for work on currently pending litigation sent to the County of Los Angeles by an outside law firm are within the scope of the attorney-client privilege, and therefore exempt from disclosure under the California Public Records Act (PRA; Gov. Code, § 6250 et seq.). What we hold is that the attorney-client privilege does not categorically shield everything in a billing invoice from PRA disclosure. But invoices for work in pending and active legal matters are so closely related to attorney-client communications that they implicate the heartland of the privilege. The privilege therefore protects the confidentiality of invoices for work in pending and active legal matters.

I. BACKGROUND

On July 1, 2013, following several publicized inquiries into allegations of excessive force against inmates housed in the Los Angeles County jail system, the ACLU of Southern California and Eric Preven (collectively, the ACLU) submitted a PRA request to the Los Angeles County Board of Supervisors and the Office of the Los Angeles County Counsel (collectively, the County). The request sought “invoices” specifying the amounts that the County had been billed by any law firm in connection with nine different lawsuits alleging excessive force against jail inmates.

In a letter dated July 26, 2013, the County agreed to produce copies of the requested invoices related to three such lawsuits that were no longer pending, with attorney-client privileged and work product information redacted. The 289*289 County declined to provide invoices for the remaining six lawsuits, which were still pending. According to the County, “the detailed description, timing, and amount of attorney work performed, which communicates to the client and discloses attorney strategy, tactics, thought processes and analysis” were privileged under the Evidence Code and therefore exempt from disclosure under Government Code section 6254, subdivision (k) (all undesignated cites hereafter are to the Government Code). The requested invoices, the County continued, were also exempt under the PRA’s catchall provision, section 6255, subdivision (a), “because the public interest served by not disclosing the records at this time clearly outweighs the public interest served by disclosure of the records.”

On October 31, 2013, the ACLU filed a petition for writ of mandate in the superior court, seeking to compel the County to “comply with the [PRA]” and disclose the requested records for all nine lawsuits. The ACLU framed its request for the invoices as follows: “Current and former jail inmates have brought numerous lawsuits against the County and others for alleged excessive force. The County has retained a number of law firms to defend against these suits. It is believed that the selected law firms may have engaged in `scorched earth’ litigation tactics and dragged out cases even when a settlement was in the best interest of the County or when a settlement was likely. Given the issues raised by the allegations in these complaints and the use of taxpayer dollars to pay for the alleged use of scorched earth litigation tactics, the public has a right and interest in ensuring the transparent and efficient use of taxpayer money.” Defending such lawsuits, plaintiffs estimated, could cost tens of millions of dollars. After a hearing on June 5, 2014, the court granted the ACLU’s petition. The court held that the County had failed to show the invoices were attorney-client privileged communications. As a result, the court ordered the County to release “the billing statements for the nine lawsuits identified in the July 1, 2013 [ ]PRA request.” But “[t]o the extent these documents reflect an attorney’s legal opinion or advice, or reveal an attorney’s mental impressions or theories of the case,” the court held that “such limited information may be redacted.”

The County then filed its own petition for writ of mandate in the Court of Appeal, which granted the County’s petition and vacated the superior court’s order. The Court of Appeal found that “the invoices are confidential communications within the meaning of Evidence Code section 952,” and therefore “are exempt from disclosure under Government Code section 6254, subdivision (k).” Relying on our decision in Costco Wholesale Corp. v. Superior Court (2009) 47 Cal.4th 725 [101 Cal.Rptr.3d 758, 219 P.3d 736] (Costco), the appellate court concluded that “the proper focus in the privilege inquiry is not whether the communication contains an attorney’s opinion or advice, but whether the relationship is one of attorney-client and whether the 290*290 communication was confidentially transmitted in the course of that relationship.” And “`because the privilege protects a transmissionirrespective of its content,'” the Court of Appeal held that “the invoices” — which “constituted information transmitted by the law firms to the County in the course of the representation” and in confidence — were confidential communications within the meaning of Evidence Code section 952. Given this conclusion, the Court of Appeal did not reach the parties’ contentions regarding application of the PRA’s catchall provision or Business and Professions Code sections 6148 and 6149. We then granted review.

II. DISCUSSION

The primary question raised in this case is whether invoices for legal services transmitted to a government agency by outside counsel are categorically protected by the attorney-client privilege and therefore exempt from disclosure under the PRA, and if not, whether any of the information sought by the ACLU is nonetheless covered by the privilege.

A. Statutory Scheme

1. PRA

The PRA and the California Constitution provide the public with a broad right of access to government information. (Sierra Club v. Superior Court (2013) 57 Cal.4th 157, 164 [158 Cal.Rptr.3d 639, 302 P.3d 1026].) The PRA, enacted in 1968, grants access to public records held by state and local agencies. (§ 6250 et seq.) Modeled after the federal Freedom of Information Act (5 U.S.C. § 552 et seq.), the PRA was enacted for the purpose of increasing freedom of information by giving members of the public access to records in the possession of state and local agencies. (Filarsky v. Superior Court (2002) 28 Cal.4th 419, 425 [121 Cal.Rptr.2d 844, 49 P.3d 194].) Such “access to information concerning the conduct of the people’s business,” the Legislature declared, “is a fundamental and necessary right of every person in this state.” (§ 6250.) Consistent with the Legislature’s purpose, the PRA broadly defines “public records” to include “any writing containing information relating to the conduct of the public’s business prepared, owned, used, or retained by any state or local agency regardless of physical form or characteristics.” (§ 6252, subd. (e).)

As the result of a 2004 initiative, Proposition 59, voters enshrined the PRA’s right of access to information in the state Constitution: “The people have the right of access to information concerning the conduct of the people’s business, and, therefore, … the writings of public officials and agencies shall be open to public scrutiny.” (Cal. Const., art. I, § 3, subd. (b)(1).) As 291*291 amended by the initiative, the Constitution also directs that statutes “shall be broadly construed if it furthers the people’s right of access, and narrowly construed if it limits the right of access.” (Cal. Const., art. I, § 3, subd. (b)(2).)

(1) Despite the value assigned to robust public disclosure of government records both in the California Constitution and in the PRA, two statutory exceptions nonetheless exist. The first is section 6255, subdivision (a), the PRA’s catchall provision allowing a government agency to withhold a public record if it can demonstrate that “on the facts of the particular case the public interest served by not disclosing the record clearly outweighs the public interest served by disclosure of the record.” In determining the propriety of an agency’s reliance on the catchall provision to withhold public records, the burden of proof is on the agency “to demonstrate a clear overbalance” in favor of nondisclosure. (Michaelis, Montanari & Johnson v. Superior Court (2006) 38 Cal.4th 1065, 1071 [44 Cal.Rptr.3d 663, 136 P.3d 194].) The second is section 6254, which lists certain categories of records exempt from PRA disclosure. These exemptions are largely concerned with protecting “`the privacy of persons whose data or documents come into governmental possession.'” (Copley Press, Inc. v. Superior Court (2006) 39 Cal.4th 1272, 1282 [48 Cal.Rptr.3d 183, 141 P.3d 288].)[1]

Section 6254, subdivision (k) (section 6254(k)) is the PRA exemption at issue in this case. This provision allows agencies to withhold “[r]ecords, the disclosure of which is exempted or prohibited pursuant to federal or state law, including, but not limited to, provisions of the Evidence Code relating to privilege.” (§ 6254(k).)[2] By “its reference to the privileges contained in the Evidence Code,” section 6254(k) “has made the attorney-client privilege applicable to public records.” (Roberts v. City of Palmdale (1993) 5 Cal.4th 363, 370 [20 Cal.Rptr.2d 330, 853 P.2d 496] (Roberts).) This exemption, we have explained, emphasizes the Legislature’s purpose of affording “public entities the attorney-client privilege as to writings to the extent authorized by the Evidence Code.” (Id. at p. 380, fn. omitted.)

292*292 (2) As with any of the PRA’s statutory exemptions, “[t]he fact that parts of a requested document fall within the terms of an exemption does not justify withholding the entire document.” (CBS, Inc. v. Block (1986) 42 Cal.3d 646, 653 [230 Cal.Rptr. 362, 725 P.2d 470].) What the PRA appears to offer is a ready solution for records blending exempt and nonexempt information: “Any reasonably segregable portion of a record shall be available for inspection by any person requesting the record after deletion of the portions that are exempted by law.” (§ 6253, subd. (a).) While this provision does not dictate which parts of a public record are privileged, it requires public agencies to use the equivalent of a surgical scalpel to separate those portions of a record subject to disclosure from privileged portions. At the same time, the statute places an express limit on this surgical approach — public agencies are not required to attempt selective disclosure of records that are not “reasonably segregable.” (Ibid.) To the extent this standard is ambiguous, the PRA must be construed in “`whichever way will further the people’s right of access.'” (Ardon v. City of Los Angeles (2016) 62 Cal.4th 1176, 1190 [199 Cal.Rptr.3d 743, 366 P.3d 996]; see also Cal. Const., art. I, § 3, subd. (b)(2).)

2. Evidence Code

The attorney-client privilege incorporated into the PRA by section 6254(k) is described in Evidence Code section 950 et seq., enacted in 1965. (See Evid. Code, div. 8, ch. 4, art. 3 [“Lawyer-Client Privilege”].) This privilege no doubt holds a special place in the law of our state. (See Mitchell v. Superior Court (1984) 37 Cal.3d 591, 599 [208 Cal.Rptr. 886, 691 P.2d 642] (Mitchell) [“The attorney-client privilege has been a hallmark of Anglo-American jurisprudence for almost 400 years.”].) And for good reason: its “fundamental purpose … is to safeguard the confidential relationship between clients and their attorneys so as to promote full and [frank] discussion of the facts and tactics surrounding individual legal matters.” (Ibid. [“the public policy fostered by the privilege seeks to insure `the right of every person to freely and fully confer and confide in one having knowledge of the law, and skilled in its practice, in order that the former may have adequate advice and a proper defense'”].)

To this end, Evidence Code section 954 confers a privilege on the client “to refuse to disclose, and to prevent another from disclosing, a confidential communication between client and lawyer.” A “confidential communication,” moreover, is defined as “information transmitted between a client and his or her lawyer in the course of that relationship and in confidence by a means which, so far as the client is aware, discloses the information to no third persons other than those who are present to further the interest of the client in the consultation or those to whom disclosure is reasonably necessary for the transmission of the information or the accomplishment of the purpose for 293*293 which the lawyer is consulted, and includes a legal opinion formed and the advice given by the lawyer in the course of that relationship.” (Evid. Code, § 952.)

B. Application to County’s Invoices for Legal Services

(3) As with all questions of statutory interpretation, our foremost task is to give effect to the Legislature’s purpose. (See Tuolumne Jobs & Small Business Alliance v. Superior Court (2014) 59 Cal.4th 1029, 1037 [175 Cal.Rptr.3d 601, 330 P.3d 912].) In doing so, we analyze the statute’s text in its relevant context, as text so read tends to be the clearest, most cogent indicator of a specific provision’s purpose in the larger statutory scheme. We interpret relevant terms in light of their ordinary meaning, while also taking account of any related provisions and the overall structure of the statutory scheme to determine what interpretation best advances the Legislature’s underlying purpose. (See Nahrstedt v. Lakeside Village Condominium Assn. (1994) 8 Cal.4th 361, 378 [33 Cal.Rptr.2d 63, 878 P.2d 1275].)

Not surprisingly, the primary purpose of the Evidence Code provisions at issue in this case is to protect the confidential relationship between client and attorney to promote frank discussion between the two. (See Mitchell, supra, 37 Cal.3d at p. 599.) These provisions do so by prohibiting disclosure of any “confidential communication between client and lawyer.” (Evid. Code, § 954.) The Evidence Code also states that “`confidential communication between client and lawyer’ means information transmitted between a client and his or her lawyer in the course of that relationship and in confidence …, and includes a legal opinion formed and the advice given by the lawyer in the course of that relationship.” (Id., § 952; see also Costco, supra, 47 Cal.4th at p. 733 [“the privilege attaches to any legal advice given in the course of an attorney-client relationship”].) The key question, then, is this: Would treating invoices as sometimes nonprivileged undermine the fundamental purpose of the attorney-client privilege?

(4) The ACLU says no. Merely sending invoices to a client, the ACLU contends, does not always “further the purpose of legal representation.” Rather, invoices are meant to help a service provider secure payment for services rendered. The mere fact that an attorney chose to transmit his or her invoices in confidence is of no moment, according to the ACLU. Such invoices further a separate business purpose that is merely incidental to the attorney-client relationship. We agree — but only up to a point. The attorney-client privilege only protects communications between attorney and client made for the purpose of seeking or delivering the attorney’s legal advice or representation. Evidence Code section 952 twice states that the privilege 294*294 extends only to those communications made “in the course of [the attorney-client] relationship,” a construction suggesting a nexus between the communication and the attorney’s professional role.[3] The Evidence Code also repeatedly refers to “consultation” between the attorney and client. (See id., §§ 951 [defining a “client” as someone who “consults a lawyer for the purpose of retaining the lawyer or securing legal service or advice from him in his professional capacity”], 952 [defining “confidential communication between client and lawyer” as “information transmitted … in confidence by a means which … discloses the information to no third persons other than those who are present to further the interest of the client in the consultation or those to whom disclosure is reasonably necessary for … the accomplishment of the purpose for which the lawyer is consulted”].)

These references underscore that the privilege does not apply to every single communication transmitted confidentially between lawyer and client. Rather, the heartland of the privilege protects those communications that bear some relationship to the attorney’s provision of legal consultation. (See Roberts, supra, 5 Cal.4th at p. 371 [explaining that “under the Evidence Code, the attorney-client privilege applies to confidential communications within the scope of the attorney-client relationship” (italics added)]; see also Costco, supra, 47 Cal.4th at p. 743 (conc. opn. of George, C. J.) [Evid. Code, § 952 “identifies a `”confidential communication”‘ in general terms as meaning `information transmitted between a client and his or her lawyer in the course of that relationship,’ but the provision also supplies more specific examples of what is meant by adding that a confidential communication `includes a legal opinion formed and the advice given by the lawyer in the course of that relationship'” (italics omitted)].)

Justice Werdegar’s dissenting opinion suggests that the Evidence Code’s definition of the attorney-client privilege forecloses any inquiry into whether a communication is related to legal consultation. Yet the Evidence Code’s definition of the privilege concerns not only the manner in which information is transmitted, but the nature of the communication. The statute treats the term “confidential communication between client and lawyer” as one that requires further definition, and the definition it provides extends only to that information transmitted “in the course of [the attorney-client] relationship.” (Evid. Code, § 952, italics added.) The same definition also refers to “those who are present to further the interest of the client in the consultation” and “the accomplishment of the purpose for which the lawyer is consulted.” (Ibid., italics added.) A similar focus is plain in related definitions of the Evidence Code. For example, the statute defines “client” as someone who “consults a lawyer for the purpose of retaining the lawyer or securing legal 295*295service or advice from him in his professional capacity.” (Id., § 951.) And a “`confidential communication between client and lawyer,'” according to the statute, “includes a legal opinion formed and the advice given by the lawyer in the course of that relationship.” (Id., § 952.) These references cut against an understanding of the privilege in this context as encompassing every conceivable communication a client and attorney share, and instead link the privilege to communications that bear some relationship to the provision of legal consultation.

(5) Invoices for legal services are generally not communicated for the purpose of legal consultation. Rather, they are communicated for the purpose of billing the client and, to the extent they have no other purpose or effect, they fall outside the scope of an attorney’s professional representation. (See County of Los Angeles v. Superior Court (2012) 211 Cal.App.4th 57, 67 [149 Cal.Rptr.3d 324] [explaining that “the dominant purpose for preparing the [invoices to the county] was not for use in litigation but as part of normal recordkeeping and to facilitate the payment of attorney fees on a regular basis”]; cf. Montebello Rose Co. v. Agricultural Labor Relations Bd. (1981) 119 Cal. App. 3d 1, 32 [173 Cal.Rptr. 856] [labor negotiations, which could have been conducted by a nonattorney, “were not privileged unless the dominant purpose of the particular communication was to secure or render legal service or advice”].) While invoices may convey some very general information about the process through which a client obtains legal advice, their purpose is to ensure proper payment for services rendered, not to seek or deliver the attorney’s legal advice or representation.

This distinction is relevant because, as our opinion in Costco confirmed, not every communication between attorney and client is privileged solely because it is confidentially transmitted. Costco had retained a law firm to advise it on whether certain managers were exempt from wage and overtime laws. An attorney at the firm interviewed two Costco managers and then sent the company a confidential 22-page opinion letter. Several years later, some Costco employees filed a lawsuit claiming that Costco had misclassified and underpaid its managers. As part of that litigation, the plaintiffs tried to compel discovery of the attorney’s opinion letter. Over Costco’s objection, the trial court ordered disclosure of the letter, allowing portions of it containing the attorney’s impressions, observations, and opinions to be redacted. (Costco, supra, 47 Cal.4th at pp. 730-731.) The confidential opinion letter at issue in Costco was indisputably privileged, and the plaintiffs never claimed otherwise. (See id. at pp. 735-736 [the plaintiffs “never disputed” that Costco retained the law firm to provide Costco with “legal advice,” which was provided in the form of the opinion letter].)

In ruling that Costco did not need to turn over this opinion letter, we took care to explain that the same rule would not apply to all communications 296*296 between a lawyer and his or her client. The privilege, for example, “is not applicable when the attorney acts merely as a negotiator for the client or is providing business advice [citation]; in that case, the relationship between the parties to the communication is not one of attorney-client.” (Costco, supra, 47 Cal.4th at p. 735.) The same is true when a lawyer is billing his or her client: the relationship evokes an arm’s-length transaction between parties in the market for professional services more than it does the diligent but discreet conveyance of facts and advice that epitomizes the bond between lawyer and client. An organization may strongly oppose, and sternly resist, public disclosure of its legal bills, just as a business adviser or public relations consultant might do the same. But the extent of this resistance does not dictate the scope of the attorney-client privilege.

What Costco also reaffirmed is the long-standing principle that “a client cannot protect unprivileged information from discovery by transmitting it to an attorney,” though we noted that this “concern [was] not present here.” (Costco, supra, 47 Cal.4th at p. 735; see also Greyhound Corp. v. Superior Court (1961) 56 Cal.2d 355, 397 [15 Cal.Rptr. 90, 364 P.2d 266] [“`Knowledge which is not otherwise privileged does not become so merely by being communicated to an attorney.'”].) Costco thus recognized that not all communications between attorney and client become privileged solely by virtue of the mode of communication (confidential versus not). And though Costco made this point with regard to information sent from client to attorney, we see no reason why the reverse situation would require a different rule. After all, a lawyer may well send a government client an e-mail that has nothing to do with legal advice. For example, a lawyer might e-mail details about a firm’s efforts to move to a newly constructed office building or host a political fundraiser. Even if these communications are confidential (as would be true for any e-mail communication), they are not made for the purpose of legal consultation and are therefore not protected by the attorney-client privilege.

(6) The same is true for billing invoices. While a client’s fees have some ancillary relationship to legal consultation, an invoice listing amounts of fees is not communicated for the purpose of legal consultation. The mere fact that an attorney transmitted a communication to his or her client confidentially (in the sense that no one other than the recipient could see the communication) does not end the inquiry into whether the communication’s contents are protected by the attorney-client privilege. After all, just about every communication between a lawyer and client is intended to be kept private, regardless of whether the communication has any connection to legal consultation at all. Even the fact that the information communicated may have some ancillary bearing on an attorney’s relationship to a client (as information about an office move or political fundraiser might have) does not end our inquiry into whether the attorney-client privilege applies. Nor does the fact that an 297*297 attorney would prefer to keep the information confidential (as most people would prefer for their e-mails).

What the inquiry turns on instead is the link between the content of the communication and the types of communication that the attorney-client privilege was designed to keep confidential. In order for a communication to be privileged, it must be made for the purpose of the legal consultation, rather than some unrelated or ancillary purpose. As Chief Justice George put it in his concurring opinion in Costco: “the communication also must occur `in the course of’ the attorney-client relationship (Evid. Code, § 952) — that is, the communication must have been made for the purpose of the legal representation.” (Costco, supra, 47 Cal.4th at p. 742 (conc. opn. of George, C. J.).) Considering Evidence Code section 952 “as a whole,” continued Chief Justice George, it becomes “even clearer that the Legislature intended to extend the protection of the privilege solely to those communications between the lawyer and the client that are made for the purpose of seeking or delivering the lawyer’s legal advice or representation.” (Costco, 47 Cal.4th at p. 743 (conc. opn. of George, C. J.).) While Chief Justice George’s views are expressed in a concurring opinion, the opinion emphasizes a crucial distinction that is relevant here, between the opinion letter at issue in that case and the invoices at issue here. Unlike an opinion letter, a billing invoice is not “made for the purpose of the legal representation.” (Id. at p. 742 (conc. opn. of George, C. J.).)

(7) But while billing invoices are generally not “made for the purpose of … legal representation,” the information contained within certain invoices may be within the scope of the privilege. To the extent that billing information is conveyed “for the purpose of … legal representation” — perhaps to inform the client of the nature or amount of work occurring in connection with a pending legal issue — such information lies in the heartland of the attorney-client privilege. And even if the information is more general, such as aggregate figures describing the total amount spent on continuing litigation during a given quarter or year, it may come close enough to this heartland to threaten the confidentiality of information directly relevant to the attorney’s distinctive professional role. The attorney-client privilege protects the confidentiality of information in both those categories, even if the information happens to be transmitted in a document that is not itself categorically privileged. When a legal matter remains pending and active, the privilege encompasses everything in an invoice, including the amount of aggregate fees. This is because, even though the amount of money paid for legal services is generally not privileged, an invoice that shows a sudden uptick in spending “might very well reveal much of [a government agency]’s investigative efforts and trial strategy.” (Mitchell, supra, 37 Cal.3d at p. 610.) Midlitigation swings in spending, for example, could reveal an impending filing or outsized concern about a recent event.

298*298 (8) The same may not be true for fee totals in legal matters that concluded long ago. In contrast to information involving a pending case, a cumulative fee total for a long-completed matter does not always reveal the substance of legal consultation. The fact that the amounts in both cases were communicated in an invoice transmitted confidentially from lawyer to client does not automatically make this information privileged. Instead, the privilege turns on whether those amounts reveal anything about legal consultation. Asking an agency to disclose the cumulative amount it spent on long-concluded litigation — with no ongoing litigation to shed light on the context from which such records are arising — may communicate little or nothing about the substance of legal consultation. But when those same cumulative totals are communicated during ongoing litigation, this real-time disclosure of ongoing spending amounts can indirectly reveal clues about legal strategy, especially when multiple amounts over time are compared.

(9) Justice Werdegar is concerned that our opinion suggests the “scope of the privilege somehow wanes with the termination of the subject litigation.” (Dis. opn., post, at p. 304.) But the question at issue here is not, as Justice Werdegar suggests, whether privileged material remains privileged when “the attorney-client relationship has ended.” (Dis. opn., post, at p. 305.) Even while the scope of the attorney-client privilege remains constant over time, the same information (for example, the cumulative amount of money that was spent on a case) takes on a different significance if it is revealed during the course of active litigation. During active litigation, that information can threaten the confidentiality of legal consultation by revealing legal strategy. But there may come a point when this very same information no longer communicates anything privileged, because it no longer provides any insight into litigation strategy or legal consultation.

Our conclusion that the privilege turns on content and purpose, not form, fits not only with the terms of the statute but also the law as it existed before the Evidence Code was enacted. The Evidence Code was meant to incorporate prior law on the attorney-client privilege. (See Cal. Law Revision Com. com., 29B pt. 3A West’s Ann. Evid. Code (2009 ed.) foll. § 952, p. 307 [“The requirement that the communication be made in the course of the lawyer-client relationship and be confidential is in accord with existing law.”].) Before 1965, the long-established rule in California was that the attorney-client privilege — then set forth in the Code of Civil Procedure[4] — protected communications made for the purpose of the attorney’s professional representation. (See, e.g., Solon v. Lichtenstein (1952) 39 Cal.2d 75, 80 [244 P.2d 907] 299*299 [“A communication to be privileged must have been made to an attorney acting in his professional capacity toward his client.”].)

