Schwindt v. Omar

Summary by Pejman D. Kharrazian, Esq.:

 

Homeowner Omar built a room addition that was approved by the association, over the objection of Schwindt, a complaining neighbor. Schwindt sued alleging the room addition was built in a prohibited patio area and interfered with her view. The court agreed that Omar built the room addition in a prohibited patio area, but found the board did not act arbitrarily or capriciously when it determined the addition did not unreasonably interfere with Schwindt’s view. The court denied Schwindt’s request for a mandatory injunction because the hardship to Omar in having to remove his improvements would outweigh the hardship to Schwindt in having to live with a slightly reduced view.

TAKEAWAY: Courts will look at reasonableness in light of the project as a whole and consider the language of the governing documents. In this case, the governing documents gave the board discretion to allow some items in the prohibited patio area. The court distinguished this association’s governing document from the more restrictive CC&Rs language in Ekstrom v. Marquesa at Monarch Beach Homeowner’s Assn. In Ekstrom, the CC&Rs did not give the association discretion to allow trees to obstruct any portion of any lot view, whereas the CC&Rs provision in this case gave the board discretion to approve an improvement, unless the “Proposed Improvement . . . would unreasonably obstruct the view from any other Residence in the Project.”

***End Summary***

(May 17, 2022, Nos. G05943, G059687) 2022 