(10) Further support for this conclusion comes from the language and structure of a related statutory scheme. Business and Professions Code section 6148, subdivision (a), describes the information that a contract for legal services (i.e., a fee agreement) must generally contain. Subdivision (b), on the other hand, describes the information that attorney billing statements (such as invoices) must generally contain. (See id., § 6148, subd. (b).) But Business and Professions Code section 6149 states that only fee agreements “shall be deemed to be a confidential communication within the meaning of … Section 952 of the Evidence Code.” This section makes no mention of billing statements or invoices. The Legislature’s decision to define both fee agreements and billing statements in one section, while in the very next section subjecting only the former to the attorney-client privilege, suggests that the privilege was not intended to protect both fee agreements and invoices in the exact same way. (See Pasadena Police Officers Assn. v. City of Pasadena (1990) 51 Cal.3d 564, 576 [273 Cal.Rptr. 584, 797 P.2d 608] [“When the Legislature `has employed a term or phrase in one place and excluded it in another, it should not be implied where excluded.'”].)[5]

(11) These arguments help explain why California courts have generally presumed that invoices for legal services are not categorically privileged. (See, e.g., Concepcion v. Amscan Holdings, Inc. (2014) 223 Cal.App.4th 1309, 1326-1327 [168 Cal.Rptr.3d 40] [“we seriously doubt that all — or even most — of the information on each of the billing records proffered to the court was privileged”].) Indeed, disclosure of billing invoices is the norm in the federal courts in California, where “[f]ee information is generally not privileged.” (Federal Savings & Loan Ins. Corp. v. Ferm (9th Cir. 1990) 909 F.2d 372, 374; see also Tornay v. U.S. (9th Cir. 1988) 840 F.2d 1424, 1426 [“Payment of fees is incidental to the attorney-client relationship, and does not usually involve disclosure of confidential communications arising from the professional relationship.”].) Our holding today is consistent with that approach — an approach with which the County, a frequent litigant in federal court, is undoubtedly familiar.

None of the County’s remaining arguments supports the conclusion that all information in attorney invoices is categorically privileged. In particular, the County observes that disclosure of invoices can provide adversaries a window 300*300 into litigation strategies — “a road map as to how the matter is being litigated, or may be litigated in the future.” We are sensitive to the County’s concern here, but this concern does not require the rule that the Court of Appeal established and that the County insists on, which is a categorical bar on disclosure of a government agency’s expenditures for any legal matter, past or present, active or inactive, open or closed. Though the PRA carves out an exemption for privileged portions of government records, “[t]he fact that parts of a requested document fall within the terms of an exemption does not justify withholding the entire document.” (CBS, Inc. v. Block, supra, 42 Cal.3d at p. 653.) Instead, government agencies must disclose “[a]ny reasonably segregable portion” of a public record “after deletion of the portions that are exempted by law.” (§ 6253, subd. (a).)

III. CONCLUSION

(12) The imperative of protecting privileged communications between attorney and client — and thereby promoting full and frank discussion between them — is a defining feature of our law. This imperative does not require us to conclude — as the Court of Appeal did here — that everything in a public agency’s invoices for legal services is categorically privileged. Instead, the contents of an invoice are privileged only if they either communicate information for the purpose of legal consultation or risk exposing information that was communicated for such a purpose. This latter category includes any invoice that reflects work in active and ongoing litigation. Accordingly, we reverse the judgment of the Court of Appeal and remand for proceedings consistent with our opinion.

Chin, J., Liu, J., and Kruger, J., concurred.

WERDEGAR, J., Dissenting. —

The importance of the attorney-client evidentiary privilege to the proper functioning of the legal system in this state cannot be overstated. “The attorney-client privilege has been a hallmark of Anglo-American jurisprudence for almost 400 years. [Citations.] The privilege authorizes a client to refuse to disclose, and to prevent others from disclosing, confidential communications between attorney and client. (Evid. Code, § 950 et seq.) Clearly, the fundamental purpose behind the privilege is to safeguard the confidential relationship between clients and their attorneys so as to promote full and open discussion of the facts and tactics surrounding individual legal matters. [Citation.] In other words, the public policy fostered by the privilege seeks to insure `the right of every person to freely and fully confer and confide in one having knowledge of the law, and skilled in its practice, in order that the former may have adequate advice and a proper defense.'” (Mitchell v. Superior Court (1984) 37 Cal.3d 591, 599 [208 Cal.Rptr. 886, 691 P.2d 642], fn. omitted.) “Although exercise of the privilege 301*301 may occasionally result in the suppression of relevant evidence, the Legislature of this state has determined that these concerns are outweighed by the importance of preserving confidentiality in the attorney-client relationship.” (Ibid.)

With today’s decision, a majority of the court undermines this pillar of our jurisprudence, finding legal invoices sent from a law firm to its client, although initially protected by the attorney-client privilege, may lose such protection once the subject litigation is concluded. This conclusion finds no support in the plain meaning of the words of the attorney-client privilege as set forth in Evidence Code section 954,[1] and are in fact contrary to a recent decision by this court interpreting the scope of the privilege. I respectfully dissent.

I.

The attorney-client privilege is set forth in section 954 and provides in pertinent part that a “client, whether or not a party, has a privilege to refuse to disclose, and to prevent another from disclosing, a confidential communication between client and lawyer ….” The phrase “`confidential communication between client and lawyer'” is, as relevant here, defined in section 952 as “information transmitted between a client and his or her lawyer in the course of that relationship and in confidence … and includes a legal opinion formed and the advice given by the lawyer in the course of that relationship.” No question exists that the invoices at issue in this case comprise “information transmitted” between a law firm and its client, the Los Angeles County Board of Supervisors,[2] that the information was generated within the course of the attorney-client relationship, and that the invoices were prepared and 302*302 transmitted in confidence. As such, the invoices are privileged, and thus not subject to disclosure under the Public Records Act. (Gov. Code, § 6254, subd. (k).)[3]

The majority reaches a different conclusion by embellishing the words of the statutory privilege to discover a heretofore hidden meaning. According to the majority, the “key question” is: “Would treating invoices as sometimes nonprivileged undermine the fundamental purpose of the attorney-client privilege?” (Maj. opn., ante, at p. 293, italics added.) The majority then reasons the privilege protects only those “communications between attorney and client made for the purpose of seeking or delivering the attorney’s legal advice or representation.” (Ibid., italics added.) Therefore, concludes the majority, “the privilege does not apply to every single communication transmitted confidentially between lawyer and client. Rather, the heartland of the privilege protects those communications that bear some relationship to the attorney’s provision of legal consultation.” (Id. at p. 294, italics added.)

The majority’s decision to add consideration of a communication’s purpose as an additional, nonstatutory element to the Legislature’s definition of a “confidential communication” is unsupported in law. Absent those rare situations in which the attorney-client privilege facilitates a person’s constitutional rights under the Sixth Amendment,[4] the evidentiary privilege at issue in this case is statutory only. As we have recognized, “[o]ur deference to the Legislature is particularly necessary when we are called upon to interpret the attorney-client privilege, because the Legislature has determined that evidentiary privileges shall be available only as defined by statute. (Evid. Code, § 911.) Courts may not add to the statutory privileges except as required by state or federal constitutional law [citations], nor may courts imply unwritten exceptions to existing statutory privileges.” (Roberts v. City of Palmdale, supra, 5 Cal.4th at p. 373, italics added.) As the California Law Revision Commission has commented, “privileges are not recognized in the absence of statute,” and “[t]his is one of the few instances where the Evidence Code 303*303 precludes the courts from elaborating upon the statutory scheme.” (Cal. Law Revision Com. com., 29B pt. 3A West’s Ann. Evid. Code (2009 ed.) foll. § 911, p. 219.)

This court recently spoke to the scope of the attorney-client privilege in Costco Wholesale Corp. v. Superior Court (2009) 47 Cal.4th 725 [101 Cal.Rptr.3d 758, 219 P.3d 736] (Costco). In Costco, the issue, as in the instant case, concerned a communication between a lawyer and client that arguably contained both confidential information (in the form of legal opinions) and nonconfidential information (such as facts obtained from witnesses). The Costco plaintiffs contended they were entitled to discovery of the nonprivileged portions of a letter legal counsel sent to the defendant. Interpreting sections 952 and 954, this court unanimously rejected the claim, explaining that “[t]he attorney-client privilege attaches to a confidential communication between the attorney and the client and bars discovery of the communication irrespective of whether it includes unprivileged material. As we explained in Mitchell v. Superior Court, supra, 37 Cal.3d at page 600: `[T]he privilege covers the transmission of documents which are available to the public, and not merely information in the sole possession of the attorney or client. In this regard, it is the actual fact of the transmission which merits protection, since discovery of the transmission of specific public documents might very well reveal the transmitter’s intended strategy.'” (Costco, supra, at p. 734, some italics added.) Further, “`[n]either the statutes articulating the attorney-client privilege nor the cases which have interpreted it make any differentiation between “factual” and “legal” information.'” (Ibid.)

The majority seemingly embraces the notion that courts may parse a legal communication to permit disclosure of those parts that were not “made for the purpose of legal consultation” (maj. opn., ante, at p. 296), but strains to distinguish Costco, supra, 47 Cal.4th 725, unconvincingly suggesting that when an attorney bills a client for legal services rendered, he or she steps outside the role of a lawyer and into the role of accountant. (Maj. opn., ante, at p. 296 [“the relationship evokes an arm’s-length transaction between parties in the market for professional services more than it does the diligent but discreet conveyance of facts and advice that epitomizes the bond between lawyer and client”].) Accordingly, reasons the majority, legal billing invoices may fall outside the protection of the attorney-client privilege because they “are not made for the purpose of legal consultation.” (Id., at p. 296.) But this is not a situation in which an attorney is acting as something other than a legal representative, such as a real estate agent or business advisor; the invoice in question was for legal services rendered.

More to the point, the majority’s line of analysis ignores the core reasoning of Costco that section 954 prohibits courts from parsing a communication 304*304between lawyer and client in order that those parts not involving a legal opinion or advice can be disclosed. As Costco explained, despite what might be the dominant purpose of a communication, “when the communication is a confidential one between attorney and client, the entire communication, including its recitation or summary of factual material, is privileged.” (Costco, supra, 47 Cal.4th at p. 736,italics added.) Costco’s analysis, applied here, leads inexorably to the conclusion that the legal invoices at issue are privileged under sections 952 and 954.[5]

Even more pernicious than the majority’s improper addition of a nonstatutory prerequisite to the attorney-client privilege, and its unconvincing attempt to distinguish Costco, supra, 47 Cal.4th 725, is its suggestion that the protective scope of the privilege somehow wanes with the termination of the subject litigation. Thus, the majority opines that “[w]hen a legal matter remains pending and active, the privilege encompasses everything in an invoice, including the amount of aggregate fees.” (Maj. opn., ante, at p. 297.) But the majority then suggests a more limited rule of privilege may apply once the litigation ends, saying that “[t]he same may not be true for fee totals in legal matters that concluded long ago.” (Id.at p. 298.) That the majority fails to cite any language in section 952 or 954 supporting such a rule is unsurprising, for nothing in the Evidence Code supports the notion that the reach of the attorney-client privilege is different for pending litigation versus legal matters that have concluded.

Indeed, legal authority is to the contrary. In Littlefield v. Superior Court (1982) 136 Cal. App. 3d 477 [186 Cal.Rptr. 368], a defendant in a criminal case sought a writ of mandate to force his codefendant to testify and reveal confidential conversations he had with his lawyer, the Los Angeles County Public Defender. (It was the defendant’s contention the public defender had disclosed facts about the alleged murders to the codefendant, which allowed him to fabricate testimony detrimental to the defendant.) Although the defendant acknowledged the communications were presumptively protected by the attorney-client privilege, he argued “that privilege may be deemed attenuated because the attorney/client relationship is `near an end.'” (Id. at p. 481.) The appellate court properly disagreed, explaining that “the 305*305 attorney/client privilege continues even after the end of threat of punishment” (id. at p. 482), and that “[n]othing in the statutes controlling the privilege suggests it is to be limited or diminished in importance as a function of the continuance of the relationship that existed at the time of the confidential communications herein sought” (ibid.). In other words, the protective power of the attorney-client privilege is not reduced simply because the attorney-client relationship has ended or is about to end. (Cf. HLC Properties, Ltd. v. Superior Court (2005) 35 Cal.4th 54, 66 [24 Cal.Rptr.3d 199, 105 P.3d 560][attorney-client privilege continues to protect covered communications until no person or entity exists who is statutorily authorized to assert it].)

Secondary sources are even more pointed. The attorney-client privilege “attaches upon the initial consultation … and continues beyond the end of the attorney-client relationship for so long as a `holder’ is in existence.” (Vapnek et al., Cal. Practice Guide: Professional Responsibility (The Rutter Group 2016) ¶ 7:265, p. 7-114.) “The right to claim the attorney-client privilege is not limited to the litigation or controversy in the course of which a protected communication was made. It survives the termination of litigation and continues even after the threat of liability or punishment has passed.” (Id., ¶ 7:269, p. 7-115, italics added.)

The majority’s suggestion the protective power of the attorney-client privilege under section 954 “may not” (maj. opn., ante, at p. 298) continue to encompass all portions of a document that previously qualified as a “`confidential communication'” under section 952 is mischievous in the extreme. Following today’s decision, attorneys in this state must counsel their clients that confidential communications between lawyer and client, previously protected by the attorney-client privilege, may be forced into the open by interested parties once the subject litigation has concluded. If a limiting principle applies to this new rule, it is not perceptible to me.[6]

Nor is it any saving grace that “disclosure of billing invoices is the norm in the federal courts in California, where `[f]ee information is generally not privileged.'” (Maj. opn, ante, at p. 299.) Although by this argument the majority suggests that a strong weight of legal opinion backing its views exists in the federal universe, such support is ephemeral. The cases cited by the majority rely on Federal Rules of Evidence, rule 501 (28 U.S.C.), which 306*306 simply incorporates federal common law.[7] By contrast, the scope of the attorney-client privilege in California state courts is governed by the detailed and specific definition of a “confidential communication” as set forth in section 952. The majority’s comparison of apples to oranges is thus unpersuasive.

II.

As noted above, the conclusion reached by the majority today is inconsistent with our interpretation of section 952 in Costco, supra, 47 Cal.4th 725. But even setting Costco aside, this court is simply not free to add elements and prerequisites to a statutory rule of evidentiary privilege. Whether it might be wise policy to find a “`confidential communication'” within the meaning of section 952 must be one “made for the purpose of seeking or delivering the attorney’s legal advice or representation” (maj. opn., ante, at p. 293), is a question more properly consigned to the discretion of the Legislature and not this court.

I dissent.

Cantil-Sakauye, C. J., and Corrigan, J., concurred.

[1] The 2004 voter initiative preserved these exemptions. (See Cal. Const., art. I, § 3, subd. (b)(5); see also International Federation of Professional & Technical Engineers, Local 21, AFL-CIO v. Superior Court (2007) 42 Cal.4th 319, 329, fn. 2 [64 Cal.Rptr.3d 693, 165 P.3d 488].)

[2] As first enacted in 1968, section 6254(k) read: “Records the disclosure of which is exempted or prohibited pursuant to provisions of federal or state law, including, but not limited to, provisions of the Evidence Code relating to privilege.” (§ 6254(k), as enacted by Stats. 1968, ch. 1473, § 39, pp. 2945, 2947.) In 1981, the Legislature used identical language when repealing and reenacting section 6254(k). (Stats. 1981, ch. 684, §§ 1, 1.5, 2, pp. 2484-2491.) The Legislature has since amended this subdivision only once, deleting the first use of the phrase “provisions of” in 1991. (Stats. 1991, ch. 607, § 4, pp. 2756, 2758.)

[3] The phrase “in the course of that relationship” has appeared unchanged in Evidence Code section 952 since its enactment in 1965.

[4] “An attorney cannot, without the consent of his client, be examined as to any communication made by the client to him, or his advice given thereon in the course of professional employment.” (Code Civ. Proc., former § 1881, subd. 2, enacted in 1872 and repealed by Stats. 1965, ch. 299, § 2, p. 1297 [enacting Evid. Code].)

[5] The reason for this discrepancy, according to the County, is that invoices “so obviously met [Evidence Code section 952’s] definition of communications” that the Legislature saw no need to specify that they were privileged. We are not convinced. As explained above, we do not think Evidence Code section 952 categorically protects invoices. And, in any event, whether it does is far from “obvious[ ].”

[1] All statutory references are to the Evidence Code unless otherwise stated.

[2] Although we may presume for purposes of argument the fee invoices considered here do not include a “legal opinion formed” or “advice given” within the course of that relationship, section 952’s use of the term “includes” means that the scope of the privilege is not limited to legal opinions and advice. “`[I]ncludes’ … [is] ordinarily a term of enlargement rather than limitation.” (Ornelas v. Randolph(1993) 4 Cal.4th 1095, 1101 [17 Cal.Rptr.2d 594, 847 P.2d 560].) “The `statutory definition of a thing as “including” certain things does not necessarily place thereon a meaning limited to the inclusions.'” (Flanagan v. Flanagan (2002) 27 Cal.4th 766, 774 [117 Cal.Rptr.2d 574, 41 P.3d 575].) The majority does not dispute that the attorney-client privilege covers more than just legal opinions and advice, but nevertheless asserts language in various sub-clauses of section 952 mean the attorney-client privilege covers only “communications that bear some relationship to the provision of legal consultation.” (Maj. opn., ante, at p. 295.) As I explain, post, this interpretation of sections 954 and 952 is far too narrow and contrary to existing authority.

[3] Government Code section 6254, subdivision (k) states that the Public Records Act does not require disclosure of the following records: “Records, the disclosure of which is exempted or prohibited pursuant to federal or state law, including, but not limited to, provisions of the Evidence Code relating to privilege.” (Italics added.) “By its reference to the privileges contained in the Evidence Code, therefore, the Public Records Act has made the attorney-client privilege applicable to public records.” (Roberts v. City of Palmdale (1993) 5 Cal.4th 363, 370 [20 Cal.Rptr.2d 330, 853 P.2d 496].)

[4] See, e.g., Barber v. Municipal Court (1979) 24 Cal.3d 742, 751 [157 Cal.Rptr. 658, 598 P.2d 818] (“if an accused is to derive the full benefits of his [constitutional] right to counsel, he must have the assurance of confidentiality and privacy of communication with his attorney”), relying on Fisher v. United States (1976) 425 U.S. 391, 403 [48 L.Ed.2d 39, 96 S.Ct. 1569].

[5] To the extent the majority relies on former Chief Justice George’s concurring opinion in Costco (maj. opn, ante, at p. 297), it mischaracterizes his views. (Costco, supra, 47 Cal.4th at pp. 741-744 (conc. opn. of George, C. J.).) In a separate opinion, former Chief Justice George distinguished the situation in which information is transmitted between the client and the lawyer in the course of the attorney-client relationship, which information is privileged, from the situation in which information is communicated to an attorney outside the context of an attorney-client relationship, which information is unprivileged. “[A] communication in the context of section 952 need not concern litigation; rather it suffices that the communication consist[s] of information transmitted between the client and the lawyer within the scopeof the attorney-client relationship.” (Id. at p. 743 (conc. opn. of George, C. J.).)

[6] The majority confusingly asserts “the scope of the attorney-client privilege remains constant over time,” but that, after an undetermined period of time, privileged “information … takes on a different significance” (maj. opn., ante, p. 298), such that it can lose its confidential status. But if the scope of the privilege is constant over time, how information — once privileged — nevertheless loses its protected status is unexplained by the majority. If the majority is saying that a court may refuse to recognize the privileged status of once-privileged information if it determines the information is no longer of strategic value to a litigant, I disagree, and further observe the majority cites no authority for this remarkable position.

[7] Rule 501 of the Federal Rules of Evidence (28 U.S.C.) states in pertinent part: “The common law — as interpreted by United States courts in the light of reason and experience — governs a claim of privilege unless any of the following provides otherwise:

“• the United States Constitution;

“• a federal statute; or

“• rules prescribed by the Supreme Court.”

But the same rule goes on to suggest the primacy of state law rules of privilege, providing that, “in a civil case, state law governs privilege regarding a claim or defense for which state law supplies the rule of decision.” (Ibid., italics added.)

 

Keywords: Document Production

Tract No. 7260 v. Parker

Tract No. 7260 Association, Inc., INC., Defendant and Appellant, v. Don Parker, Plaintiff and Appellant.

Summary by Mary M. Howell, Esq.:

A nonprofit mutual benefit corporation (association not subject to Davis-Stirling) was not required to petition under Corporations Code section 8331, subd. (a), for an order setting aside a member’s demand to inspect the membership list because the demand was made as a single member, without alleging an authorized number of members; Corporations Code section 8331, subd. (i), applied only to a demand by an authorized number.

**End Summary**

10 Cal.App.5th 24 (2017)

No. B271111. Court of Appeals of California, Second District, Division Eight.

March 24, 2017. 27*27 APPEAL from a judgment of the Superior Court of Los Angeles County, Super. Ct. No. BS155027, James C. Chalfant, Judge. Affirmed in part and reversed in part.

Wheeler & Associates and David C. Wheeler for Defendant and Appellant.

Wilson Keadjian Browndorf, Marc Y. Lazo and Charles K. Stec for Plaintiff and Appellant.

OPINION

SORTINO, J.[*] —

A member of a nonprofit mutual benefit corporation requested inspection of the corporation’s membership list, and other books and records. The corporation refused, and the member brought a petition for writ of mandate to compel inspection. The trial court agreed with the corporation that the member sought the inspection for an improper purpose, unrelated to his interest as a member of the corporation. As a result, the court denied the petition with respect to the books and records. However, the court concluded the corporation did not timely challenge the request for the membership list as required by statute, and therefore ordered the list disclosed. Both parties appeal. We conclude (1) substantial evidence supports the trial court’s finding that the member sought the information for an improper purpose and (2) the corporation’s challenge to disclosing the membership list was not barred by 28*28 statute. We therefore reverse that part of the court’s judgment requiring disclosure of the membership list, and otherwise affirm.

FACTUAL AND PROCEDURAL BACKGROUND

Don Parker is a member of Tract No. 7260 Association, Inc., a nonprofit homeowners association (the HOA). This action arises out of his request for inspection of the HOA’s membership list and other records. As far as the HOA is concerned, though, the action also arises out of a dispute the HOA has with another entity known as Fix the City.

Parker used to be the treasurer of the HOA. When Parker was treasurer, a man named Michael Eveloff was the President. Eveloff created Fix the City. According to the HOA, it had been granted the right to control a substantial amount of money. However, Eveloff convinced the HOA board to transfer that money to Fix the City, which used it for purposes which were of no use to the HOA. The HOA is now suing Fix the City for usurping its corporate opportunity. The HOA believes that Parker is aligned with Eveloff and Fix the City, and that he sought access to the membership list and other HOA records to use them against the HOA in the dispute with Fix the City.

A. Parker’s Request

On January 29, 2015, the same day that the HOA filed suit against Fix the City (the “HOA/Fix the City” action), Parker requested seven categories of corporate information from the HOA, including its membership list. He stated legitimate reasons for which he sought the information. For example, he stated that he wanted to inspect the HOA’s books to make certain the HOA was following generally accepted accounting principles. He explained that he sought the membership list for possible communications with the members to ascertain whether there had been corporate misdeeds.

Parker sought the information under Corporations Code section 8330 et seq.[1]Requests under those sections may be made by “[a]ny member” of the corporation (§ 8330, subd. (b)(1)) or by the “authorized number of members” (§ 8330, subd. (b)(2)). When the corporation has less than 1,000 voting members, the “authorized number” is 5 percent of voting power. (§ 5036.) As we shall discuss, different procedures apply depending on whether a single member, or the authorized number of members, is making the request. Parker made his request as “the undersigned member,” and signed it as “Homeowner — Tract 7260.” He did not state that he was acting for the authorized number of members, nor did he suggest that he had written authorizations from members holding sufficient voting power.

29*29 B. The HOA Largely Denies the Request

There is no serious dispute that the HOA did not fully comply with Parker’s request. A representative of the HOA met with Parker briefly and let him review certain of the documents he had sought — but not all of them, and not the membership list.

C. Parker Files His Petition

On April 6, 2015, Parker filed a petition for writ of mandate, seeking an order compelling the HOA to allow him to inspect and copy the membership list and the other books and records he had sought. As in his written request for inspection, Parker asserted he had a right to inspect “in his capacity as a member” of the HOA. The HOA answered the petition, arguing that Parker had no right to inspect because he sought the information for an improper purpose.

D. The HOA Fails to Have the Cases Related

On May 27, 2015, the HOA filed a notice of related case, in order to relate this case (Parker’s writ petition) to the HOA/Fix the City action. In its notice, the HOA argued that Parker was seeking inspection in this case in order to give Fix the City an unfair advantage in the HOA/Fix the City case. Parker opposed relation on both procedural and substantive grounds. On June 24, 2015, the court in the HOA/Fix the City case denied relation, stating that the writ petition must be decided in a writ and receivers department, and would not be moved to the civil department in which the HOA/Fix the City case was pending.

E. Briefing on the Writ Petition

The briefing on the merits of the writ petition turned to the issue of Parker’s reasons for seeking inspection of the membership list and other documents. Parker filed a declaration stating that he sought the information for legitimate reasons reasonably related to his interests as a member. He expressly represented that he did not make his demand “for any reason related to the other lawsuit subsequently filed by [the HOA] after I made the Demand.”

The HOA presented evidence as to why it believed Parker was, in fact, aligned with Fix the City, and seeking the inspection in order to improperly assist Fix the City in the HOA/Fix the City action. This included evidence of the following facts: (1) Parker had been aligned with Eveloff in convincing the HOA to transfer the corporate opportunity to Fix the City, which the HOA 30*30 alleges Parker accomplished by misrepresentation; (2) the HOA’s then-lawyers gave the HOA an opinion that the transfer to Fix the City was lawful; (3) shortly after the transfer to Fix the City was approved by the HOA’s board, Parker and Eveloff simultaneously resigned, effective April 7, 2013; (4) on April 5, 2013, the last business day prior to his resignation, Parker e-mailed the HOA’s bank with an emergency request for a cashier’s check for nearly $49,000 to the attorneys who had opined on the legality of the transfer; (5) the HOA’s current treasurer can conceive of no “legitimate reason” why it would be in the HOA’s interest to pay the attorneys with a cashier’s check or to speed such a payment through as a treasurer’s last official act; (6) that same law firm has since represented Fix the City in other cases (but not the HOA/Fix the City case); and (7) Parker’s counsel in the current writ case is the same firm that is presently representing Fix the City in the HOA/Fix the City case.

In short, the HOA painted the picture of a treasurer who, by misrepresentations and aided by a possibly biased legal opinion, convinced the board to transfer an opportunity to Fix the City; then quit the board, making certain that the lawyers were paid off; and is now represented by the same firm that is defending Fix the City against the HOA’s allegation that the transfer was improper.

F. The Trial Court Grants the Writ in Part

The trial court recognized that the law requires a member seeking membership lists and other corporate records to have a purpose related to his interests as a member. The court considered the facts and concluded that Parker’s purpose was improper, stating, “Particularly since Parker approved the transfer to Fix the City and his lawyer is defending Fix the City in [the] lawsuit, a reasonable conclusion is that Parker is using his membership status to aid Fix the City in defending the [HOA/Fix the City] lawsuit.”

Based on this factual finding, the court denied Parker’s request for corporate books and records under section 8333. However, the court concluded the membership list must be disclosed. The court relied on section 8331, subdivision (i), which provides that, when a demand for membership lists is made by an authorized number of members, the corporation must seek an order setting aside the demand. If it does not do so, the requesting parties may seek mandamus and “[n]o inquiry may be made in such proceeding into the use for which the authorized number seek the list.” (Corp. Code, § 8331, subd. (i).) As the HOA did not timely seek a set-aside order, the court concluded, the HOA’s defense of improper purpose came too late insofar as the request involved the membership list.

31*31 G. Further Proceedings

Each party prepared a proposed judgment; each party objected to the other’s proposed judgment. Specifically, the HOA believed the trial court had erred in relying on section 8331, subdivision (i) to allow Parker to access the membership list, as that provision applies only when the “authorized number” seeks a membership list, not when a single member does so. The HOA’s counsel wrote Parker’s counsel suggesting that the court relied on this statute due to Parker’s counsel having misrepresented the law in this regard, and requesting that he inform the court of his error. Parker believed section 8331, subdivision (i) applied, and, in any event, it was too late for the HOA to raise the issue, as it would turn on the factual issue of whether Parker alone constituted the “authorized number” of members — an issue on which neither party had introduced evidence.

H. Judgment, Appeal, and Cross-Appeal

The trial court signed a judgment consistent with its ruling, granting Parker access to the membership list only. Both parties timely appealed.

DISCUSSION

On appeal, the HOA argues that the court erred in concluding the HOA was procedurally barred from challenging Parker’s purpose in seeking the membership list and that, instead, the court’s finding of Parker’s improper purpose should bar him from inspecting the membership list as well as the other documents. In his cross-appeal, Parker argues that the evidence of improper purpose is insufficient as a matter of law, and his mere assertion of a single proper purpose is sufficient to justify inspection. Considering the cross-appeal first, we conclude the evidence is sufficient to support the trial court’s finding of improper purpose, and that Parker’s assertion of a proper purpose does not defeat this finding. Turning to the HOA’s appeal, we conclude that the court erred in applying the “authorized number” law to Parker’s single member request. Under the proper authority, the HOA timely raised the issue of Parker’s improper purpose, and the court therefore should have also refused Parker’s request to inspect the membership list.

A. Parker Sought the Information for an Improper Purpose

(1) A member’s right of inspection is limited to purposes reasonably related to the member’s interests as a member. (§§ 8330, subd. (b)(1) [membership lists], 8333 [corporate financial records].) “This limitation is always subject to judicial review to determine whether a lawful purpose exists.” (Dandini v. Superior Court (1940) 38 Cal.App.2d 32, 35 [100 P.2d 32*32 535].) A corporation has the burden of proving that the member “will allow use of the information for purposes unrelated to the person’s interest as a member.” (WorldMark, The Club v. Wyndham Resort Development Corp. (2010) 187 Cal.App.4th 1017, 1029 [114 Cal.Rptr.3d 546].) On appeal, we review the trial court’s order for substantial evidence. (Ibid.)

(2) Mere speculation that the member will use the information for an improper purpose is not sufficient to nullify inspection rights; any suspicion must be based on adequate facts in order to justify denial of inspection. (Gilmore v. Emsco Derrick & Equipment Co. (1937) 22 Cal.App.2d 64, 67 [70 P.2d 251] [improper to deny shareholder inspection rights simply because she was employed by a detective agency, when there was no evidence her inspection demand was related to her employment].)

Here, Parker contends the court’s finding of improper purpose is unsupported by the evidence, as it is mere suspicion based on the fact that Parker’s counsel is currently representing Fix the City in “unrelated” litigation. In Parker’s briefing, he repeatedly characterizes the HOA/Fix the City case as “unrelated,” because the judge in the HOA/Fix the City matter refused to relate the two cases. But the court’s order declining to relate the cases was made on the procedural basis that a writ petition should remain in the writ department; it did not conclude that the two cases were factually unrelated. Indeed, they are factually related. The HOA/Fix the City litigation challenges a transfer which Parker himself recommended, allegedly by misrepresentations. That Parker is pursuing his inspection claim aided by the same counsel defending Fix the City in the HOA/Fix the City litigation certainly gives rise to the reasonable inference that Parker seeks the information to aid Fix the City in defending against that action. Parker argues that this cannot be the case, in that the HOA/Fix the City complaint was not filed until the day he served his inspection demand, and he did not learn of the complaint until it was served on Fix the City some weeks later. But this does not mean that Parker did not know that litigation was imminent, and does not undermine the conclusion that he sought inspection to defend Fix the City against the complaint that he knew was coming.

Moreover, the fact that Parker’s counsel is representing Fix the City in the HOA/Fix the City litigation is not the only fact supporting the trial court’s conclusion. That Parker and Eveloff simultaneously resigned from the board after pushing through the transfer to Fix the City tends to show Parker is aligned with the HOA’s litigation adversary. That Parker made certain that the HOA’s former counsel, which now represents Fix the City in other matters, was paid by a cashier’s check on an emergency basis confirms the conclusion. The court’s finding that Parker’s purpose was improper is supported by substantial evidence.

33*33 (3) Parker also argues that, even if he did have a “secondary” improper purpose, the fact that he asserted a proper purpose, related to his interests as a member, is sufficient to justify his inspection demand. Parker’s authority for this remarkable proposition is Private Investors v. Homestake Mining Co. (1936) 11 Cal.App.2d 488 [54 P.2d 535]. That case does not support the argument. In Homestake Mining, the trial court overruled a corporation’s demurrer to a shareholder’s complaint seeking to enforce inspection rights, and, as the corporation had filed no answer, issued a writ. The corporation sought a writ of supersedeas to stay enforcement pending its appeal. The court, therefore, was tasked with determining whether the appeal presented a substantial or debatable question. (Id. at p. 496.) One of the corporation’s arguments in its demurrer was that the shareholder’s complaint did not allege that the purposes for which inspection was sought were reasonably related to the plaintiff’s interests as a shareholder, although the reasons themselves had been alleged. The appellate court concluded the corporation’s argument was utterly meritless, in that two of the four reasons alleged by the plaintiff shareholder had been held, in another case, to be reasonably related to shareholders’ interests. The court stated that any one of the four reasons would have been sufficient for the demand, and concluded, “the additional allegation that any one of these alleged purposes was `reasonably’ related to the shareholder’s interest would have been but a conclusion of law.” (Id.at p. 497.) In other words, the court held only that when a plaintiff alleges a purpose reasonably related to the plaintiff’s interests as a shareholder, the plaintiff need not also allege the legal conclusion that the purpose was, in fact, reasonably related to the plaintiff’s interests as a shareholder. The court did not hold that the mere allegation of a proper purpose is sufficient to require inspection when the court has found other, improper purposes are actually motivating the shareholder.[2]

As the court’s finding that Parker’s purpose was improper is supported by substantial evidence, and Parker’s assertion of a proper purpose does not undermine the conclusion, the trial court did not err in denying Parker inspection of all books and records other than the membership list.

B. Parker’s Improper Purpose Defeats Inspection of the Membership List

We now turn to the HOA’s appeal, which requires a discussion of the procedures that apply when a single member, as opposed to an “authorized number” of members, seeks inspection of a nonprofit corporation’s membership list. This is a legal issue of statutory interpretation, which we review de novo. (Rodriguez v. Solis(1991) 1 Cal.App.4th 495, 502 [2 Cal.Rptr.2d 50].)

34*34 (4) Section 8330, subdivision (a) provides for a right of membership list inspection. Subdivision (b) explains that this right applies to (1) any member and (2) the authorized number of members. Both can inspect only for a purpose reasonably related to their interest as members. The statutes provide for different procedures, however, when the corporation believes inspection is sought for an improper purpose.

If a demand is made by a single member and the corporation believes the demand is for an improper purpose, the corporation “may deny the member access to the list. In any subsequent action brought by the member [to enforce inspection], the court shall enforce the [inspection right] unless the corporation proves that the member will allow use of the information for purposes unrelated to the person’s interest as a member….” (§ 8330, subd. (b)(1).)

(5) In contrast, if the demand is made by the authorized number of members, and the corporation believes the demand is for an improper purpose, the corporation “may petition the superior court … for an order setting aside the demand.” (§ 8331, subd. (a).) The corporation has only 10 business days in which to file its petition; this may be extended to 30 days, upon a showing of excusable neglect. (§ 8331, subds. (b) & (c).) If the corporation does not act within that time limit, it “shall comply with the demand….” (§ 8331, subd. (e).) Where the corporation has not timely sought an order setting aside the demand, the “requesting parties” may petition for mandate to compel the corporation to comply with the demand. At the hearing, the court shall issue the writ unless it appears “that the demand was not made by an authorized number,” the demand has been complied with, or a protective order is in effect. “No inquiry may be made in such proceeding into the use for which the authorized number seek the list.” (§ 8331, subd. (i).) By the express terms of section 8331, subdivision (i), these procedures apply only when the demand is made by the “authorized number” of members.

In short, when the demand is made by a single member, the burden is on that member to bring court action to enforce the right — although once the action is brought, the corporation has the burden of proving the member’s purpose is improper. But when the demand is made by the authorized number of members, the corporation bears the burden of bringing court action, and must comply with the demand if it does not.

The two different procedures are intentional. The comments based on the legislative committee summary to section 6330, which deals with public benefit nonprofit corporations and which contains language virtually identical to section 8330, explain that prior law allowed a single member to gain access to the membership list, but “a member had to bring suit to enforce this 35*35 right if the corporation refused to provide the list.” The new law adopts this law “as to the rights of a single member….” (Coms. Based on Legis. Com. Summary, Deering’s Ann. Corp. Code (2009 ed.) foll. § 6330, p. 209.) However, the new law provides that upon demand by the “authorized number,” the corporation must provide the list, and if it fails to do so, the authorized number may enforce the right in a summary action. “The committee felt that the above provisions would draw a proper balance between a member’s need for adequate access to membership lists and the need of a corporation to protect itself from wrongful exploitation of an important asset.” (Ibid.)

(6) Here, Parker sought inspection rights of the membership list as a single member. As such, the HOA was not required to seek court involvement, and when Parker brought suit, the HOA had the right to argue that Parker’s purpose was improper. The court’s reliance on section 8331, subdivision (i), to conclude that the HOA was barred from relying on Parker’s improper purpose, was error. As noted above, that subdivision’s provisions apply only when the inspection demand is made by an authorized number of members, not a single member. When Parker sought writ relief, the HOA timely invoked Parker’s improper purpose, and the court found the purpose to be improper. Inspection of the membership list should have been denied.

In passing, Parker suggests that courts have eliminated the distinction between requests by a “member” and requests by the “authorized number” of members, due to some language in WorldMark, The Club v. Wyndham Resort Development Corp., supra, 187 Cal.App.4th at page 1037. In that case, the inspection demand was made by a single member acting on behalf of the authorized number, and the corporation filed a petition under section 8331 to set aside the demand. (WorldMark, at pp. 1025-1026.) On appeal, the corporation argued that although the member claimed he was acting on behalf of the authorized number of members, his paperwork did not properly establish that the other members had authorized him to act for them. The court responded that the membership list inspection rights “may be exercised either by a single member or by the authorized number of members. Thus, it was not necessary for [the member] to obtain authorizations from any other members in order to exercise his right of inspection and copying.” (Id. at p. 1037.) This was not a holding that the strict procedures applicable to a corporation refusing a membership list request by an authorized number also apply to a corporation refusing the same request by an individual member. Instead, the court was simply acknowledging the uncontroverted fact that a member alone may, in fact, request inspection of a membership list. The procedures for a corporation’s challenge to such a request were not at issue.

36*36 Parker also argues that the HOA may not raise this error for the first time on appeal. He notes that he relied on section 8331, subdivision (i)’s limitations in his briefing in the trial court in support of his petition, and that the HOA did not argue that this subdivision applied only to demands by the authorized number until after the trial court had relied on it to rule in Parker’s favor. Parker argues that it is too late to raise the issue now, when neither party has produced evidence as to whether Parker himself constituted the “authorized number” — that is, if the HOA was so small that Parker alone had a five percent voting share.

(7) “`The rule is well settled that the theory upon which a case is tried must be adhered to on appeal. A party is not permitted to change his position and adopt a new and different theory on appeal. To permit him to do so would not only be unfair to the trial court, but manifestly unjust to the opposing litigant. [Citation.]’ [Citations.] `Application of the doctrine may often be justified on principles of estoppel or waiver.’ [Citation.]” (Richmond v. Dart Industries, Inc. (1987) 196 Cal.App.3d 869, 874 [242 Cal.Rptr. 184].) Whether “the rule is to be applied is largely a question of an appellate court’s discretion. [Citation.]” (Ibid.) It is generally unfair to allow a party to raise a new theory which contemplates a factual situation not put at issue below. (Ibid.)

Here, we exercise our discretion to allow the HOA to raise on appeal the issue of whether a corporation must seek court relief against a single member’s improper membership list request or forever be barred from challenging the member’s purposes. This is a purely legal issue which raises no new facts. Moreover, public policy interests suggest we intervene to protect the innocent HOA members whose privacy rights are implicated.

On the contrary, it is Parker whose new argument raises factual issues. That is, Parker pursued his request, and his petition, solely on the theory that he was seeking the membership list as a single member. It was only when the HOA suggested that it was not barred from challenging Parker’s purpose that Parker raised the new legal theory that he, in fact, constituted the authorized number of members all by himself. He had not sought the membership list as the authorized number of members, and had not pursued writ relief on that basis. He cannot for the first time on appeal change his factual theory, and argue that he sought the list as the authorized number, when he never gave the HOA notice that he made his request in anything other than “his capacity as a member.”

37*37 DISPOSITION

That part of the court’s judgment requiring disclosure of the HOA’s membership list is reversed. The remainder of the judgment, denying inspection of all other documents due to Parker’s improper purpose, is affirmed. Parker is to pay the HOA’s costs on appeal.

Bigelow, P. J., and Grimes, J., concurred.

[*] Judge of the Los Angeles Superior Court, assigned by the Chief Justice pursuant to article VI, section 6 of the California Constitution.

[1] All undesignated statutory references are to the Corporations Code.

[2] Indeed, such a holding would entirely undermine the statutory limitation on inspection rights, as any member with an improper purpose would surely be capable of asserting a proper one.

 

Keywords: Document Production

Retzloff v. Moulton Parkway Residents’ Association, No. One

Amber Retzloff et al., Plaintiffs and Appellants, v. Moulton Parkway Residents’ Association, No. One, Defendant and Respondent.

Summary by Mary M. Howell, Esq.:

Plaintiff homeowners’ case alleging violations of Open Meetings Act deemed frivolous; however, relevant statute (Civ. Code § 5235) does not authorize award of attorney’s fees to prevailing association. Association may only recover its costs.

**End Summary**

14 Cal.App.5th 742 (2017)

No. G053164. Court of Appeals of California, Fourth District, Division Three.

August 23, 2017. 745*745 Appeal from a judgment of the Superior Court of Orange County, Super. Ct. No. 30-2014-00761657, Mary Fingal Schulte, Judge. Affirmed in part and reversed in part.

Smart Law, Dean E. Smart and Adam C. Cramer for Plaintiffs and Appellants.

SwedelsonGottlieb, David C. Swedelson and Joan Elizabeth Lewis-Heard for Defendant and Respondent.

OPINION

MOORE, J. —

Plaintiffs Amber Retzloff, James Franklin, and Nancy Stewart sued defendant Moulton Parkway Residents’ Association, No. One (the association), twice for alleged violations of the Davis-Stirling Common Interest Development Act (Civ. Code, § 4000 et seq.; the Act). The first suit was dismissed without prejudice by plaintiffs; the trial court sustained the association’s demurrer to the second suit without leave to amend. The court further concluded that plaintiffs’ second action was frivolous and awarded the 746*746 association costs and attorney fees under Civil Code section 5235,[1] subdivision (c) (section 5235(c)). Plaintiffs appeal this award.

Section 5235(c) states that a court may award a prevailing association “any costs.” The association contends, and the trial court agreed, that “any costs” includes attorney fees. A plain reading of the statute, however, does not support this interpretation. As such, the association was erroneously awarded attorney fees and is entitled only to costs. We publish to clarify this point of statutory interpretation, which appears to be a matter of first impression.

Further, section 5235(c) permits a cost award to a prevailing association only if the members’ action is deemed to be frivolous, unreasonable, or without foundation. Plaintiffs argue the trial court erroneously labeled their action frivolous. We disagree. There is sufficient support throughout the record to affirm the court’s decision. The court did not err in concluding the association is entitled to costs under section 5235(c).

I

FACTS

Plaintiffs are all former board members of the association. Plaintiffs alleged that the association violated sections of the Act by conducting association business outside of board meetings and failing to maintain and make available certain corporate records.

Pursuant to section 5930, plaintiffs notified the association of their grievances in an e-mail titled “Demand for Alternative Dispute Resolution” on May 21, 2014. The association accepted the demand for alternate dispute resolution (ADR) on June 17. After much back and forth, the parties eventually settled on a mediator and potential mediation dates. Plaintiffs contend the mediation never occurred because they did not have “access to the association’s documents … which were necessary for Plaintiffs to prepare and engage in mediation, and as a result the mediation could not be completed within 90 days as required by Civil Code § 5940.”

Subsequently, plaintiffs filed an action alleging violations of section 4900 et seq., and section 5200 on October 9, 2014 (the first action). The association demurred to the first action on the grounds that plaintiffs did not comply with section 5950, which requires a certificate stating ADR or an attempt at ADR was completed prior to filing a lawsuit. Before the demurrer could be ruled on, plaintiffs dismissed the first action without prejudice.

747*747 Plaintiffs then filed a new action on December 15, 2014, that was practically identical (the second action). Plaintiffs attached a certificate purporting to comply with section 5950. The association demurred again on the grounds that the certificate was insufficient. The trial court agreed with the association and sustained the demurrer without leave to amend. The association was declared the prevailing party for the purposes of any costs recovery.

The association then moved for attorney fees. The trial court found the second action to be frivolous, and pursuant to section 5235(c), the court awarded the association $13,750 in attorney fees and $1,688.60 in costs. Prior to briefing and argument, plaintiffs satisfied the judgment in full.

II

DISCUSSION

Plaintiffs appeal the award of attorney fees and costs. They argue section 5235(c) does not entitle a prevailing association to attorney fees, and the association should not have been awarded costs because their action was not frivolous. The association also argues that plaintiffs waived their right to appeal by raising a new legal theory on appeal and satisfying the trial court’s judgment in full. We shall first address the association’s waiver arguments, then proceed to review the award of attorney fees and costs.

A. Waiver of New Theory on Appeal

(1) In the trial court, plaintiffs never argued that section 5235(c) entitles a prevailing association to costs but not attorney fees. The association contends the waiver doctrine precludes plaintiffs from arguing a new theory on appeal. “It is the general rule that a party to an action may not, for the first time on appeal, change the theory of the cause of action. [Citations.] There are exceptions but the general rule is especially true when the theory newly presented involves controverted questions of fact or mixed questions of law and fact. If a question of law only is presented on the facts appearing in the record the change in theory may be permitted. [Citation.]” (Panopulos v. Maderis (1956) 47 Cal. 2d 337, 340-341 [303 P.2d 738].) Statutory interpretation is a question of law. (In re Jeffrey T. (2006) 140 Cal.App.4th 1015, 1018 [44 Cal.Rptr.3d 861].) The “review [of] a determination of the legal basis for an award of attorney fees … [is] a question of law.” (Pueblo Radiology Medical Group, Inc. v. Gerlach (2008) 163 Cal.App.4th 826, 828 [77 Cal.Rptr.3d 880].) The court interpreted section 5235(c) to award a prevailing association costs and reasonable attorney fees. Plaintiffs challenge the court’s 748*748interpretation of the statute, and their theory presents a question of law. Therefore, plaintiffs’ new theory is not precluded.

B. Waiver by Satisfying Judgment in Full

The association also contends that plaintiffs waived their right to appeal by voluntarily satisfying the judgment in full. The association’s reasoning is incomplete, and plaintiffs’ decision to satisfy the judgment did not waive their right to an appeal.[2]

(2) The right to appeal is not lost if compliance with a judgment occurs as a result of compulsion or coercion, such as by threat of execution under the judgment. (Selby Constructors v. McCarthy (1979) 91 Cal.App.3d 517, 521 [154 Cal.Rptr. 164].) “`[T]he payment of a judgment must be regarded as compulsory, and therefore as not releasing errors, nor depriving the payor of his right to appeal, unless payment be by way of compromise and settlement or under an agreement not to appeal or under circumstances leaving only a moot question for determination.’ [Citations.]” (Reitano v. Yankwich (1951) 38 Cal.2d 1, 4 [237 P.2d 6].) The association has the burden to demonstrate that plaintiffs entered into a compromise or agreement with the association whereby plaintiffs agreed not to appeal. (Coldwell Banker & Co. v. Department of Insurance (1980) 102 Cal.App.3d 381, 401 [162 Cal.Rptr. 487].) The association argues that plaintiffs’ satisfaction of the judgment was voluntary, but does not offer any arguments or evidence that plaintiffs entered into an agreement not to appeal. The association fails to meet their burden, and as such, plaintiffs maintain their right to appeal.

C. Attorney Fees Section 5235(c)

(3) The trial court erroneously awarded the association attorney fees and costs under section 5235(c). The second action alleged violations of section 4900 et seq. and section 5200 et seq., part of the Act. The Act “governs homeowners associations. The … Act `consolidated the statutory law governing condominiums and other common interest developments.'” (That v. Alders Maintenance Assn.(2012) 206 Cal.App.4th 1419, 1425 [142 Cal.Rptr.3d 458] (That).) Section 4900 et seq. sets forth procedures and practices for association board meetings, while section 5200 et seq. governs record inspection procedures.

The enforcement statute is section 4955. In That, supra, 206 Cal.App.4th at page 1429, a member challenged a trial court’s award of attorney fees to a 749*749prevailing association under section 4955, subdivision (b), which states “[a] member who prevails in a civil action to enforce the member’s rights pursuant to this article shall be entitled to reasonable attorney’s fees and court costs…. A prevailing association shall not recover any costs, unless the court finds the action to be frivolous, unreasonable, or without foundation.” The court concluded “that the plain language of the statute does not support an award of attorney fees to [a prevailing association]….” “[I]f the Legislature had intended the last sentence of subdivision (b) to include attorney fees as well as costs, it could and would have said so.” (That, supra, 206 Cal.App.4th at pp. 1428-1429.)

Therefore, the only statute that might authorize attorney fees in this case is section 5235. Plaintiffs contend that section 5235 is the logical equivalent of section 4955, and therefore the holding in That applies to section 5235. The association argues that section 5235 is distinguishable from section 4955 and this court’s conclusion in That. A plain reading of the statute and the legislative construction of the Act supports plaintiffs’ position. Section 5235 does not authorize a court discretion to award attorney fees to a prevailing association.

(4) “With regard to an award of attorney fees in litigation, California generally follows what is commonly referred to as the `American Rule,’ which provides that each party to a lawsuit must ordinarily pay his or her own attorney fees. [Citation.] The American Rule is codified in Code of Civil Procedure section 1021, which states in relevant part: `Except as attorney’s fees are specifically provided for by statute, the measure and mode of compensation of attorneys and counselors at law is left to the agreement, express or implied, of the parties….'” (Tract 19051 Homeowners Assn. v. Kemp (2015) 60 Cal.4th 1135, 1142 [184 Cal.Rptr.3d 701, 343 P.3d 883] (Tract 19051).) Code of Civil Procedure section 1021 directs us to the relevant statute, section 5235.

The relevant portion of section 5235 states: “(a) A member may bring an action to enforce that member’s right to inspect and copy the association records. If a court finds that the association unreasonably withheld access to the association records, the court shall award the member reasonable costs and expenses, including reasonable attorney’s fees, and may assess a civil penalty of up to five hundred dollars ($500) for the denial of each separate written request. [¶] … [¶] (c) A prevailing association may recover any costs if the court finds the action to be frivolous, unreasonable, or without foundation.” The focus of this appeal is on 5235(c); specifically, plaintiffs claim that “any costs” does not include reasonable attorney fees.

(5) “`”As in any case involving statutory interpretation, our fundamental task here is to determine the Legislature’s intent so as to effectuate the law’s 750*750 purpose.” [Citation.] “We begin with the plain language of the statute, affording the words of the provision their ordinary and usual meaning and viewing them in their statutory context, because the language employed in the Legislature’s enactment generally is the most reliable indicator of legislative intent.” [Citations.] The plain meaning controls if there is no ambiguity in the statutory language. [Citation.]'” (Tract 19051, supra, 60 Cal.4th at p. 1143.)

(6) A plain reading of “any costs” as used in section 5235(c) does not support the inclusion of attorney fees as costs. The association argues that section 5235, subdivision (a), defines costs to include attorney fees because a prevailing member is entitled to “reasonable costs and expenses, including reasonable attorney’s fees.” The association argues that “costs … including reasonable attorney’s fees” serves to define attorney fees as a cost throughout section 5235. The association is mistaken. The focus of the appeal is section 5235(c), not section 5235, subdivision (a). Additionally, section 5235, subdivision (a), authorizes an award of reasonable attorney fees in addition to costs and expenses to a prevailing member only; it does not redefine costs to include attorney fees within section 5235, subdivisions (a) or (c).

(7) Code of Civil Procedure section 1021 states that attorney fees are awarded only when specifically provided for by statute. “[A]ny costs” does not specifically provide for payment of attorney fees. (§ 5235(c).) Section 5235(c) authorizes the recovery of costs, not costs in addition to attorney fees.

(8) In interpreting a statute, we do “not … change its scope by reading into it language it does not contain or by reading out of it language it does. We may not rewrite the statute to conform to an assumed intention that does not appear in its language. [Citation.]” (Vasquez v. State of California (2008) 45 Cal.4th 243, 253 [85 Cal.Rptr.3d 466, 195 P.3d 1049].) We must interpret x to mean x, not x plus y. Costs by its plain meaning does not mean costs plus attorney fees.

Throughout the Act, the Legislature specifically indicates when a provision awards attorney fees to only a prevailing association or prevailing member, either a prevailing member or association, or neither party. If the Legislature had intended to authorize attorney fees to a prevailing association in an enforcement action under section 5235, it could have and would have done so.

A prevailing member is entitled to attorney fees when the requisite section specifies as much. For example, section 5235, subdivision (a), awards a “member reasonable costs and expenses, including reasonable attorney’s fees.” Section 4955, subdivision (b), states “[a] member who prevails … shall be entitled to reasonable attorney’s fees.” The Legislature was also clear when it wanted to award attorney fees only to a prevailing association. Section 751*751 5230, subdivision (c), states “[a]n association shall be entitled to recover reasonable costs and expenses, including reasonable attorney’s fees….” In addition, section 5730, subdivision (a), grants “the association … reasonable attorney’s fees.” These other sections awarding prevailing associations attorney fees indicate that the Legislature could have awarded attorney fees to a prevailing association in section 5235(c), but chose not to.

(9) Furthermore, when the Legislature wants either a prevailing association or member to recover attorney fees, the term “prevailing party” is used. “`”When the Legislature intends that the successful side shall recover its attorney’s fees no matter who brought the legal proceeding, it typically uses the term `prevailing party.'”‘” (Tract 19051, supra, 60 Cal.4th at p. 1145, italics omitted.) The “prevailing party attorney fee statutes demonstrate that the enactment of a prevailing party attorney fee provision generally reflects a legislative intent to adopt a broad, reciprocal attorney fee policy that will, as a practical and realistic matter, provide a full mutuality of remedy to plaintiffs and defendants alike. [Citations.]” (Ibid.)

The Act has multiple sections that feature prevailing party attorney fees provisions. Section 5975, subdivision (c), states “the prevailing party shall be awarded reasonable attorney’s fees.” Sections 4225, 4705, and 5380 have similar, if not identical, language. The Legislature clearly indicated when it wanted a statute to award attorney fees to the prevailing party, regardless of whether that party was the member or association. Once again, the fact that the Legislature chose not to write section 5235(c) as a prevailing party statute indicates its intention not to award a prevailing association attorney fees. Accordingly, both the plain meaning of the statute and the Legislature’s practice throughout the Act support the conclusion that section 5235(c) awards only costs to a prevailing association, and not attorney fees.

The association argues That identifies section 5235, formerly section 1365.2, subdivision (f), as a provision where the Legislature clearly indicated an entitlement to attorney fees. (That, supra, 206 Cal.App.4th at p. 1429.) “Further, other provisions in the Davis-Stirling Act clearly indicate an entitlement to attorney fees where the Legislature deemed them appropriate. (See, e.g., Civ. Code, [former] § 1365.2, subds. (e)(3), (f).)” (Ibid.) The court in That referred to former section 1365.2, subdivision (f), which is now section 5235, subdivisions (a), (b), and (c). The association’s argument appears valid at first glance due to the renumbering of the statute. However, a closer inspection reveals that the court was obviously referring to what is now section 5235, subdivision (a). Section 5235, subdivision (a), explicitly states a prevailing member is entitled to attorney fees; section 5235(c) only mentions costs. Further, the association’s use of That in support of its erroneous conclusion is contradictory on its face. They claim That, supra, 206 752*752 Cal.App.4th at page 1429, which holds that “`any costs'” in section 4955, subdivision (b), does not include attorney fees, supports the contention that “any costs” in section 5235(c) includes attorney fees.

(10) In conclusion, section 5235(c) entitles a prevailing association to costs, not attorney fees and costs.

D. Frivolous Action

The trial court concluded plaintiffs’ second action was frivolous. Plaintiffs disagree. They argue their action was erroneously labeled frivolous because the court did not apply the correct legal standard. The court did not articulate the legal standard it used to support its conclusion, but we agree with its ultimate finding that the action was frivolous because there is sufficient evidence in the record to support it.[3]

“A costs award is reviewed on appeal for abuse of discretion. [Citations.]” (El Dorado Meat Co. v. Yosemite Meat & Locker Service, Inc. (2007) 150 Cal.App.4th 612, 617 [58 Cal.Rptr.3d 590].) “`”[D]iscretion is abused whenever … the court exceeds the bounds of reason, all of the circumstances before it being considered.” [Citation.]'” (Salehi v. Surfside III Condominium Owners Assn. (2011) 200 Cal.App.4th 1146, 1154 [132 Cal.Rptr.3d 886] (Salehi).) So “long as there exists `a reasonable or even fairly debatable justification, under the law, for the action taken [by the trial court, its discretion] will not be [disturbed], even if, as a question of first impression, [the appellate court might have taken] a different view'” of the issue. (Gonzales v. Nork (1978) 20 Cal.3d 500, 507 [143 Cal.Rptr. 240, 573 P.2d 458].) “`”The judgment of the trial court is presumed correct; all intendments and presumptions are indulged to support the judgment; conflicts in the declarations must be resolved in favor of the prevailing party, and the trial court’s resolution of any factual disputes arising from the evidence is conclusive. [Citations.]” [Citation.]'” (Salehi, supra, 200 Cal.App.4th at p. 1154.)

(11) There is no authority that defines frivolous in the context of section 5235(c). However, the terms “frivolous, unreasonable, and without reason” (§ 5235(c)) are frequently used in fee shifting statutes. Smith v. Selma Community Hospital (2010) 188 Cal.App.4th 1 [115 Cal.Rptr.3d 416], articulates an applicable legal standard for frivolous within the context of Business and Professions Code section 809.9, which awards attorney fees to a prevailing party “if the other party’s conduct in bringing, defending, or litigating the 753*753 suit was frivolous, unreasonable, without foundation, or in bad faith.” The court concluded “a matter is frivolous if any reasonable attorney would agree it is completely without merit in the sense that it lacks legal grounds, lacks an evidentiary showing, or involves an unreasonable delay.” (Smith v. Selma Community Hospital, supra, 188 Cal.App.4th at p. 33.)

(12) The trial court dismissed the second action for its failure to comply with section 5950. Section 5950, subdivision (a), requires a party commencing an action to file a certificate of efforts to resolve the dispute with the initial pleading. The certificate must state that either: “(1) Alternative dispute resolution has been completed in compliance with” section 5925 et seq.; “(2) One of the other parties to the dispute did not accept the terms offered for alternative dispute resolution”; or “(3) preliminary or temporary injunctive relief is necessary.” (§ 5950.) In the first action, plaintiffs filed a complaint without a certificate. In the second action, plaintiffs filed a certificate that was deemed not to “comply with Civil Code section 5950.” The court reasoned that “to dismiss the first action, and re-file it without making any substantive changes or any additional attempt to engage in ADR was frivolous.” The court’s determination that the action was frivolous depended upon the conclusion that plaintiffs did not comply with section 5950.

(13) Plaintiffs’ certificate states that the association wrongfully withheld documents, which prevented plaintiffs from preparing for the mediation before the statutory 90-day period to complete ADR ended. (§ 5940, subd. (a).) Plaintiffs contend the certificate states a good faith exception to ADR pursuant to section 5950, subdivision (a)(2), and shows plaintiffs complied with section 5930, subdivision (a), which requires parties to “[endeavor] to submit their dispute to alternative dispute resolution” prior to filing an enforcement action. The certificate, however, does not indicate that the association did not accept the terms offered for ADR. The certificate instead states that plaintiffs were not granted access to documents in order to adequately prepare for ADR.

(14) The association was willing to engage in ADR; it was plaintiffs who derailed the process. First, plaintiffs’ certificate does not specify the terms that the association refused, nor does it state that the association “did not accept the terms offered for alternative dispute resolution.” (§ 5950, subd. (a)(2).) Failing to provide documents prior to ADR does not indicate refusal to participate. Second, the association was not required to provide plaintiffs with documents prior to ADR. ADR is not an excuse to engage in extensive discovery prior to litigation. Third, plaintiffs had access to most, if not all, of the documents they were allegedly denied access to. The association’s board members were supplied with iPads that had access to 95 percent of the association’s corporate records. Two plaintiffs were in possession of 754*754 such iPads until August 2014. Plaintiffs apparently had access to the records that they contend derailed the entire ADR process. Fourth, plaintiffs’ methods to acquire the relevant records were unreasonable and calculated to fail. For example, plaintiffs requested to inspect about 15 boxes of records on Rosh Hashanah. The association’s records are stored at a company that observes Jewish holidays, which plaintiffs knew because they were board members. Plaintiffs requested to review records on a date they knew the record management company would be closed. It was an impossible request and one calculated to fail. Taken as a whole, the record shows that plaintiffs did not endeavor to engage in ADR in good faith pursuant to section 5930. Accordingly, the trial court correctly determined the ADR certificate was insufficient.

(15) Furthermore, failure to comply with section 5950 in two consecutive, identical actions filed within two months of each other is grounds for finding the second action to be frivolous. Plaintiffs knew the deficiencies in their first action, yet filed a second action without addressing those deficiencies. Any reasonable attorney would agree that refiling the same action without adequately remedying the first action’s deficiencies is completely without merit and lacks legal grounds. The trial court did not, accordingly, abuse its discretion by finding the second action frivolous, thus entitling the association to costs.

III

DISPOSITION

The judgment in favor of the association is affirmed with respect to the costs award of $1,688.60, and reversed with respect to the attorney fee award of $13,750.00. Each party shall bear their own costs on this appeal.

O’Leary, P. J., and Fybel, J., concurred.

[1] All further statutory references are to the Civil Code unless otherwise indicated.

[2] Plaintiffs’ motion for production of additional evidence on appeal is denied. We find the proposed additional evidence unnecessary to decide this issue.

[3] Plaintiffs also argue the court used the demurrer to their first case, which was never ruled upon due to their dismissal, as a “misapplication of the res judicata doctrine.” This is unsupported by the cited portion of the record, and so lacking in any legal merit that we need not discuss it further.

 

Keywords: Attorney Fees, Costs, Document Production

Hupp v. Solera at Oak Valley Greens

Aristea Hupp, Plaintiff and Appellant, v. Solera Oak Valley Greens Association et al., Defendants and Respondents.

Summary by Mary M. Howell, Esq.:

Judgment debtor was not entitled to equitable redemption of his real property sold at an execution sale to satisfy a default judgment against him by homeowners association because the third party purchaser was not guilty of unfairness, did not manipulate the system or take undue advantage, and the record showed that the property was not sold for a grossly inadequate price.

**End Summary**

12 Cal.App.5th 1300 (2017)

No. E065766.Court of Appeals of California, Fourth District, Division Two.

June 23, 2017.1303*1303 APPEAL from the Superior Court of Riverside County, Super. Ct. No. RIC1512779, John D. Molloy, Judge. Affirmed in part; reversed in part with directions.

Aristea Hupp, in pro. per., for Plaintiff and Appellant.

Richardson Harman Ober, Kelly G. Richardson, Theodore H. Dokko, Jonathan R. Davis; Lewis Brisbois Bisgaard & Smith, Arthur K. Cunningham, Stephanie J. Tanada and Amy Wong for Defendants and Respondents.

OPINION

CODRINGTON, J. —

I

INTRODUCTION

Plaintiff Aristea Hupp (Aristea) appeals judgment entered after the trial court granted defendants Solera Oak Valley Greens Association and City of Beaumont Animal Control Officer Jack Huntsman’s[1] ex parte application to dismiss Aristea’s first amended complaint (FAC) under the vexatious litigant provision, Code of Civil Procedure section 391.7.[2] Aristea contends the trial court’s order granting Solera’s ex parte application to dismiss deprived her of her due process rights to notice and an opportunity to be heard. Aristea also argues Solera waived its vexatious litigant defense by not raising it in its first 1304*1304 responsive pleading. In addition, Aristea argues that under the Davis-Stirling Common Interest Development Act (Davis-Stirling Act),[3] she is authorized to seek recovery of damages sustained by her son, Paul Hupp (Paul),[4] from violations of Solera’s covenants, conditions and restrictions (CC&Rs).

Before oral argument, this court requested the parties to provide supplemental briefing addressing the issue of whether the vexatious litigant statutes, particularly section 391.7, can be applied to a complaint brought by a party who has not been declared a vexatious litigant, such as Aristea. As requested, both Aristea and Solera provided this court with supplemental briefing.[5]

We affirm the judgment of dismissal as to all claims alleged in the FAC which were brought by or for the benefit of Paul, on the ground he has been declared a vexatious litigant. Because Aristea has not been declared a vexatious litigant, the judgment of dismissal is reversed as to all claims in the FAC that are solely personal to Aristea. The trial court is directed on remand to order stricken from the FAC all allegations mentioning Paul and all claims benefiting or seeking recovery on behalf of Paul.

II

FACTS AND PROCEDURAL BACKGROUND

On January 7, 2014, in an unrelated case, the Riverside County Superior Court entered an order declaring Paul Hupp a vexatious litigant under section 391. The court further ordered that Paul is required to “acquire a prefiling order from the supervising judge with each and every future filing of any complaint or petition as an In Pro Per Plaintiff, against any party, in any Court in California, upon a showing of evidence supporting claims as the judge may require.”

Paul and Aristea’s Complaint Filed in the Federal District Court

In August 2015, Aristea and her son, Paul (the Hupps), filed a complaint, in propria persona, in the federal district court against Solera (case 1305*1305 No. EDCV15-01693-VAP-SP). Defendant Solera Oak Valley Greens Association oversees a planned, gated development in the City of Beaumont (the Solera property). The association is a California corporation that operates through a board of directors on behalf of its shareholders, which include all Solera property owners.

The Hupps alleged in their federal complaint the following facts. The Solera property has five entrances and six entry gates. Five of the gates are for residents and one entry gate is for guests. The resident gates are activated by remote control. The guest entry gate is not controlled by remote control and may require waiting in line for entry onto the Solera premises. Aristea owns two Solera properties.

At the end of 2014, Solera adopted a new rule added to Solera’s CC&Rs, which required pit bulls to be muzzled when walked on the common areas of the Solera property. In November 2014, the Hupps notified Solera that they objected to the muzzle rule because the rule incorrectly stated pit bulls are a dog breed designated by the Centers for Disease Control and Prevention as “the most `dangerous’ dog” and therefore must be muzzled when on the Solera streets or common areas. The Hupps further asserted the muzzle rule failed to state how to determine if a dog was a pit bull, who would make that determination, and how the rule would be applied.

The Hupps’ federal complaint alleged that in December 2014, the Hupps, Solera board members, and management company employees met regarding enforcement of the muzzle rule against the Hupps. The Hupps stated Solera could not impose any rule, such as the muzzle rule, that singled out dogs by breed. Thereafter the Hupps continued to walk their dogs on the Solera property without a muzzle. Solera notified the Hupps that they were violating the muzzle rule. The Hupps responded by letter, objecting to the muzzle rule. In April 2015, Solera imposed a $200 fine on Aristea for walking her dogs in violation of the muzzle rule. The Hupps informed Solera they objected to the fine and refused to pay it. Two hours before a discipline hearing on August 5, 2015, the Hupps e-mailed a letter to three Solera board members, stating that the muzzle rule was unlawful and that the Hupps were going to take legal action.

Five days after the hearing, Solera deactivated the Hupps’ entrance gate remote controls, preventing the Hupps from entering the Solera property through the five gates operated by remote control. The Hupps refer to this action by Solera as the “lock out.” As a consequence of the lock out, the Hupps were required to enter the Solera property through the gate used by guests. This required the Hupps to wait in line to enter.

1306*1306 The Hupps’ federal complaint included causes of action for violation of their civil rights and due process rights under the constitution and the Civil Rights Act of 1964 (42 U.S.C. § 1983). The Hupps requested declaratory and injunctive relief regarding the “lock out” and against the “muzzle rule.” The complaint also included causes of action for defamation of the Hupps and their dogs, and intentional infliction of emotional distress.

In October 2015, the federal district court dismissed the Hupps’ complaint without leave to amend on the grounds the Hupps failed to state a federal claim and the federal court would not exercise supplemental jurisdiction over the Hupps’ state law claims.

Aristea’s Complaint Filed in the Riverside Superior Court

Shortly after the dismissal, Aristea filed, in propria persona, a complaint in the instant case (Complaint) in the Riverside County Superior Court. Aristea remained in propria persona throughout the remainder of the trial court proceedings and during the instant appeal. The facts are identical to those alleged in the Hupps’ federal court complaint, which was dismissed. In addition, Aristea alleged that in March 2014, a Solera resident who lived across the street from the Hupps, installed surveillance cameras pointed at the Hupps’ residence. This allegedly violated the Solera CC&Rs, and Solera failed to enforce the CC&Rs in this regard. The Hupps further alleged that on February 10, 2014, Solera management company employee, Timothy Taylor, followed Paul around the Solera property and filmed him as he was walking his two dogs. Another Solera management company employee, Samuel Rojas, on 12 occasions, beginning on March 24, 2015, through August 31, 2015, also followed Paul around the Solera property and filmed him walking his dogs. On July 25, 2015, the Hupps requested to review all of Solera’s contracts and various financial information. Solera denied the Hupps’ request.

The Hupps’ Complaint included causes of action for declaratory and injunctive relief regarding the lock out and muzzle act, private nuisance, violation of the Davis-Stirling Act, invasion of privacy, intentional infliction of emotional distress, and defamation. Although Aristea was the only named plaintiff in the Complaint caption, both Paul and Aristea were named as plaintiffs throughout the Complaint and in the prayer for relief.

On November 24, 2015, Solera, specially appearing, filed a motion to quash service of summons and Complaint (motion to quash) on the ground service of the Complaint on Solera was improper in part because Paul, who was a party to the action, served the Complaint on Solera. Solera argued that, although Paul was not listed in the caption of the summons or Complaint, the Complaint allegations indicated he was a party to the action. Solera asserted 1307*1307 in its motion to quash that “[t]here is no escaping the fact that Paul Hupp is a Plaintiff in this lawsuit, despite his efforts to evade the Court’s vexatious litigant order.” On December 24, 2015, the trial court granted Solera’s motion to quash and granted the Hupps leave to amend the Complaint.

First Amended Complaint

On January 12, 2016, Aristea filed a first amended complaint (FAC), the operative complaint in this matter. Allegations in the original Complaint referring to Paul as a plaintiff were deleted. As with the original Complaint, only Aristea was named as a plaintiff in the caption. Instead of alleging in the first paragraph of the Complaint that both Aristea and Paul were in propria persona plaintiffs, the FAC alleges only Aristea is a plaintiff, suing in propria persona. However, most of the allegations in the FAC remained the same as those in the original Complaint, with minimal changes and with the addition of new claims alleging Davis-Stirling Act violations. The FAC includes numerous references to Paul and “plaintiffs.” The FAC also includes defamation and private nuisance causes of action in which Paul, rather than Aristea, is the subject of the claims.

Notice of Vexatious Litigant Order

Specially appearing on January 26, 2016, Solera filed in the instant case a notice of the January 7, 2014, vexatious litigant order pursuant to section 391.7(c). The notice was served on the Hupps by overnight mail on January 26, 2016. It stated: “PLEASE TAKE NOTICE that the above-captioned lawsuit by Plaintiffs Aristea and Paul Hupp[] was filed in violation of California’s vexatious litigant statutes. Specifically, Paul Hupp was deemed a vexatious litigant by the Riverside Superior Court on or about January 7, 2014, in the matter of Hupp v. Judith L. Beyl, et al.,Riverside Superior Court Case No. RIC1216945. (RJN, Exhibit A). Despite such order, Plaintiff Paul Hupp has filed the Complaint and First Amended Complaint in the above-captioned matter. Pursuant to Code of Civil Procedure § 391.7(c), the filing of this notice shall automatically stay this litigation. (CCP §391.7(c)). The litigation must then be automatically dismissed unless the Plaintiffs, within ten (10) days of the filing of this notice, obtain an order from the presiding justice or presiding judge permitting the filing of the litigation. (Id.)”

In a footnote, the notice states that “Plaintiff Paul Hupp is listed in the body of the Complaint as a `Plaintiff,’ and multiple causes of action relate only to damages allegedly suffered by Plaintiff Paul Hupp. However, Paul Hupp is not named in the Caption of the Complaint. Only Plaintiff Aristea Hupp is named in the Caption.”

1308*1308 Ex Parte Application for Dismissal of FAC

On February 9, 2016, Solera filed in the trial court an ex parte application for dismissal of the FAC under section 391.7(c) or, alternatively, for a stay of all litigation while Paul attempted to obtain an order permitting him to file the FAC. The application was served on both Paul and Aristea by e-mails during the morning of February 9, 2016. Solera asserted in its ex parte application that the trial court had previously declared Paul a vexatious litigant, and the FAC contained essentially the same allegations as the dismissed Complaint. Solera argued that the FAC should be dismissed because Paul, for all intents and purposes, was a plaintiff in the FAC. Because he had been declared a vexatious litigant and the Hupps had failed to obtain permission to file the FAC, the FAC must be dismissed under section 391.7(c).

Attached to Solera’s ex parte application for dismissal was a declaration by Solera’s attorney, Theodore Dokko, stating that more than 10 days had passed since the Hupps were served with the notice of the January 7, 2014 vexatious litigant order, and Paul had not obtained approval from the presiding judge to file the FAC. During the morning of February 9, 2016, Dokko called Aristea and Paul, and left voicemail messages notifying them that Solera would be seeking an order of dismissal of the FAC or, alternatively, requesting a stay of all litigation.

Dokko stated in his supporting declaration that he had also sent both Paul and Aristea a notice by e-mail that same morning. The e-mails provided notice of the date, time, and place for the presentation of the application, and the nature of the relief to be requested. Copies of the e-mails were attached to Dokko’s declaration. The e-mails sent on February 9, 2016, informed Paul and Aristea that a hearing on Solera’s ex parte application for dismissal of the FAC under section 391.7 would take place on February 10, 2016, at 8:30 a.m. The address of the court and department were also provided. Dokko stated he did not know whether Aristea or Paul intended to attend the ex parte hearing or oppose the ex parte application for dismissal.

In support of the ex parte application for dismissal, Solera filed a request for judicial notice, which included copies of (1) the January 7, 2014 vexatious litigant order, (2) the Hupps’ federal district court complaint filed on August 21, 2015, (3) the October 8, 2015 federal district court order dismissing the Hupps’ complaint without leave to amend, (4) the Hupps’ Complaint filed in the Riverside County Superior Court on October 23, 2015, (5) Solera’s motion to quash filed on November 24, 2015, (6) the notice of ruling granting Solera’s motion to quash on December 24, 2015, and (7) the Hupps’ FAC filed on January 12, 2016.

1309*1309 On February 10, 2016, the trial court heard and granted Solera’s ex parte application for dismissal of the FAC. The Hupps did not appear at the hearing or file opposition. A week later, Aristea filed a motion for reconsideration of the order granting Solera’s ex parte application for dismissal. The motion was calendared for April 4, 2016. Aristea stated in her supporting declaration the following facts: she did not receive any notice of the vexatious litigant order or the ex parte application to dismiss; she had not been declared a vexatious litigant; she had personally called the court clerk around 8:00 p.m. on February 9, 2016, and left a voicemail message stating she opposed Solera’s ex parte application to dismiss; and she also called the court clerk on February 10, 2016, around 8:00 a.m., stating that she opposed Solera’s ex parte application. The court clerk purportedly told Aristea she would tell the judge this.

On March 1, 2016, before the trial court heard Aristea’s motion for reconsideration, the court entered a judgment of dismissal of the action. At the hearing on Aristea’s motion for reconsideration on April 4, 2016, the trial court denied the motion on the ground judgment had already been entered. Therefore the court did not have jurisdiction to rule on the motion for reconsideration under APRI Ins. Co. v. Superior Court (1999) 76 Cal.App.4th 176, 181 [90 Cal.Rptr.2d 171]. The court also denied the motion on the ground there were no new or different facts (§ 1008, subd. (a)). Paul appeared at the hearing on his own behalf. He also attempted to appear on behalf of Aristea, who was not present, but was not permitted to do so because he was not licensed to practice law in California. After the court denied her motion for reconsideration, Aristea filed a notice of appeal of the March 1, 2016 judgment of dismissal.

III

EX PARTE APPLICATION FOR DISMISSAL

Aristea’s sole contention on appeal is that the order granting Solera’s ex parte application for dismissal under section 391.7 violated her due process rights to proper notice and a meaningful opportunity to be heard before the court dismissed her action.

A. Standard of Review

The trial court’s order granting Solera’s ex parte application for dismissal is reviewed for an abuse of discretion. (Forrest v. Department of Corporations (2007) 150 Cal.App.4th 183, 194 [58 Cal.Rptr.3d 466] (Forrest).) “Under that standard, we determine `whether or not the trial court exceeded the bounds of reason, all of the circumstances before it being considered.’ [Citation.] We 1310*1310 presume an order is correct and imply findings necessary to support the judgment. [Citation.] An abuse of discretion must be clearly established to merit reversal on appeal. [Citation.] To the degree resolution of the appeal requires statutory interpretation, we undertake that review de novo. [Citation.]” (Ibid.)

B. Forfeiture

(1) Aristea argues Solera waived its vexatious litigant defense by not raising it when Solera first appeared in the action. Aristea argues Solera failed to raise the vexatious litigant objection in Solera’s request for judicial notice filed in support of Solera’s motion to quash, and also did not raise it in the notice of ruling on the motion. We find no merit to this proposition. There was no such waiver or forfeiture.[6] There is no requirement that the notice of vexatious litigant order must be filed when the defendant first appears in the action. Section 391.7(c) states: “If the clerk mistakenly files the litigation without the [prefiling] order, any party may file with the clerk and serve, or the presiding justice or presiding judge may direct the clerk to file and serve, on the plaintiff and other parties a notice stating that the plaintiff is a vexatious litigant subject to a prefiling order as set forth in subdivision (a). The filing of the notice shall automatically stay the litigation.” This provision indicates there is no time limitation on when the matter must be raised.

In addition, there was no forfeiture because Solera’s initial appearance, when Solera filed its motion to quash the summons and Complaint, was a special appearance. The motion to quash was granted with leave to amend the Complaint. Two weeks after Aristea filed the FAC, Solera, specially appearing, filed the notice of vexatious litigant order. Under these circumstances, the filing of Solera’s request for judicial notice in support of the motion to quash and the notice of ruling on the motion did not forfeit or waive Solera’s vexatious litigant objection to the FAC.

C. Dismissal of the FAC Under Section 391.7(c)

Aristea’s FAC was dismissed under the vexatious litigant statutes because the FAC sought relief on behalf of Paul, who had been declared a vexatious litigant under section 391. The trial court apparently concluded that the FAC was an attempt by Paul to circumvent the vexatious litigant statutes which prohibited him from filing the complaint in propria persona.

1311*1311 1. Vexatious Litigant Law

(2) Vexatious litigant statutes, such as section 391.7, were enacted “to curb misuse of the court system by those acting in propria persona who repeatedly relitigate the same issues.” (In re Bittaker (1997) 55 Cal.App.4th 1004, 1008 [64 Cal.Rptr.2d 679]; accord, Bravo v. Ismaj (2002) 99 Cal.App.4th 211, 220 [120 Cal.Rptr.2d 879] (Bravo).) These persistent and obsessive litigants’ abuse of the legal system “not only wastes court time and resources but also prejudices other parties waiting their turn before the courts.” (In re Bittaker, at p. 1008; see Bravo,at p. 221.) The Legislature enacted sections 391.1 through 391.6 in 1963, to moderate a vexatious litigant’s tendency to engage in meritless litigation. (Bravo, at p. 221.) Under these sections a defendant may stay pending litigation by moving to require a vexatious litigant to furnish security if the court determines there is not a reasonable probability the plaintiff will prevail. (§§ 391.1, 391.4; Bravo, at p. 221.)

In 1990, the Legislature enacted section 391.7, which provides the courts “with an additional means to counter misuse of the system by vexatious litigants. Section 391.7 `operates beyond the pending case’ and authorizes a court to enter a `prefiling order’ that prohibits a vexatious litigant from filing any new litigation in propria persona without first obtaining permission from the presiding judge. [Citation.] The presiding judge may also condition the filing of the litigation upon furnishing security as provided in section 391.3. (§ 391.7, subd. (b).)” (Bravo, supra, 99 Cal.App.4th at p. 221.)

(3) Section 391.7(c) provides in relevant part that “[t]he clerk may not file any litigation presented by a vexatious litigant subject to a prefiling order unless the vexatious litigant first obtains an order from the presiding justice or presiding judge permitting the filing.” If the court clerk mistakenly files litigation submitted by a vexatious litigant without the order, as in the instant case, any party may file a notice that the plaintiff is a vexatious litigant. (§ 391.7(c); Forrest, supra, 150 Cal.App.4th at p. 195.) This automatically stays the litigation. The vexatious litigant must obtain an order of permission to file the complaint within 10 days of the filing of that notice. Otherwise the litigation is automatically dismissed. (Ibid.) Where a plaintiff has already been declared vexatious, a defendant moving under section 391.7 need not again establish the plaintiff’s status. (Bravo, supra, 99 Cal.App.4th at p. 225.) Section 391.7 has been broadly construed. (Forrest, at p. 195.)

2. Due Process Right To Notice and an Opportunity To Be Heard

Aristea contends her due process rights were violated by not receiving proper notice of the ex parte application to dismiss or a copy of the moving 1312*1312 papers before the hearing. She argues she was entitled to 16 court days’ notice of the hearing and a copy of the moving papers under section 1005, subdivision (b). Aristea asserts that, as a consequence, she did not have an opportunity to file a meaningful response or attend oral argument on such short notice.

Section 1005, subdivision (b), provides in relevant part: “Unless otherwise ordered or specifically provided by law, all moving and supporting papers shall be served and filed at least 16 court days before the hearing. The moving and supporting papers served shall be a copy of the papers filed or to be filed with the court. However, if the notice is served by mail, the required 16-day period of notice before the hearing shall be increased by five calendar days…. [¶] The court, or a judge thereof, may prescribe a shorter time.” (Italics added.)

(4) If a plaintiff is a vexatious litigant who has been served a notice of vexatious litigant order under section 391.7(c), the section 1005 notice requirements are superseded by section 391.7(c), which provides that “[t]he litigation shall be automatically dismissed unless the plaintiff within 10 days of the filing of that notice obtains an order from the presiding justice or presiding judge permitting the filing of the litigation as set forth in subdivision (b).” (§ 391.7(c), italics added.)

(5) It is well established that, even though the vexatious litigant statute, section 391.7, allows for automatic dismissal without compliance with section 1005 notice requirements, section 391.7 does not deny the vexatious litigant access to the courts. The vexatious litigant law “operates solely to preclude the initiation of meritless lawsuits and their attendant expenditures of time and costs. [Citation.] Vexatious litigant statutes are constitutional and do not deprive a litigant of due process of law.” (Bravo, supra, 99 Cal.App.4th at pp. 221-222, italics added.)

Here, Solera served the Hupps on January 25, 2016, with a notice of vexatious litigant order, indicating that the trial court mistakenly permitted the filing of the FAC, in violation of the January 7, 2014 order declaring Paul a vexatious litigant. Neither Paul, a vexatious litigant, nor Aristea, who had not been deemed a vexatious litigant, obtained an order of permission to file the Complaint or FAC. After the 10-day period ran, Solera filed its ex parte application to dismiss. As discussed below, dismissal of the FAC was proper under section 391.7 as to Paul, but not as to Aristea, who had not been declared a vexatious litigant.

3. Dismissal Founded on Paul’s Vexatious Litigant Status

When the FAC was filed, Paul was a vexatious litigant subject to the prefiling requirements under section 391.7. Therefore Paul was prohibited 1313*1313 from filing any litigation unless he first secured permission to file from the presiding judge. (Forrest, supra, 150 Cal.App.4th at p. 195; § 391.7(c).) The record on appeal shows that Paul failed to secure permission to file the Complaint or FAC on his own behalf. The Complaint named only Aristea as a plaintiff in the caption, although the body of the Complaint contained numerous allegations indicating Paul was a plaintiff seeking recovery in the Complaint. The FAC omitted some of the allegations regarding Paul but still included numerous facts and claims involving Paul. Paul did not respond to Solera’s notice of vexatious litigant order filed in the instant case and did not obtain prefiling permission to allege his claims in the FAC. He also did not oppose dismissal of the FAC or appear at the hearing on Solera’s ex parte application to dismiss the FAC. Therefore Paul forfeited any objections to dismissal of the FAC as to any claims alleged on his behalf, and Paul is not a party to this appeal.

Aristea argues on appeal, however, that she can assert claims on Paul’s behalf in this action under the Davis-Stirling Act. We disagree. She does not have standing to assert Paul’s claims. Furthermore, Paul cannot circumvent the vexatious litigant statutes by having his mother file a complaint (the FAC) seeking recovery on his behalf. Because Paul was declared a vexatious litigant, it was proper for the trial court to dismiss under section 391.7(c) all claims made by or on behalf of Paul in the FAC, regardless of whether he was named a plaintiff in the FAC caption.

4. Dismissal of Aristea’s FAC Claims

Whether the trial court had authority under the vexatious litigant statutes to dismiss FAC claims personal to Aristea appears to be an issue of first impression. There does not appear to be any case law directly on point. There are several cases, such as In re Shieh (1993) 17 Cal.App.4th 1154 [21 Cal.Rptr.2d 886] (Shieh), Say & Say, Inc. v. Ebershoff (1993) 20 Cal.App.4th 1759 [25 Cal.Rptr.2d 703] (Say & Say), and In re Kinney (2011) 201 Cal.App.4th 951 [135 Cal.Rptr.3d 471], which extend the vexatious litigant law to vexatious litigants who are attorneys or to a corporation that serves as the alter ego of a vexatious litigant. These cases are not dispositive here. Aristea is not an attorney, she is not represented by an attorney, she is not a vexatious litigant or the alter ego of a corporation that is a vexatious litigant, and she is asserting personal claims in her own name, separate from those of Paul. Even though Paul likely was the instigator of the instant litigation and may have prepared Aristea’s pleadings in this case, there is no direct evidence of this before this court and there does not appear to be any legal authority supporting dismissal of Aristea’s separate claims alleged in the FAC under section 391.7, when to date she has not been declared a vexatious litigant.

1314*1314 In Shieh, supra, 17 Cal.App.4th 1154, the trial court held a hearing on an order to show cause why the plaintiff, Liang-Houh Shieh, should not be declared a vexatious litigant. Virtually every lawsuit Shieh filed involved attempts to relitigate his claims against various lawyers and law firms. The trial court declared Shieh a vexatious litigant under section 391, subdivision (b)(4), and issued a prefiling order under section 391.7, subdivision (a), prohibiting him from filing any new litigation in propria persona or through an attorney without first obtaining leave from the presiding judge. (Shieh, at pp. 1167-1168.)

Normally, under section 391.7, a vexatious litigant is required to obtain a prefiling order only if the litigant is in propria persona. The Shieh court, however, concluded the case presented unusual circumstances warranting requiring Shieh also to obtain a prefiling order when represented by an attorney. This was because Shieh was an attorney and the trial court found it was clear he, rather than his attorneys, had drafted all of the groundless, frivolous pleadings and briefs. (Shieh, supra, 17 Cal.App.4th at p. 1167.)

The Shieh court further concluded that previous prefiling orders that permitted Shieh to file litigation if he was represented by an attorney “had no discernible effect on Shieh’s out-of-control litigation.” (Shieh, supra, 17 Cal.App.4th at p. 1167.) The Shieh court concluded this was because, “[i]n short, it is clear that Shieh does not engage attorneys as neutral assessors of his claims, bound by ethical considerations not to pursue unmeritorious or frivolous matters on behalf of a prospective client. [Citation.] Rather, these attorneys who ostensibly `represent’ Shieh serve as mere puppets. Based on these facts, we conclude a prefiling order limited to Shieh’s in propria persona activities would be wholly ineffective as a means of curbing his out-of-control behavior.” (Ibid.)

Shieh, supra, 17 Cal.App.4th 1154, involved entirely different circumstances than those in the instant case. Aristea is not challenging an order declaring her or Paul a vexatious litigant. In addition, Aristea had never been declared a vexatious litigant and the record does not show that she had a history of bringing frivolous claims while represented by attorneys acting as “mere puppets.” Here, Paul had already been declared a vexatious litigant. It is undisputed that he could not allege any claims or seek any relief in the FAC, because he did not obtain a prefiling order allowing him to do so.

Aristea may very well have been serving as a “mere puppet” or conduit for Paul to allege his own claims against the defendants. As to those FAC claims, dismissal was proper. But dismissal of Arista’s separate, personal claims under the vexatious litigant statutes was not proper, regardless of whether Paul drafted the Complaint and FAC on her behalf. Aristea had not been 1315*1315 declared a vexatious litigant and there was no vexatious litigant order requiring a prefiling order whenever Aristea was a coplaintiff with Paul.

Shortly after the court decided Shieh, supra, 17 Cal.App.4th 1154, the court in Say & Say, supra, 20 Cal.App.4th 1759, held that Say & Say, Inc. (Say Inc.),[7]incorporated by Shieh’s wife, was a vexatious litigant subject to the vexatious litigant law. (Say & Say, at p. 1770.) On two occasions, courts previously had determined that Say Inc. and Shieh were the alter egos of one another. In Shieh,the court likewise noted that Say Inc. was a corporation owned and controlled solely by Shieh. (Id. at p. 1766.)

After the trial court declared Shieh a vexatious litigant, Shieh added Say Inc. as a plaintiff in Say & Say and in his numerous other lawsuits. The trial court in Say & Say dismissed the case only as to Shieh because he had not posted security as a vexatious litigant under section 391.4. Both Shieh and Say Inc. appealed, even though the complaint was not dismissed as to Say Inc. On appeal, the court concluded Shieh failed to demonstrate the case had merit, denied Shieh permission to proceed with his appeal, and dismissed the appeal as to Shieh, but not as to Say Inc. (Say & Say, supra, 20 Cal.App.4th at p. 1762.)

The appellate court thereafter issued an order to show cause as to whether Say Inc. was a vexatious litigant. In making the determination on appeal, the court in Say & Say noted that section 391, subdivision (b), defines a vexatious litigant as a person who has in the past appeared in propria persona. Say Inc. is a corporation, which generally cannot appear in litigation in propria persona. Say Inc. did not appear without counsel in any litigation. (Say & Say, supra, 20 Cal.App.4th at p. 1767.) Nevertheless, the court in Say & Say concluded that “when well-established principles concerning disregarding the corporate fiction and utilization of a corporation to avoid a statute are applied to this case, we conclude Say & Say, Inc., is subject to the vexatious litigant law. Further, we find as a factual matter it would be inequitable to allow the corporate fiction to permit Say & Say, Inc., to avoid the effect of section 391 et seq.” (Ibid.)

In declaring Say Inc. a vexatious litigant, the appellate court in Say & Say found that there was “no evidence of any separateness between the conduct of Mr. Shieh and the manner in which he conducted his activities … and those of the corporation.” (Say & Say, supra, 20 Cal.App.4th at p. 1769.) Further, after the trial court determined that Shieh was a vexatious litigant, Shieh and Say Inc. jointly filed “12 separate pieces of litigation” in state and 1316*1316 federal trial courts, and jointly filed 11 appeals. (Id. at p. 1769.) The court in Say & Say found that “the only purpose for which this has been done is to evade the effects of the vexatious litigant law.” (Ibid.) Therefore “[i]t would be inequitable to allow Mr. Shieh to utilize Say & Say, Inc., to continue with his misuse of the litigation process directed at members of the legal community. Accordingly, because we conclude that Say & Say, Inc., has been used to circumvent section 391 et seq., compelling interests in equity warrant the conclusion that Say & Say, Inc., is subject to the vexatious litigant law.” (Id. at pp. 1769-1770.)

While the court in Say & Say, supra, 20 Cal.App.4th 1759 found there were compelling interests in equity warranting subjecting Say Inc. to the vexatious litigant law, such equity interests do not apply here. It does appear likely that Paul is using Aristea to circumvent the vexatious litigant law and assert his own litigious interests. Nevertheless, the appropriate procedure for combating such abuse is for the trial court to declare not only Paul, but also Aristea a vexatious litigant in accordance with the vexatious litigant statutes. Unlike in Say & Say, the record on appeal here does not show this occurred. The notice of vexatious litigant served on January 26, 2016, seeking automatic dismissal of the FAC, was based solely on Paul having been declared a vexatious litigant.

Furthermore, in Say & Say, supra, 20 Cal.App.4th 1759, the court found Say Inc. to be a vexatious litigant because Say Inc. and Shieh were one and the same entity. There was no separateness or differentiation between Say Inc. and Shieh. This is not the case as to Aristea and Paul. They are separate individuals, with potentially separate interests and rights. Therefore, this court cannot at this stage of the proceedings, where Aristea has not been declared a vexatious litigant, uphold dismissal of her separate claims alleged in the FAC based on Paul having been declared a vexatious litigant.

(6) We recognize that “[a] court has inherent power, upon a sufficient factual showing, to dismiss an action `”shown to be sham, fictitious or without merit in order to prevent abuse of the judicial process.”‘ [Citations.] That power, exercised after a hearing and upon sufficient factual showing, is a different power than the virtually ministerial power granted by section 391.7, subdivision (c).” (Flores v. Georgeson (2011) 191 Cal.App.4th 881, 887 [119 Cal.Rptr.3d 808].) Here, the dismissal of the FAC was based on the vexatious litigant statutes, which allow for automatic dismissal or shortened, ex parte notice of dismissal, but only as to claims brought by a vexatious litigant. Dismissal based on the court’s inherent power to dismiss a sham, fictitious or meritless action requires proper notice of such proceedings under section 1005, subdivision (b), which was not provided in the instant action as to dismissal of Aristea’s claims. (Andre v. General Dynamics, Inc. (1974) 43 1317*1317 Cal.App.3d 839, 846-847 [118 Cal.Rptr. 95]; Harris v. Board of Education (1957) 152 Cal.App.2d 677, 683 [313 P.2d 212] [“where dismissal rests in the discretion of the court the plaintiff should be given notice of the motion to dismiss and an opportunity to be heard thereon.”]; § 583.150.)

There does not appear to be any case law that addresses the circumstances in the instant case, in which one of two individuals is a vexatious litigant who appears to be instigating and perpetuating litigation through the other individual, who is also asserting her own, separate claims. Here, the vexatious litigant, Paul, is not a licensed attorney representing Aristea but appears to be pursuing his own litigious agenda by drafting and filing Aristea’s pleadings. The instant case is closest factually to In re Kinney, supra, 201 Cal.App.4th 951, in which the plaintiff, Charles Kinney, an attorney, filed numerous lawsuits, resulting in the trial court declaring him a vexatious litigant under section 391, subdivision (b). Kinney attempted to evade the prefiling order by enlisting Kimberly Jean Kempton to stand in his stead as a plaintiff and appellant.

The court in Kinney concluded Kinney was “using Kempton as his proxy or puppet in order to continue his career as a vexatious litigant.” (In re Kinney, supra, 201 Cal.App.4th at pp. 953-954.) The incessant litigation involved property owned by both Kinney and Kempton. Originally they were both named as plaintiffs. After Kinney was declared a vexatious litigant, Kempton became the sole plaintiff, and Kinney was named as her attorney. During the instant appeal, the Kinney court issued an order to show cause why Kinney should not be declared a vexatious litigant while acting as Kempton’s attorney.

In deciding the matter, the Kinney court found that “[i]n this instance, the individual who was declared a vexatious litigant, Charles Kinney, is purporting to act as attorney for Kimberly Kempton. In reality, Kempton is merely acting as a puppet or conduit for Kinney’s abusive litigation practices. Kinney recently acknowledged as much, telling the trial court that the only reason he was not the named plaintiff is because `”I’m a vexatious litigant and it takes too long to get approval” to sue.'” (In re Kinney, supra, 201 Cal.App.4th at p. 959.)

The Kinney court further found that Kinney stood to directly benefit from the litigation because he was a co-owner of the property at issue. In addition, he was not acting as a neutral assessor of Kempton’s claims, “`bound by ethical considerations not to pursue unmeritorious or frivolous matters on behalf of a prospective client.'” (In re Kinney, supra, 201 Cal.App.4th at p. 959, quoting Shieh, supra, 17 Cal.App.4th at p. 1167.) The court stated that, instead, Kinney was using Kempton as a “strawman” plaintiff, while 1318*1318 Kinney “pursues obsessive, meritless litigation against the hapless residents of this state who have the misfortune to be his neighbors. Kinney has demonstrated a pattern of using the judicial system as a weapon in an unrelenting quest to get advantages that he does not deserve, imposing onerous litigation costs on his opponents that he does not incur himself because he is a lawyer. He is one `for whom litigation has become a game.'” (In re Kinney, p. 959.) The Kinney court therefore issued a prefiling order prohibiting Kinney, from filing any new litigation, either in his own name or in the name of Kempton without first obtaining leave of the presiding judge under section 391.7, subdivision (a). (In re Kinney, at pp. 960-961.)

The instant case is distinguishable from Kinney in several significant ways. Aristea may have been acting as a mere puppet or conduit for Paul’s abusive litigation practices, but Paul was not representing Aristea as her attorney of record. On one occasion he attempted to appear on her behalf but was told he could not do so because he was not licensed to practice law in California. In addition, this case does not involve an order to show cause why Paul or Aristea should not be declared a vexatious litigant. This case concerns the trial court’s dismissal of Aristea’s complaint based on a notice of a vexatious litigant order solely against Paul. The order in Kinney, on the other hand, was issued by the appellate court and prohibited a previously declared vexatious litigant attorney, Kinney, and not Kempton, from filing any new litigation, either in his own name or in the name of Kempton without first obtaining a prefiling order. Unlike in the instant case, the Kinney court did not dismiss the entire complaint, including Kempton’s claims.

The instant case is unique in that it involves a complaint containing allegations by a mother and her son, in which the mother, Aristea, is not barred under section 391.7(c) from bringing her own personal claims based on her own property interests, but her son, Paul, is a vexatious litigant barred from bringing any claims under section 391.7(c). In addition, the FAC was filed with the court, rather than rejected by the court clerk or automatically dismissed under section 391.7(c). Instead the trial court heard and granted Solera’s ex parte application for dismissal of the FAC in its entirety.

(7) While we conclude the trial court erred in dismissing ex parte Aristea’s personal claims alleged in the FAC, we emphasize that this outcome is not intended to open the floodgates to vexatious litigants using “confederate” parties who have no personal rights or interests in the claims brought by vexatious litigants. The instant decision is intended to be narrowly construed to apply only to precluding dismissal under section 391.7(c) of valid claims by nonvexatious litigants in actions which also include improper claims brought by vexatious litigants. Under such circumstances, the nonvexatious litigant’s valid, personal claims should not be dismissed ex parte under section 391.7(c). Only the vexatious litigant’s claims are subject to dismissal.

1319*1319 We also reject Solera’s argument raised during oral argument in this court that, if we reverse the trial court’s dismissal of Aristea’s FAC claims, this court would be improperly adding implicit language to section 391.7(c) that does not exist. Solera argues this court would be implicitly adding the word “solely” to section 391.7(c) to state: “The clerk may not file any litigation [solely] presented by a vexatious litigant subject to a prefiling order unless the vexatious litigant first obtains an order from the presiding justice or presiding judge permitting the filing.”

(8) This court is not adding any language to section 391.7(c). To the contrary, we are narrowly applying section 391.7(c) as written to the unique facts and circumstances of this case. Solera urges this court to construe section 391.7(c) as requiring the trial court to dismiss under section 391.7(c) claims brought by a nonvexatious litigant when such claims are in a complaint that includes claims brought by a vexatious litigant. We reject this proposition because section 391.7(c) only refers to litigation presented by vexatious litigants. There is no language requiring dismissal of a nonvexatious litigant’s claims. And we shall not implicitly add such language to section 391.7(c), particularly when doing so would lead to dismissal of a nonvexatious litigant’s claims, in violation of the nonvexatious litigant’s due process rights.

Here, Paul appears to have been undeterred in wreaking havoc on the judicial system and defendants after having been declared a vexatious litigant, by unlawfully, without a California license to practice law, drafting and filing pleadings on behalf of his mother. Nevertheless, where Aristea’s separate claims are at stake in this action and where she has not been declared a vexatious litigant, we conclude the trial court improperly dismissed Aristea’s FAC as to those claims personal to Aristea. We leave it to the trial court to determine by noticed motion whether the totality of the circumstances illuminated in this appeal and by evidence presented at the hearing support orders (1) declaring Aristea a vexatious litigant, as a coconspirator in Paul’s “`campaign of litigation terror'” (Shieh, supra, 17 Cal.App.4th at p. 1164) and (2) prohibiting Paul, a previously declared vexatious litigant, from drafting pleadings or filing any new litigation, either in his own name or in the name of Aristea, without first obtaining leave of the presiding judge under section 391.7.

1320*1320 IV

DISPOSITION[8]

The judgment of dismissal is affirmed as to any claims or allegations in the FAC which are brought by or benefit Paul. The judgment of dismissal is reversed as to all claims solely personal to Aristea. The trial court is directed on remand to order stricken from the FAC all allegations mentioning Paul and all claims benefiting or seeking recovery on behalf of Paul. The parties shall bear their own costs on appeal.

Ramirez, P. J., and Fields, J., concurred.

[1] The defendants named in Aristea’s first amended complaint, collectively referred to in this decision as “Solera,” include Solera Oak Valley Greens Association and its management company, board of directors, various employees, and contracted vendors, and City of Beaumont Animal Control Officer Jack Huntsman. The vexatious litigant proceedings in this action were brought by Solera Oak Valley Greens Association and Huntsman. Use of the name “Solera” in this regard refers to both of these defendants.

[2] Unless otherwise noted, all statutory references are to the Code of Civil Procedure. Section 391.7, subdivision (c), is referred to herein as section 391.7(c).

[3] Civil Code sections 4000 to 6150, formerly Civil Code section 1350 et seq.

[4] Paul “graduated from law school but is not a practicing attorney.” (Hupp v. City of Walnut Creek(N.D.Cal. 2005) 389 F.Supp.2d 1229, 1232, fn. 5.) This fact was disclosed at the hearing on Aristea’s motion for reconsideration on April 4, 2016, when Paul attempted to appear on behalf of Aristea.

[5] Aristea also filed a request for judicial notice of page 5 of the reporter’s transcript of the ex parte hearing on February 10, 2016. The language on page 5 is quoted in Aristea’s supplemental brief. Neither Aristea nor Solera included in the original record on appeal a reporter’s transcript of any of the relevant proceedings in this matter. Aristea’s request for judicial notice of page 5 of the hearing on February 10, 2016, is granted (Evid. Code, §§ 452, 459).

[6] “Although the loss of the right to challenge a ruling on appeal because of the failure to object in the trial court is often referred to as a `waiver,’ the correct legal term for the loss of a right based on failure to timely assert it is `forfeiture,’ because a person who fails to preserve a claim forfeits that claim. In contrast, a waiver is the `”intentional relinquishment or abandonment of a known right.”‘” (In re S.B.(2004) 32 Cal.4th 1287, 1293, fn. 2 [13 Cal.Rptr.3d 786, 90 P.3d 746].)

[7] Employees of Shieh and Say Inc. “stated under oath that `Say’ was an anglicized version of `Shieh.'” (Say & Say, supra, 20 Cal.App.4th at p. 1766.)

[8] Solera filed a request for judicial notice on August 3, 2016, requesting judicial notice of the following documents: (1) this court’s order filed on March 3, 2014, denying Paul’s application for permission on February 5, 2014, to file an appeal from the superior court’s January 13, 2014 order dismissing his complaint and (2) Paul and Aristea’s complaint filed on March 1, 2016, in the federal district court. Solera’s request for judicial notice is denied on the ground the two documents were not before the trial court when it ruled on Solera’s application to dismiss Aristea’s complaint and therefore are not relevant to the instant appeal.

Aristea filed a request for judicial notice on August 23, 2016, requesting judicial notice of two documents, (1) a trial court order entitled, “Ruling on Submitted Matter,” and (2) a trial court minute order on the same matter. Both documents were filed on July 28, 2016, in Solera Oak Valley Greens Assn. v. Hupp (Super. Ct. Riverside County, No. RIC 1515215), and concerned an order to show cause regarding whether Aristea qualified as a vexatious litigant. Aristea’s request for judicial notice is denied on the ground the two documents are not relevant to this appeal. They concern a different case and were not before the trial court when it ruled on Solera and Huntsman’s application to dismiss Aristea’s complaint.

 

Keywords: Governing Documents, Proper Parties

 

Lee v. Rich

Yung-Shen Steven Lee, Cross-complainant and Respondent, v. Howard Rich, Cross-defendant and Appellant.

Summary by Mary M. Howell, Esq.:

Judgment debtor was not entitled to equitable redemption of his real property sold at an execution sale to satisfy a default judgment against him by homeowners association because the third party purchaser was not guilty of unfairness, did not manipulate the system or take undue advantage, and the record showed that the property was not sold for a grossly inadequate price.

**End Summary**

 

6 Cal.App.5th 270 (2016)

No. G051838. Court of Appeals of California, Fourth District, Division Three.

November 30, 2016.272*272 Appeal from an order of the Superior Court of Orange County, Super. Ct. No. 30-2009-00271288, Corey S. Cramin, Judge. Reversed.

Law Offices of Gary P. Kast and Gary P. Kast for Cross-defendant and Appellant.

Oswald & Yap, Fitzgerald Yap Kreditor and Andrew H. Do for Cross-complainant and Respondent.

273*273 OPINION

FYBEL, J.—

INTRODUCTION

Howard Rich purchased a single-family residence at an execution sale conducted to satisfy a judgment against Yung-Shen Steven Lee. Rich was a third party purchaser; the plaintiff and judgment creditor was Spyglass Hill Community Association (the HOA), which managed the common interest development of which the residence was a part. After the sale, the trial court granted Lee’s motion to vacate the judgment on the ground it had been obtained by the HOA through fraud. Soon thereafter, the court granted Lee’s motion for restitution and cancelled the sheriff’s deed to Rich.

We reverse the order granting Lee’s motion for restitution and cancellation of the sheriff’s deed of sale. Code of Civil Procedure section 701.680, subdivision (a) (section 701.680(a)) unequivocally states that an execution sale is “absolute and shall not be set aside for any reason.” Because Rich was not the judgment creditor, the remedies available for Lee, the judgment debtor, are recovery of the proceeds of the sale under Code of Civil Procedure section 701.680, subdivision (b) (section 701.680(b)), or to seek equitable redemption. Lee is not, however, entitled to equitable redemption because Rich was not guilty of unfairness, and did not manipulate the system or take undue advantage, and the record shows the property was not sold for a grossly inadequate price. The record demonstrates, to the contrary, that Lee sought to manipulate the system.

RELEVANT FACTS AND PROCEDURAL HISTORY

As Rich points out, most of the factual assertions made by Lee in the respondent’s brief are not supported by citations to the record. California Rules of Court, rule 8.204(a)(1)(C) states an appellate brief must “[s]upport any reference to a matter in the record by a citation to the volume and page number of the record where the matter appears.” (See Doppes v. Bentley Motors, Inc. (2009) 174 Cal.App.4th 967, 990 [94 Cal.Rptr.3d 802] [“The rule applies wherever a reference to a matter in the record appears in a brief.”].) We decline to consider those passages of the respondent’s brief that do not comply with this rule. (Ragland v. U.S. Bank National Assn. (2012) 209 Cal.App.4th 182, 195 [147 Cal.Rptr.3d 41].)

In 1991, Lee purchased a single-family home in Corona del Mar (the property). The property is part of a common interest development formed pursuant to the former Davis-Stirling Common Interest Development Act (Civ. 274*274 Code, former § 1350 et seq.). The common interest development is managed by the HOA, which was established pursuant to a declaration of covenants, conditions, and restrictions.

In April 2007, Lee ceased paying the HOA assessments. Over the next two years, the HOA sent Lee notices of delinquency, intent to record a lien, and lien recordation. There is no dispute that Lee received those notices. As of May 2009, the amount that Lee owed to the HOA for delinquent assessments, late charges, collection costs, and attorney fees was $7,955.50.

In May 2009, the HOA filed a lawsuit against Lee for, among other things, foreclosure of the assessment lien. Thereafter, attempts were made to serve process on Lee by notice and acknowledgment, and some 24 attempts at personal service were made from June 2 through October 26, 2009. In some instances, Lee refused to acknowledge he was at home and refused to open or answer the door. In November 2009, the HOA filed an ex parte application for publication of summons, which included a declaration from a registered process server.

In June 2010, the HOA obtained, by default, a judgment of foreclosure of the assessment lien against Lee. The notice of entry of judgment was served on Lee by mail.

Lee had a history of avoiding service of process. In an earlier lawsuit brought by Lee’s neighbors, Powell Thurston and Karen Thurston (the Thurstons), Lee avoided service and failed to appear in court. In 2005, the Thurstons tried to contact Lee about a home construction project. The Thurstons attempted to deliver plans to Lee by hand delivery and certified mail, but were unsuccessful. The Thurstons attempted to deliver the plans to Lee by certified mail to his post office box, but they were always returned as refused and unopened. Once the HOA approved the construction project and work started, Lee notified the HOA that he objected. Lee refused to accept the plans if sent by certified mail and said he would arrange to go to the HOA’s office to view them. He never did so.

Based on the default judgment the HOA had obtained against Lee, a writ of sale issued in October 2010. In June 2011, a sheriff’s deputy posted a notice of sheriff’s sale under foreclosure on the front door of the property and outside the Orange County Sheriff’s Office. The notice advised that the property would be sold at auction to the highest bidder on July 14, 2011.

Rich learned of the sale about three weeks before the scheduled sale date by obtaining a copy of the notice of sale posted outside of the Orange County Sheriff’s Office. He and four other bidders attended the sale on July 14. The 275*275bidding opened at the amount of the judgment ($19,578.32) and overbids increased in $5,000 increments. Bidding continued until Rich made a bid of $210,000. Nobody outbid him, and the property was sold to him for that amount. Rich immediately paid the required 10 percent deposit by cashier’s check and paid the balance at the end of the three-month redemption period. The property was subject to tax liens and other encumbrances totaling $233,500.

In November 2011, after the statutory redemption period elapsed with no action by Lee, Rich received a sheriff’s deed to the property. Rich filed an unlawful detainer action, but Lee did not respond to attempts at service and the trial court authorized service by posting on the premises. Lee never objected to service of the unlawful detainer complaint and never responded to it. Rich obtained an unlawful detainer judgment by default against Lee, who had vacated the property after destroying portions of it.

In February 2012, Lee filed a motion to set aside and vacate the default judgment obtained by the HOA. Lee argued, in essence, that he did not receive actual notice of the HOA’s lawsuit because summons was never mailed to his post office box address.[1] The HOA opposed the motion. Lee and the HOA submitted declarations and evidence to support their respective positions. Rich was not served with the motion.

On March 8, 2012, the trial court granted Lee’s motion to set aside and vacate the judgment, ordered the judgment against Lee vacated, and granted him leave to answer. Lee filed his answer and a cross-complaint against the HOA the next day.

On March 23, 2012, Lee filed an amended cross-complaint against the HOA, Rich, and the Orange County Sheriff. The only recovery sought by Lee was restitution of the amount of the judgment ($19,578.32).

On March 27, 2012, Lee filed his motion for restitution and to cancel the sheriff’s deed. The motion sought restitution of $19,578.32 from the HOA and cancellation of the sheriff’s deed issued to Rich. Rich made his first formal appearance in the action by opposing Lee’s motion. The HOA also filed opposition to Lee’s motion.

On April 17, 2012, Rich filed a motion for reconsideration of the order granting Lee’s motion to set aside and vacate the default judgment. Two days 276*276 later, the trial court granted Lee’s motion for restitution and cancellation of the sheriff’s deed of sale. The court ordered that the sheriff’s deed issued to Rich be cancelled as “void ab initio” and that restitution be made to Rich. On May 3, 2012, the trial court denied Rich’s motion for reconsideration as untimely.

On May 7, 2012, Rich filed a “Cross-complaint to Amended Cross-complaint” asserting a cause of action for quiet title against Lee. Rich’s cross-complaint alleged, as the basis for title, the sheriff’s certificate of sale of real property and the sheriff’s deed of sale. Rich contended that under section 701.680(a), his purchase of the property at the sheriff’s sale was “absolute and may not be set aside for any reason.”

Rich appealed from the order denying his motion for reconsideration and the order granting Lee’s motion for restitution and cancellation of the sheriff’s deed of sale. We dismissed the appeal for lack of jurisdiction because Rich’s cross-complaint was pending. (Lee v. Rich (July 19, 2013, G047047) [nonpub. opn.].)

In 2015, the HOA and Lee entered into a stipulated judgment and Rich dismissed his cross-complaint without prejudice. Rich then filed another notice of appeal to challenge the order granting Lee’s motion for restitution and to cancel the sheriff’s deed.

DISCUSSION

I.

Rich Was an Indispensable Party to Lee’s Motion for Relief from Default Judgment.

Lee filed his motion to set aside and vacate the default judgment in February 2012, after Rich had purchased the property at the execution sale and after Lee had been served with Rich’s unlawful detainer action. Lee did not, however, serve Rich with that motion. Rich argues he was an indispensable party to the motion to set aside and vacate the default judgment.

(1) An indispensable party is defined as follows: “A person who is subject to service of process and whose joinder will not deprive the court of jurisdiction over the subject matter of the action shall be joined as a party in the action if (1) in his absence complete relief cannot be accorded among those already parties or (2) he claims an interest relating to the subject of the action and is so situated that the disposition of the action in his absence may (i) as a practical matter impair or impede his ability to protect that interest or 277*277 (ii) leave any of the persons already parties subject to a substantial risk of incurring double, multiple, or otherwise inconsistent obligations by reason of his claimed interest. If he has not been so joined, the court shall order that he be made a party.” (Code Civ. Proc., § 389, subd. (a).) An indispensable party is not bound by a judgment in an action in which the indispensable party was not joined and may collaterally attack the judgment. (Save Our Bay, Inc. v. San Diego Unified Port Dist. (1996) 42 Cal.App.4th 686, 693 [49 Cal.Rptr.2d 847].)

(2) Rich was an indispensable party to the motion to set aside and vacate the default judgment because the potential effect of the motion would be to void Rich’s title. (Cf. Washington Mutual Bank v. Blechman (2007) 157 Cal.App.4th 662, 668 [69 Cal.Rptr.3d 87] [“When a party seeks to set aside and vacate a trustee’s sale in a foreclosure proceeding, there can be no doubt that the parties to the sale transaction are indispensible parties.”].) Rich was a bona fide third party purchaser of the property at an execution sale. The motion to set aside and vacate the default judgment impaired and impeded Rich’s ability to protect his interest in the property purchased. Because Rich was not made a party to that motion, he could protect his interest only by a motion for reconsideration or by opposing the motion to cancel the sheriff’s deed. The motion for reconsideration was denied as untimely, and the issue of proper service on Lee had been resolved before Rich filed opposition to the motion to cancel the sheriff’s deed.

Because Rich was an indispensable party to Lee’s motion to set aside and vacate the default judgment, and Rich was not served with that motion, he is not bound by the order granting it. As to Rich, therefore, the default judgment was not void.

II.

Under Section 701.680(a) the Sale of the Property to Rich Was Absolute and May Not Be Set Aside for Any Reason.

In 1982, the Legislature enacted the Enforcement of Judgments Law (EJL), Code of Civil Procedure section 680.010 et seq. Comprehensive in scope, the EJL addresses, among other things, the procedure for enforcing judgments by writ of execution. Section 701.680(a), which is part of the EJL, unequivocally states: “Except as provided in paragraph (1) of subdivision (c), a sale of property pursuant to this article is absolute and shall not be set aside for any reason.” (Italics added.) If the sale was improper due to irregularities in the proceedings or because the property was not subject to execution, then, within 90 days of the sale, the judgment debtor may commence an action to 278*278 set aside the sale “if the purchaser at the sale is the judgment creditor.” (Code Civ. Proc., § 701.680, subd. (c)(1).)

Section 701.680(b) states: “If the judgment is reversed, vacated, or otherwise set aside, the judgment debtor may recover from the judgment creditor the proceeds of a sale pursuant to the judgment with interest at the rate on money judgments to the extent the proceeds were applied to the satisfaction of the judgment.”

(3) Few statutory schemes are clearer. “It is immediately apparent from an examination of the statutory scheme and words used that (1) division 2, chapter 3, of the EJL is all-encompassing — it deals with procedures for enforcement of judgments by writ without exception and (2) [Code of Civil Procedure] section 701.680 is crystal clear — it states that execution sales are absolute and may not be set aside `for any reason’ unless the judgment creditor was the purchaser.” (Gonzalez v. Toews (2003) 111 Cal.App.4th 977, 981 [4 Cal.Rptr.3d 434] (Gonzalez).)

Section 701.680(b) does not make an exception for a judgment declared void: An execution sale is “absolute and shall not be set aside for any reason” (§ 701.680(a)) even if the underlying judgment is vacated, or set aside (§ 701.680(b)), which would be the case with a void judgment.

The judgment debtor is not left without a remedy. If the judgment creditor was the purchaser of the property, then the judgment debtor may proceed under Code of Civil Procedure section 701.680, subdivision (c)(1). The judgment debtor may commence an action to set aside the sale only if the sale (not the underlying judgment) was improper and only if the purchaser at the sale was the judgment creditor. Rich was not the judgment creditor.

(4) The EJL “marked a change in California law.” (Lang v. Roché (2011) 201 Cal.App.4th 254, 260 [133 Cal.Rptr.3d 675] (Lang).) Before enactment of the EJL, the judgment debtor, after reversal of the underlying judgment on appeal, could have an execution sale set aside and be restored to possession if the plaintiff/judgment creditor was the purchaser. (Lang, supra, at p. 260.) “One of the purposes of the EJL was to repeal the statutory right to redeem property sold at execution sales. [Citations.] The comprehensive revision of the EJL `completely eliminated the possibility that judicial sales be set aside on reversal of the underlying judgment regardless of the identity of the purchaser.’ [Citation.] Because the EJL offers remedies in the event that the judgment is reversed, vacated, or otherwise set aside, `it is apparent that the Legislature has determined that judicial sales of real property may not be set aside on the basis that the underlying judgment ordering the sale has been reversed.’ [Citation.]” (Id. at pp. 260-261.)

279*279 Even though the judgment against Lee was vacated, the execution sale of the property to Rich is “absolute and shall not be set aside for any reason” under section 701.680(a). Code of Civil Procedure section 701.680, subdivision (c)(1) did not permit Lee to seek to set aside the sale, even assuming irregularities in the sale proceedings, because Rich was not the judgment creditor. (Amalgamated Bank v. Superior Court (2007) 149 Cal.App.4th 1003, 1018 [57 Cal.Rptr.3d 686][“By statute, only the judgment debtor can set aside the sale for irregularity and only where the purchaser was the judgment creditor.”].)

Lee does not argue that section 701.680(a) is unconstitutional on its face or that it would be unconstitutional if applied to uphold the execution sale of the property to Rich. The word “unconstitutional” does not appear in Lee’s respondent’s brief. Lee contends, based on the language of section 701.680(a), that the trial court did not err by ordering the sheriff’s deed cancelled.

III.

Lee Does Not Have a Right of Equitable Redemption.

Relying on Lang, supra, 201 Cal.App.4th 254, Lee argues he could redeem the property because the HOA obtained the default judgment by extrinsic fraud. We note that in the respondent’s brief Lee did not supply citations to the record to support his claim of extrinsic fraud, except in support of the assertion that, “[Sarah] Reed [(the HOA’s attorney)] did not exhibit the result of that on-line search until she was forced to disclose years later after the fact in her declaration dated February 24, 2012.” The record citation provided is to a printout of the online records search. Thus, Lee had not shown extrinsic fraud in obtaining the default judgment.

(5) “Equitable redemption is the right of a judgment debtor to redeem property that was sold at an execution sale for a `grossly inadequate price’ where the purchaser is guilty of unfairness or has taken undue advantage.” (Gonzalez, supra, 111 Cal.App.4th at p. 982.) Pre-EJL cases applying equitable redemption did so when the judgment creditor was the purchaser of the property sold by execution sale. (Odell v. Cox (1907) 151 Cal. 70 [90 P. 194] [judgment creditor was only bidder at execution sale]; Smith v. Kessler (1974) 43 Cal.App.3d 26 [117 Cal.Rptr. 470][judgment creditor purchased real property at execution sale for grossly inadequate price].) Because the doctrine of equitable redemption “is rooted in case law predating the EJL,” the Gonzalez court stated, “[w]e question whether equitable redemption has survived post-EJL, at least concerning third party purchasers.” (Gonzalez, supra, at pp. 982-983.)

280*280 (6) In Lang, supra, 201 Cal.App.4th 254, the Court of Appeal held that a form of equitable redemption did survive the EJL but, as we shall explain, only when the judgment creditor purchased the property after obtaining the underlying judgment by fraud. The facts of Lang bear this out. Erik E. Lang and Warren W. Roché were hostile and litigious neighbors. (Lang, supra, at p. 257.) Roché sued Lang for defamation and fraudulently obtained an order permitting service of process by publication. (Id. at pp. 257-258.) After service of process by publication, Roché secured a default judgment of $50,000 against Lang and obtained a writ of execution against Lang’s real property. (Id. at p. 258.) Lang learned of the default judgment but was unable to stop the sale, at which Roché purchased the property for only $100. (Ibid.) Lang was able to have the default judgment vacated, successfully moved for dismissal of Roché’s lawsuit, and brought his own lawsuit to set aside the sale and quiet title to the property. (Id. at pp. 258-259.) The trial court sustained Roché’s demurrer to Lang’s lawsuit on the ground it was not brought within the 90-day period for setting aside an execution sale prescribed by Code of Civil Procedure section 701.680, subdivision (c)(1). (Lang, supra, at p. 259.)

Reversing, the Court of Appeal concluded that equitable redemption survived enactment of the EJL. (Lang, supra, 201 Cal.App.4th at pp. 262-264.) The court relied upon a report on the EJL by the California Law Revision Commission, which stated that elimination of the statutory redemption right “`would not affect the equitable right of a judgment debtor to redeem from a sale at a grossly inadequate price where the purchaser is guilty of unfairness or has taken undue advantage.'” (Lang, supra, at p. 262.) Based on the report, the Lang court found that “[t]he [California Law Revision] Commission report makes clear that equitable redemption survives the enactment of the EJL.” (Id. at p. 264.)

The Lang court reasoned that the EJL “presumes” the judgment debtor was properly served with summons and complaint, and “[a] person who was never served with the summons and complaint, and is ignorant of the proceedings, resulting in a judgment that is void ab initio for lack of personal jurisdiction, is not a `judgment debtor,’ because there is no enforceable judgment.” (Lang, supra, 201 Cal.App.4th at p. 264.) Thus, the court stated: “We believe that the `absolute’ bar to redemption in [Code of Civil Procedure] section 701.680 of the EJL does not apply to execution on a judgment that is void ab initio for lack of personal jurisdiction over the defendant. In such cases, courts must be able to apply principles of equity. A citizen who was never served with a lawsuit — and was thereby deprived of notice and an opportunity to defend — may not lose his or her property permanently at an invalid execution sale based on a void judgment. Though the word `absolute’ seems to brook no exceptions, we cannot apply a statute as written when it `leads to an absurd result contrary to the legislative intent.'” (Ibid.)

281*281 The Lang court also concluded Lang had a right to equitable redemption because Roché obtained the default judgment by extrinsic fraud committed in connection with the application for service by publication and purchased Lang’s property at the execution sale “for the grossly inadequate price of $100.” (Lang, supra, 201 Cal.App.4th at pp. 265, 266.) The court stated in conclusion: “There can be no doubt that a terrible miscarriage of justice occurred in this case. If ever a case demanded application of the legal maxim `No one can take advantage of his own wrong,’ this would be the case. [Citation.] Simply put, Roché misused our state court system to seize his neighbor’s land. As a matter of law, Roché has no defense to this lawsuit, the underlying facts of which are res judicata due to the prior litigation leading up to this appeal.” (Id. at p. 266.)

(7) To the extent Lang holds the EJL does not apply to any judgment deemed void, it is contrary to the Legislature’s plain intent expressed in section 701.680(a) and section 701.680(b). “[T]he Legislature has provided that upon payment of the purchase price, a sheriff’s sale to a third party is absolute, subject only to the right of redemption, and may not be set aside.” (Amalgamated Bank v. Superior Court, supra, 149 Cal.App.4th at p. 1018.) When, as is the case here, a judgment is reversed, vacated, or set aside, section 701.680(b) limits the judgment debtor’s remedy to an action against the judgment creditor. The Legislature has considered and balanced the rights of judgment debtors and third party purchasers and has decided the rights of third party purchasers are absolute.

As Lang explained, equitable redemption survived enactment of the EJL. Code of Civil Procedure section 701.680, subdivision (e) states: “This section does not affect, limit, or eliminate a judgment debtor’s equitable right of redemption.” In Lang, Roché obtained the default judgment by fraud and purchased the property at the sheriff’s sale for an inadequate price. Here, Rich did not secure the default judgment, he is not the judgment creditor, and he did not manipulate the legal system to buy the property at the sheriff’s sale. The purchase price of $210,000 bid by Rich was not grossly inadequate such as the $100 price found inadequate in Lang. Because the property was subject to tax liens and other encumbrances totaling $233,500, Rich in effect paid $433,500 for the property. The equities favor Rich, not Lee.

(8) Rich did nothing fraudulent or oppressive to purchase the property. He learned of the sheriff’s sale several weeks before the scheduled date by obtaining a copy of the notice of sale posted outside of the Orange County Sheriff’s Office. There is no evidence he was connected with the HOA in any way or knew how the judgment was obtained. Five bidders, including Rich, appeared at the sale and engaged in competitive bidding. Unlike Roché, Rich did not take advantage of his own wrong; he was not “`guilty of unfairness'” and had not “`taken undue advantage'” (Lang, supra, 201 282*282 Cal.App.4th at p. 262, italics omitted.) The record shows, to the contrary, that Lee manipulated the system, avoided service, knew of the default judgment and foreclosure sale, avoided service of Rich’s unlawful detainer complaint, and damaged the property before vacating it.

DISPOSITION

The order granting Lee’s motion for restitution and cancellation of the sheriff’s deed of sale is reversed. Appellant shall recover costs incurred on appeal.

Moore, Acting P. J., concurred.

THOMPSON, J., Dissenting. —

I respectfully dissent. “Citizens may not be dispossessed of their property by a `creditor’ executing on a judgment that is void ab initio for lack of personal jurisdiction. Deploying a void judgment to seize the property of someone who was never served with the lawsuit violates the constitutional guarantee that no person shall be deprived of property without due process of law.” (Lang v. Roché (2011) 201 Cal.App.4th 254, 257 [133 Cal.Rptr.3d 675] (Lang).) Therefore, the challenged order must be affirmed.

The trial court found the default judgment was void ab initio for lack of fundamental, personal jurisdiction over Lee, because the HOA obtained it by extrinsic fraud in the HOA’s application for an order for service by publication. (See Carr v. Kamins (2007) 151 Cal.App.4th 929, 933 [60 Cal.Rptr.3d 196] (Carr).) “Accordingly, [Lee’s] failure to file an answer to the improperly served complaint did not represent a default. It was error to enter default and beyond the power of the court to do so. The trial court had a legal duty, not merely discretionary power, to vacate the default it had erroneously entered.” (Transamerica Title Ins. Co. v. Hendrix (1995) 34 Cal.App.4th 740, 746 [40 Cal.Rptr.2d 614].)

What’s more, “All actions taken pursuant to the void judgment — including the writ of execution and the execution sale — had no legal force or effect.” (Lang, supra,201 Cal.App.4th at p. 265, citing Carr, supra, 151 Cal.App.4th at p. 933. [“An order after judgment that gives effect to a judgment that is void on its face is itself void….”].) Stated differently, there was no judgment for the HOA to execute upon, and the sheriff’s deed purporting to transfer title to Rich based upon a nonexistent judgment was a legal nullity. It follows, the trial court also had a legal duty to vacate the default judgment it had erroneously entered, and to cancel the sheriff’s deed. (Ibid.; Civ. Code, § 3412.)

283*283 Under these circumstances the Enforcement of Judgments Law (EJL) (Code Civ. Proc. § 680.010 et seq.) does not apply. “The EJL refers to a `judgment creditor’ and a `judgment debtor’ — meaning a plaintiff who legitimately won a judgment and a defendant who knowingly lost a case. The statutory scheme presumes that the judgment debtor whose property is sold at an execution sale was properly served with the summons and complaint; participated in the litigation or knowingly defaulted by failing to answer or appear; and was aware of the adverse judgment. A person who was never served with the summons and complaint, and is ignorant of the proceedings, resulting in a judgment that is void ab initio for lack of personal jurisdiction, is not a `judgment debtor,’ because there is no enforceable judgment. Likewise, a plaintiff who executes on a judgment obtained by nefarious means, in violation of federal and state due process guarantees, cannot properly be termed a `judgment creditor.'” (Lang, supra, 201 Cal.App.4th at p. 264.)

Even if the EJL did apply, it could not trump the constitutional guarantees that no state may “deprive any person of life, liberty, or property, without due process of law.” (U.S. Const., 14th Amend.; Cal. Const., art. 1, § 7, subd. (a).) “The California Constitution is `the supreme law of our state’ [citation], subject only to the supremacy of the United States Constitution. (Cal. Const., art. III, § 1.)” (California Logistics, Inc. v. State of California (2008) 161 Cal.App.4th 242, 250 [73 Cal.Rptr.3d 825].) It is axiomatic the EJL, including Code of Civil Procedure section 701.680, can only be applied in a manner which is consistent with the California and United States Constitutions.

The majority’s notion the default judgment was void as to the HOA but not void as to Rich is legally and factually unsupported and unsupportable. The default judgment was void as to all parties — including Rich — because the trial court had no jurisdiction to issue it in the first instance. It makes no difference that Rich was not served with Lee’s motion to set aside and vacate the default and default judgment. Rich never acquired title to the property because the sheriff’s deed was a legal nullity. Thus Rich had no interest in the property to protect. And in any event the trial court was required to vacate the default and default judgment it had erroneously entered.

[1] Lee submitted several documents reflecting his post office box address. These documents were dated and/or mailed between November 2007 and November 2008, and in 2011. Service on Lee was attempted from June through October 2009, during a gap in the date of those documents. Service on Lee by mail was attempted in July 2009, and service addressed to his street address was returned with the stamp “Unable to Forward [¶] No Forward Order on File.”

 

Keywords: Assessments, Collections

Colyear v. Rolling Hills Community Association

Richard C. Colyear, Plaintiff and Appellant, v. Rolling Hills Community Association  of Rancho Palos Verdes et al., Defendants and Respondents.

Summary by Mary M. Howell, Esq.:

Because an ongoing controversy about the authority of a homeowners association to enforce tree-trimming covenants was an issue of public interest under Code of Civil Procedure section 425.16, subd. (e)(4), the anti-SLAPP statute applied to claims alleging that an enforcement application wrongfully clouded the title of a homeowner whose trees might be affected.

*** End Summary **

9 Cal.App.5th 119 (2017)

No. B270396.

Court of Appeals of California, Second District, Division Four.

February 28, 2017.

123*123 APPEAL from a judgment of the Superior Court of Los Angeles County, Super. Ct. No. BS150539, Robert Leslie Hess, Judge. Affirmed.

Law Offices of Michael D. Berk, Michael D. Berk; Greines, Martin, Stein & Richland, Kent Richland and Jonathan H. Eisenman for Petitioner and Appellant.

Hanson Bridgett, Christopher David Jensen; and Alice Liu Jensen for Defendant and Respondent Yu Ping Liu.

OPINION

COLLINS, J. —

INTRODUCTION

Defendant homeowner Yu Ping Liu submitted an application to his homeowners association, defendant Rolling Hills Community Association of Rancho Palos Verdes (HOA), seeking to invoke the HOA’s dispute resolution process against a neighbor who refused to trim trees blocking Liu’s view. Plaintiff Richard C. Colyear, another neighbor and HOA member, sued Liu and the HOA, alleging that two of the offending trees were actually on his property, that the relevant tree-trimming covenant did not encumber his property, and therefore that Liu and the HOA were wrongfully clouding his 124*124 title by seeking to apply such an encumbrance. Liu filed a special motion to strike the claims alleged against him under Code of Civil Procedure section 425.16, the anti-SLAPP statute.[1] The trial court granted the motion and Colyear now appeals.

We conclude Liu has made a prima facie showing that Colyear’s complaint arises from Liu’s statements made in connection with an issue of public interest, and therefore Liu’s statements are protected under section 425.16, subdivision (e)(4) (section 425.16(e)(4)). In addition, Colyear cannot show a probability of success on the merits of his claims against Liu, particularly because Liu dismissed his application shortly after the lawsuit was filed and has never sought to invoke the HOA’s tree-trimming process against Colyear. We therefore affirm.

FACTUAL AND PROCEDURAL HISTORY

A. Background

Liu and Colyear are both homeowners in Rancho Palos Verdes, a planned residential community in the city of Rolling Hills. The property immediately north of Liu’s property is owned by Richard and Kathleen Krauthamer. Colyear’s property is directly east of the Krauthamer’s property, and kitty-corner to Liu’s property. Liu, Colyear, and the Krauthamers are all members of the HOA.

Each home within the community is subject to a declaration of covenants, conditions, and restrictions (CC&Rs). The original declaration recorded in 1936, declaration 150 (Declaration 150), set forth the specific property to be included in the community, conferred authority on the HOA to (among other things) “interpret and enforce” the CC&Rs, and detailed a number of CC&Rs applicable to the specified lots. As relevant here, in article I, section 11, Declaration 150 conferred upon the HOA “the right at any time to enter on or upon any part” of a property subject to that declaration “for the purpose of cutting back trees or other plantings which, in the opinion of the [HOA], is warranted to maintain and improve the view of, and protect, adjoining property.”

As the community expanded, the HOA entered into new declarations covering the additional properties; those declarations contained provisions that were similar, but not identical, to Declaration 150. Declaration 150-M, recorded in 1944, added the property including the lots now owned by Liu, 125*125 Colyear, and the Krauthamers. Liu does not dispute that these three lots are burdened by declaration 150-M (Declaration 150-M), rather than by Declaration 150, and that 150-M does not contain a provision similar to that in Declaration 150 regarding tree trimming.[2]According to Colyear, Declaration 150 applies to approximately 84 lots, Declaration 150-M applies to approximately 14 lots, and other declarations cover an additional 657 lots. Ultimately, the community subject to HOA jurisdiction grew to encompass the same boundaries as the city of Rolling Hills. (See Russell v. Palos Verdes Properties (1963) 218 Cal.App.2d 754, 758 [32 Cal.Rptr. 488],disapproved of on another ground by Citizens for Covenant Compliance v. Anderson (1995) 12 Cal.4th 345 [47 Cal.Rptr.2d 898, 906 P.2d 1314].)

The HOA is governed by a board of directors. Starting in 1997, the board adopted resolutions to “establish procedures for its members to utilize the authority of the [HOA] to correct view impairments created by trees or other plantings.” The board adopted the most recent version, resolution 220 (Resolution 220), in 2012. Resolution 220 quoted the tree-trimming provision in article I, section 11 of Declaration 150 and stated that it “applies to some, if not all, properties in the City of Rolling Hills.” Resolution 220 further made the following findings: “WHEREAS, the [HOA] has held public meetings, circulated drafts of policy alternatives, and received numerous written and oral communications from its members; [¶] WHEREAS, Rolling Hills enjoys both beautiful views and an abundance of mature trees, and values both …; [¶] WHEREAS, the [HOA] wishes to adopt both guidelines and establish procedures for its members to utilize the authority of the [HOA] to correct view impairments, which cannot be resolved between the parties; [¶] WHEREAS, the Deed Restrictions give the [HOA] `… the authority to exercise such powers of control, interpretation, construction, consent, decision, determination … and/or enforcement of covenants … as far as may legally be done.'” Based on these and other findings, Resolution 220 established guidelines for processing “all view impairment applications” submitted to the HOA, including submission of an application by the homeowner requesting tree removal, payment by the applicant of an administrative fee and agreement to pay the entire cost of tree trimming or removal, notice sent by the HOA to the affected owner and contiguous property owners, a decision and report by a View Committee, and a process by which to appeal that decision to the board. Resolution 220 also noted that the “City of Rolling Hills Ordinance Chapter 17.26 provides a procedure for abatement of view impairment; so [HOA] members have another alternative for view restoration.”

126*126 As early as 2002, Colyear began to inquire of the board (based on the predecessor to Resolution 220) whether it was the HOA’s position that the tree-trimming provision was enforceable against his lot. At the time, he was told it was not, and he would “have to use the City’s Ordinance” to settle any view disputes.

B. Liu’s Application and Colyear’s Complaint

In January 2015, in accordance with the process outlined in Resolution 220, Liu filed an “Application for Assistance to Restore View” with the HOA, identifying the Krauthamer property as the location of the obstructing trees or shrubs. In a statement attached to the application, Liu explained that the view from his residence was obstructed by several trees and hedges on the south side of the Krauthamers’ property. He said he had attempted to resolve the issue by speaking to Richard Krauthamer starting in late 2012, and by contacting the HOA’s city manager in June 2013 and requesting that she informally mediate the dispute. As a result, according to Liu, Krauthamer agreed to trim his trees but never did so. Liu also attached to his application several photographs of the offending trees and hedges. The application does not reference Colyear or Colyear’s property.

As an adjoining property owner, Colyear received notice of Liu’s application shortly after it was submitted. Colyear then filed the instant action on March 4, 2015, seeking writ relief and naming Liu, the HOA, its board, and individual board members as respondents. Colyear alleged that Liu’s application “may implicate” trees on Colyear’s property, but did not otherwise seek relief from Liu.

Liu withdrew his application to the HOA on April 14, 2015. As a result, the HOA never issued any decision on the application. Following the withdrawal, the HOA had no pending applications involving either Liu or Colyear’s property.

In August 2015, the trial court sustained the demurrers filed by all defendants, and granted leave to amend. Colyear filed an amended pleading, including a petition for writ of traditional mandate and prohibition against the HOA and its board, and a verified complaint “for Declaratory Relief, Injunctive Relief, To Quiet Title, and for Damages” against all defendants (FAC). The FAC sought a declaration, among other things, that Colyear’s lot was not subject to the tree-trimming covenant in Declaration 150 and that such covenant could not be enforced against his lot or other lots not encumbered by that declaration, and that Resolution 220 was void to the extent it purported to enforce such tree-trimming covenants in this manner. Colyear further alleged that some of the offending trees designated by Liu on 127*127the photos attached to his application were on Colyear’s lot, thus Liu “sought to apply the Liu Application to cut back trees and plantings on Colyear’s lot.” Moreover, although Liu had withdrawn his application, Colyear alleged that Liu “expressly refused to acknowledge and agree” that he would not in the future “seek to enforce the Trees and Plantings Covenant against Colyear’s lot.”

The FAC also sought to quiet title “to Colyear’s lot against adverse claims” by defendants “in that each claims that Colyear’s lot is covered by the Trees and Plantings Covenant in Declaration 150, although Colyear’s lot is not covered by the Trees and Plantings Covenant, and seeks, or claims the right to seek, to enforce the Trees and Plantings Covenant against Colyear’s lot.” In addition, the FAC sought injunctive relief barring defendants from seeking to enforce the relevant covenant against Colyear’s lot or any other lots not encumbered by Declaration 150, as well as compensatory and punitive damages from the HOA and the board for alleged fraud and breaches of fiduciary duties.

C. Liu’s Anti-SLAPP Motion

Liu filed a special motion to strike the FAC pursuant to section 425.16, arguing that his view impairment application was protected under section 425.16(e)(4), as it constituted a written statement made in connection with an issue of public interest.[3] Further, he asserted Colyear could not establish a probability of success on his claims based on standing, mootness, and ripeness grounds.

Colyear opposed the motion to strike, arguing that Liu’s application to the HOA involved a private matter and thus was not protected conduct and that Colyear’s lawsuit did not arise out of the application, but rather from the “underlying controversy” regarding the proper application of Declaration 150. In his accompanying declaration, Colyear stated he had “confirmed” that two of the trees identified in Liu’s application were located on Colyear’s lot. Specifically, Colyear declared, “I [have] carefully reviewed the photograph or photographs attached to the Liu Application … which … has arrows added to it to point to trees that Liu requested to be cut…. I also walked my lot and the Krauthamers’ lot in the area where both lots meet the Liu property. Based on those observations, I now know for a fact that the trees and plantings that Liu claims in the Liu Application should be cut include two 128*128 trees on my lot.”[4] Colyear also declared his belief that “the Board’s acceptance of the Liu Application and initiation of proceedings for enforcement of the Trees and Plantings Covenant on behalf of Liu … clouds and encumbers the title to the Krauthamers’ lot and to my lot, as well as such other lots and decreases the utility and market value of those lots.” The Krauthamers both submitted declarations stating they “believed” one or two of the trees at issue was on Colyear’s lot.

Colyear attached numerous exhibits in support of his opposition, including Declarations 150 and 150-M, Resolution 220 and its predecessors, and Liu’s application. He also attached his correspondence to the board in 2002, as well as letters from several other homeowners on the same issue. In a letter dated September 4, 2002, addressed to the board and the attorney for the HOA, homeowner Philip Belleville referenced his presentation made at a prior hearing “on the proposed Resolution concerning trees and view,” and then reiterated his position that the proposed resolution should not purport to apply to all properties, including those not encumbered with a tree-trimming provision in the applicable CC&Rs. Belleville noted that, while he does “not have a view to protect,” he was nevertheless “vitally interested” in the issue, including the potential for exposure to expensive litigation against the HOA resulting in increased fees to the members and because “[i]t is very disturbing that the proposed Resolution exceeds the norms for such provisions of similar communities.” Belleville sent another letter in late 2005 objecting to proposed changes in Resolution 181 (a predecessor to 220), noting that the prior resolution had been adopted “after numerous hearings and public participation” and again objecting to language that could “wrongly cloud the property rights of the Members involved” and “lead to more costly and alienating litigation.” Another homeowner wrote a similar letter in 2015.

The trial court granted Liu’s motion. First, the court found Liu had met his burden to establish his conduct was protected under section 425.16(e)(4) because “the issue of view” was one of “general concern” to the homeowners in the community. Liu was “attempting to invoke the view covenants in his particular favor, but they are view covenants that impact, if not all, then a significant number of the people in this community association.” The trial court further found that Colyear’s lawsuit arose out of Liu’s protected conduct, noting that Liu’s application was the reason Colyear filed this action. Finally, the court found that Colyear had not carried his burden to show probability of success on the merits, particularly following the dismissal of Liu’s application.

129*129 Colyear timely appealed the granting of the motion to strike.

DISCUSSION

I. Section 425.16 and Standard of Review

(1) “A SLAPP is a civil lawsuit that is aimed at preventing citizens from exercising their political rights or punishing those who have done so. `”While SLAPP suits masquerade as ordinary lawsuits such as defamation and interference with prospective economic advantage, they are generally meritless suits brought primarily to chill the exercise of free speech or petition rights by the threat of severe economic sanctions against the defendant, and not to vindicate a legally cognizable right.”‘ [Citations.]” (Simpson Strong-Tie Co., Inc. v. Gore (2010) 49 Cal.4th 12, 21 [109 Cal.Rptr.3d 329, 230 P.3d 1117] (Simpson).)

The Legislature has declared that “it is in the public interest to encourage continued participation in matters of public significance, and … this participation should not be chilled through abuse of the judicial process.” (§ 425.16, subd. (a).) To this end, the Legislature enacted section 425.16, subdivision (b)(1), which authorizes the filing of a special motion to strike for “[a] cause of action against a person arising from any act of that person in furtherance of the person’s right of petition or free speech under the United States Constitution or the California Constitution in connection with a public issue.” “[T]he Legislature expressly provided that the anti-SLAPP statute `shall be construed broadly.’ (§ 425.16, subd. (a).)” (Simpson, supra, 49 Cal.4th at p. 21.)

(2) Analysis of a motion to strike pursuant to section 425.16 involves a two-step process. (Simpson, supra, 49 Cal.4th at p. 21.) “First, the defendant must make a prima facie showing that the plaintiff’s `cause of action … aris[es] from’ an act by the defendant `in furtherance of the [defendant’s] right of petition or free speech … in connection with a public issue.’ (§ 425.16, subd. (b)(1).) If a defendant meets this threshold showing, the cause of action shall be stricken unless the plaintiff can establish `a probability that the plaintiff will prevail on the claim.’ (Ibid.)” (Simpson, supra, 49 Cal.4th at p. 21, fn. omitted.) “Only a cause of action that satisfies both prongs of the anti-SLAPP statute — i.e., that arises from protected speech or petitioning and lacks even minimal merit — is a SLAPP, subject to be stricken under the statute.” (Navellier v. Sletten (2002) 29 Cal.4th 82, 89 [124 Cal.Rptr.2d 530, 52 P.3d 703], italics omitted.)

(3) We review a trial court’s decision on a special motion to strike de novo. (Flatley v. Mauro (2006) 39 Cal.4th 299, 325 [46 Cal.Rptr.3d 606, 130*130 139 P.3d 2].) In engaging in the two-step process, we consider “the pleadings, and supporting and opposing affidavits stating the facts upon which the liability or defense is based.” (§ 425.16, subd. (b)(2).) “However, we neither `weigh credibility [nor] compare the weight of the evidence. Rather, [we] accept as true the evidence favorable to the plaintiff [citation] and evaluate the defendant’s evidence only to determine if it has defeated that submitted by the plaintiff as a matter of law.’ [Citation.]” (Soukup v. Law Offices of Herbert Hafif (2006) 39 Cal.4th 260, 269, fn. 3 [46 Cal.Rptr.3d 638, 139 P.3d 30] (Soukup).)

II. Liu’s Claims Arise From Protected Activity

(4) Under the first prong of a motion to strike under section 425.16, the moving party has the burden of showing that the cause of action arises from an act in furtherance of the right of free speech or petition — i.e., that it arises from a protected activity. (Zamos v. Stroud (2004) 32 Cal.4th 958, 965 [12 Cal.Rptr.3d 54, 87 P.3d 802].) Thus, the moving party must establish both (1) that its act constituted protected activity and (2) the opposing party’s cause of action arose from that protected activity. Colyear challenges Liu’s showing on both of these steps, so we examine each in turn.

A. Protected Activity

First, we must determine whether Liu’s speech was in fact protected conduct. To meet this burden, Liu must demonstrate that his statements fit one of the four categories of conduct set forth in section 425.16, subdivision (e): “(1) any written or oral statement or writing made before a legislative, executive, or judicial proceeding, or any other official proceeding authorized by law, (2) any written or oral statement or writing made in connection with an issue under consideration or review by a legislative, executive, or judicial body, or any other official proceeding authorized by law, (3) any written or oral statement or writing made in a place open to the public or a public forum in connection with an issue of public interest, or (4) any other conduct in furtherance of the exercise of the constitutional right of petition or the constitutional right of free speech in connection with a public issue or an issue of public interest.”

Liu asserts his conduct is protected under section 425.16, subdivision (e)(2) as a statement made in connection with an “official proceeding authorized by law,” or, alternatively, under subdivision (e)(4) as a statement made in connection with “an issue of public interest.” We agree that Liu’s conduct here is protected by section 425.16(e)(4); thus, we need not reach the issue of whether the HOA process is an “official proceeding” under subdivision (e)(2).

(5) Colyear argues that Liu’s application involved a private tree-trimming dispute between two neighbors and therefore does not qualify as a matter of 131*131 “public interest.” “Section 425.16 does not define `an issue of public interest.’ Nevertheless, the statute requires the issue to include attributes that make it one of public, rather than merely private, interest. [Citation.] A few guiding principles can be gleaned from decisional authorities. For example, `public interest’ is not mere curiosity. Further, the matter should be something of concern to a substantial number of people. Accordingly, a matter of concern to the speaker and a relatively small, specific audience is not a matter of public interest. Additionally, there should be a degree of closeness between the challenged statements and the asserted public interest. The assertion of a broad and amorphous public interest that can be connected to the specific dispute is not sufficient. [Citation.] One cannot focus on society’s general interest in the subject matter of the dispute instead of the specific speech or conduct upon which the complaint is based.” (Grenier v. Taylor (2015) 234 Cal.App.4th 471, 481 [183 Cal.Rptr.3d 867] (Grenier).)

(6) Cases that have found an issue of public interest have done so where “the subject statements either concerned a person or entity in the public eye [citations], conduct that could directly affect a large number of people beyond the direct participants [citations] or a topic of widespread, public interest [citation].” (Rivero v. American Federation of State, County and Municipal Employees, AFL-CIO (2003) 105 Cal.App.4th 913, 924 [130 Cal.Rptr.2d 81] (Rivero).)

Within these parameters, “`public interest’ within the meaning of the anti-SLAPP statute has been broadly defined to include, in addition to government matters, `”private conduct that impacts a broad segment of society and/or that affects a community in a manner similar to that of a governmental entity.”‘ (Du Charme v. International Brotherhood of Electrical Workers (2003) 110 Cal.App.4th 107, 115 [1 Cal.Rptr.3d 501]….)” (Ruiz v. Harbor View Community Assn. (2005) 134 Cal.App.4th 1456, 1468 [37 Cal.Rptr.3d 133] (Ruiz).) “[I]n cases where the issue is not of interest to the public at large, but rather to a limited, but definable portion of the public (a private group, organization, or community), the constitutionally protected activity must, at a minimum, occur in the context of an ongoing controversy, dispute or discussion, such that it warrants protection by a statute that embodies the public policy of encouraging participation in matters of public significance.” (Du Charme, supra, 110 Cal.App.4th at p. 119, italics omitted; see also Grenier, supra, 234 Cal.App.4th at p. 482.)

Applying these principles, several courts have found protected conduct in the context of disputes within a homeowners association. In Ruiz, for example, a homeowner sued his homeowners association, alleging letters written by association counsel defamed him. (Ruiz, supra, 134 Cal.App.4th at pp. 1463-1465.) The letters concerned a dispute over the association’s rejection of Ruiz’s building plans, and Ruiz’s complaints that the association was not applying its architectural guidelines evenhandedly. (Ibid.) The court concluded the letters fell within section 425.16(e)(4), noting, (a) the letters 132*132 were written during an ongoing dispute between Ruiz and the association over denial of Ruiz’s plans and the application of the association’s architectural guidelines, and (b) the dispute was of interest to a definable portion of the public, i.e., residents of 523 lots, because they “would be affected by the outcome of those disputes and would have a stake in [association] governance.” (Ruiz, at p. 1468.) Moreover, the attorney’s letters “were part of the ongoing discussion over those disputes and `contribute[d] to the public debate’ on the issues presented by those disputes. [Citation.]” (Id. at p. 1469.)

Similarly, in Country Side Villas Homeowners Assn. v. Ivie (2011) 193 Cal.App.4th 1110, 1113 [123 Cal.Rptr.3d 251], the homeowner raised objections with her homeowners association over a change in practices regarding whether individual homeowners or the association had responsibility to pay for maintaining balconies and siding on individual units. The association filed suit against Ivie, seeking declaratory relief in interpreting the association’s governing documents regarding maintenance obligations. (Ibid.) The court found that Ivie’s complaints to the board were a matter of public interest, because her statements concerned issues “that affected all members of the association,” including whether all members would have to pay for maintenance costs assumed by the association. (Id. at p. 1118; see also Damon v. Ocean Hills Journalism Club (2000) 85 Cal.App.4th 468, 479 [102 Cal.Rptr.2d 205] [protecting allegedly defamatory statements about the competence of a manager of a homeowners association]; Lee v. Silveira (2016) 6 Cal.App.5th 527, 540 [211 Cal.Rptr.3d 705] [protecting complaints by homeowners association board members against other board members regarding board’s decisionmaking process in approving a large roofing project and a management company contract, as affecting “a broad segment, if not all,” association members]; Grenier, supra, 234 Cal.App.4th at p. 483 [defamatory statements accusing church pastor of theft and misuse of church funds, and of abuse, are of interest to the church’s 500 or more members, and therefore are of “public interest”]; Ludwig v. Superior Court (1995) 37 Cal.App.4th 8, 15 [43 Cal.Rptr.2d 350] [concluding that development of a mall, “with potential environmental effects such as increased traffic and impaction on natural drainage, was clearly a matter of public interest”].) By contrast, in Rivero, supra, 105 Cal.App.4th at p. 924, the court rejected anti-SLAPP protection for complaints in a union newsletter alleging a janitorial supervisor mistreated his employees. The court held that the allegedly defamatory statements were not a matter of public interest as they concerned “the supervision of a staff of eight custodians by Rivero, an individual who had previously received no public attention.” (Ibid.)

(7) Here, the record presents sufficient evidence to sustain Liu’s burden that at the time he submitted his application, there was an ongoing controversy, dispute, or discussion regarding the applicability of tree-trimming covenants to lots not expressly burdened by them, and the HOA’s authority to 133*133 enforce such covenants. While the evidence in the record is somewhat sparse, it is sufficient to show that the issue was an ongoing topic of debate between the board and homeowners, resulting in multiple hearings, letters, and several changes to the board’s policy on the matter starting as early as 2002 and continuing up to the current dispute. In this context, Liu’s application sought to invoke the HOA process at the center of that dispute, as he invoked the process under Resolution 220 to request authority from the board to trim trees on a neighbor’s property that admittedly was not expressly burdened by Declaration 150. Indeed, this is the crux of Colyear’s argument for injecting himself into this dispute — that Liu’s conduct in submitting the application unleashed a process unfair to Colyear and all other homeowners not subject to a tree-trimming covenant and thereby clouded his title with an improper encumbrance. As such, Colyear’s current suggestion that Liu’s application involves nothing more than a private tree-trimming dispute between two neighbors is unavailing.

Colyear does not dispute that the issue of the board’s authority to apply tree-trimming covenants to all lots in the community is a subject of interest to the entire membership of the community, and therefore meets the definition of “public interest” under section 425.16(e)(4). (See, e.g., Damon v. Ocean Hills Journalism Club, supra, 85 Cal.App.4th at p. 479 [“Although the allegedly defamatory statements were made in connection with the management of a private homeowners association, they concerned issues of critical importance to a large segment of our local population. `For many Californians, the homeowners association functions as a second municipal government….’ [Citation.]”].) Instead, he argues that the proper focus for this step in the anti-SLAPP inquiry must be much narrower, and that here, Liu’s application only directly involved two homeowners — Liu and the Krauthamers — and was therefore a private dispute rather than an issue of public interest. Colyear further asserts that to the extent hiscomplaint raised the broader issues of enforceability of the tree-trimming covenant and HOA governance, his conduct cannot serve to insulate Liu’s statements. We agree with the principle that we must avoid looking to “society’s general interest in the subject matter of the dispute instead of the specific speech or conduct upon which the complaint is based.” (World Financial Group, Inc. v. HBW Ins. & Financial Services, Inc. (2009) 172 Cal.App.4th 1561, 1570 [92 Cal.Rptr.3d 227]; see also Commonwealth Energy Corp. v. Investor Data Exchange, Inc. (2003) 110 Cal.App.4th 26, 34 [1 Cal.Rptr.3d 390] [cautioning against the “synecdoche theory of public issue in the anti-SLAPP statute,” where “[t]he part [is considered] synonymous with the greater whole”].)

However, we are not persuaded that Liu’s statement here lacks the requisite degree of closeness with the asserted public interest. As discussed, Liu’s application itself invoked the same HOA processes that Colyear (and other community members) sought to challenge. The cases rejecting anti-SLAPP 134*134protection on this basis involve a much greater level of abstraction to a “`”broad and amorphous public interest,”‘” and are thus distinguishable. (World Financial Group, Inc. v. HBW Ins. & Financial Services, Inc., supra, 172 Cal.App.4th at p. 1570 [rejecting defendants’ attempt to tie their conduct — allegedly reaching out to their former employer’s customers to promote a competitor business — to broader issues of employee mobility and competition]; see also, e.g., Consumer Justice Center v. Trimedica International, Inc. (2003) 107 Cal.App.4th 595, 601 [132 Cal.Rptr.2d 191] [“Trimedica’s speech is not about herbal supplements in general. It is commercial speech about the specific properties and efficacy of a particular product.”]; Commonwealth Energy Corp. v. Investor Data Exchange, Inc., supra,110 Cal.App.4th at p. 34 [“hawking an investigatory service is not an economics lecture on the importance of information for efficient markets”].) Accordingly, we conclude Liu has established he made a statement in connection with an issue of public interest within the meaning of section 425.16(e)(4).

B. Claim Arises From Protected Activity

We next turn to Colyear’s claim that, even if Liu’s statement was protected, Colyear’s complaint did not arise out of that statement. We disagree.

(8) “Our Supreme Court has recognized the anti-SLAPP statute should be broadly construed [citation] and that a plaintiff cannot avoid operation of the anti-SLAPP statute by attempting, through artifices of pleading, to characterize an action as a garden variety tort or contract claim when in fact the claim is predicated on protected speech or petitioning activity. [Citation.] Accordingly, we disregard the labeling of the claim [citation] and instead `examine the principal thrust or gravamen of a plaintiff’s cause of action to determine whether the anti-SLAPP statute applies’…. [Citation.]” (Hylton v. Frank E. Rogozienski, Inc. (2009) 177 Cal.App.4th 1264, 1271-1272 [99 Cal.Rptr.3d 805].) We assess the principal thrust by identifying “[t]he allegedly wrongful and injury-causing conduct … that provides the foundation for the claim.” (Martinez v. Metabolife Internat., Inc. (2003) 113 Cal.App.4th 181, 189 [6 Cal.Rptr.3d 494].) “If the core injury-producing conduct upon which the plaintiff’s claim is premised does not rest on protected speech or petitioning activity, collateral or incidental allusions to protected activity will not trigger application of the anti-SLAPP statute. [Citation.]” (Hylton, supra, 177 Cal.App.4th at p. 1272.) “[T]he critical point is whether the plaintiff’s cause of action itself was based on an act in furtherance of the defendant’s right of petition or free speech.” (City of Cotati v. Cashman (2002) 29 Cal.4th 69, 78 [124 Cal.Rptr.2d 519, 52 P.3d 695], italics omitted.) “In other words, `the defendant’s act underlying the plaintiff’s cause of action must itself have been an act in furtherance of the right of petition or free speech. [Citation.]'” 135*135 (Peregrine Funding, Inc. v. Sheppard Mullin Richter & Hampton LLP (2005) 133 Cal.App.4th 658, 670 [35 Cal.Rptr.3d 31].)

Colyear argues that the dispute here arose from “the question of the applicability of a tree-trimming covenant”; conversely, he argues, “Liu’s application to enforce the covenant against Colyear’s property was simply the trigger for Colyear’s suit to resolve that question.” He further notes that the trial court’s reliance on “but-for causation” in analyzing the issue was therefore in error. To the extent the trial court focused on whether Liu’s application caused Colyear to file a lawsuit, such an analysis would provide an insufficient basis from which to find that Liu had established the lawsuit arose out of his protected conduct. Based on our independent review, however, we conclude that Liu did make the requisite showing.

Liu’s application did not simply “trigger” Colyear’s lawsuit, as Colyear claims. Rather, the gravamen of Colyear’s claims against Liu was the allegation that by submitting an application to the HOA concerning property unencumbered by Declaration 150, Liu invoked an invalid HOA process and clouded Colyear’s title. As such, the only injury-producing conduct Colyear alleges Liu committed was Liu’s petitioning act.

These circumstances are factually distinct from cases, including those cited by Colyear, in which the defendant’s protected speech was ancillary to the heart of the plaintiff’s claims. In City of Cotati v. Cashman, supra, 29 Cal.4th at pp. 71, 72 for example, owners of mobilehome parks brought a declaratory relief action against the city in federal court seeking a judicial determination that the city’s mobilehome park rent-control ordinance constituted an unconstitutional taking. In response, the city sued the park owners in state court, also requesting a declaration regarding the constitutionality and enforceability of the rent-control ordinance. (Id. at p. 72.) The city conceded that its state lawsuit was triggered by the federal action and was an attempt to “gain a more favorable forum” in which to litigate the issue. (Id. at p. 73.) As the Supreme Court explained, “the mere fact an action was filed after protected activity took place does not mean it arose from that activity.” (Id. at pp. 76-77.) Instead, because the “fundamental basis” for bothactions was the “same underlying controversy respecting [the rent control] ordinance,” the city’s lawsuit “therefore was not one arising from [the park owners’] federal suit” and “was not subject to a special motion to strike.” (Id. at p. 80; see also, e.g., Talega Maintenance Corp. v. Standard Pacific Corp. (2014) 225 Cal.App.4th 722, 729 [170 Cal.Rptr.3d 453] [homeowners association’s claim against board members arose from “the act of spending money in violation of [the board members’] fiduciary duties,” not from the vote that precipitated such expenditure]; McConnell v. Innovative Artists Talent and Literary Agency, Inc.(2009) 175 Cal.App.4th 169, 176-177 [96 Cal.Rptr.3d 1] [talent 136*136 agents’ claims against former employer for retaliation and wrongful termination were based on employer’s course of conduct preventing the agents from performing their work, not the letter that communicated the purported job modifications]; Martinez v. Metabolife Internat., Inc., supra, 113 Cal.App.4th at p. 189 [holding that “the gravamen of Plaintiffs’ second cause of action, alleging the Product was not merchantable because it contained dangerous properties and ingredients that caused injury, is based on the nature and effects of the Product itself, not the marketing efforts undertaken by” the defendant].) Here, by contrast, Liu’s protected conduct — his application to the HOA — served as the foundation for Colyear’s claims against him.

In sum, we conclude that Liu met his burden on the first prong of the anti-SLAPP motion to strike. We therefore turn to the second prong, i.e., whether Colyear met his burden to demonstrate a probability of prevailing on his claims against Liu.

III. Colyear Cannot Demonstrate a Probability of Prevailing Against Liu

(9) Once a defendant satisfies the first prong of the anti-SLAPP analysis, “the burden shifts to the plaintiff to demonstrate that each challenged claim based on protected activity is legally sufficient and factually substantiated. The court, without resolving evidentiary conflicts, must determine whether the plaintiff’s showing, if accepted by the trier of fact, would be sufficient to sustain a favorable judgment. If not, the claim is stricken.” (Baral v. Schnitt (2016) 1 Cal.5th 376, 396 [205 Cal.Rptr.3d 475, 376 P.3d 604].) “In making this assessment it is `the court’s responsibility … to accept as true the evidence favorable to the plaintiff….’ [Citation.] The plaintiff need only establish that his or her claim has `minimal merit’ [citation] to avoid being stricken as a SLAPP.” (Soukup, supra, 39 Cal.4th at p. 291.)

(10) Colyear contends he has shown his likelihood of success on his quiet title claim against Liu with evidence that (1) he has title and (2) Liu made a claim adverse to that title by invoking the tree-trimming covenant against Colyear’s property. However, the trial court found that Colyear’s quiet title claim against Liu was mooted by the withdrawal of Liu’s application. We agree. Assuming Liu’s application implicated Colyear’s property when filed, Liu withdrew his application before any action was taken, leaving no pending challenges against Colyear’s property. Thus, at the time Colyear filed his FAC, there was no “adverse claim” by Liu against Colyear’s property (§§ 760.020, 761.020 [elements to quiet title claim]), and no effective relief the court could grant against Liu. (See, e.g., Giles v. Horn(2002) 100 Cal.App.4th 206, 227 [123 Cal.Rptr.2d 735] [court “`cannot render opinions “`… upon moot questions or abstract propositions, or to declare principles or rules of law which cannot affect the matter in issue in the case before 137*137 it'”‘”]; Wilson v. L. A. County Civil Service Com. (1952) 112 Cal.App.2d 450, 453 [246 P.2d 688] [“`although a case may originally present an existing controversy, if before decision it has, through act of the parties or other cause, occurring after the commencement of the action, lost that essential character, it becomes a moot case or question which will not be considered by the court'”].)[5] In light of these findings, we need not reach the parties’ alternate arguments regarding ripeness, standing, or the admissibility of Colyear’s statements regarding ownership of the trees.

As such, we conclude that Colyear has not shown a probability of success on the merits of his quiet title claim.

DISPOSITION

The order granting Liu’s motion to strike pursuant to section 425.16 is affirmed. Liu is awarded his costs on appeal.

Epstein, P. J., and Manella, J., concurred.

[1] SLAPP is an acronym for strategic lawsuit against public participation. All further statutory references are to the Code of Civil Procedure unless stated otherwise.

[2] Whether other, more general language in Declaration 150-M could be applied to confer the same authority, as Liu seems to suggest, is not at issue in this appeal.

[3] Liu’s motion also stated in passing that his conduct should be protected under section 425.16(e)(2) as a statement “made in connection with an issue under consideration or review” by an “official proceeding authorized by law,” but offered no other argument or citation on this point.

[4] The trial court subsequently granted Liu’s objections to multiple paragraphs in Colyear’s declaration, including these statements regarding the placement of two trees. During oral argument, the court noted Colyear’s declaration provided no foundation for how Colyear “knew where the boundary line” lay between his and the Krauthamers’ property and that Colyear’s statements were conclusory.

[5] Colyear argues that the trial court should have considered his claim because Liu’s conduct was capable of repetition, yet could continue to evade the courts’ review. Colyear has raised this argument for the first time on appeal; it is therefore forfeited. (See, e.g., Sanchez v. Truck Ins. Exchange (1994) 21 Cal.App.4th 1778, 1787 [26 Cal.Rptr.2d 812].) We are not persuaded by Colyear’s suggestion that we may review this issue as a “`”pure question of law which is presented by undisputed facts.” [Citation.]'” (Ibid.)

 

Keywords: Governing Documents, Enforcement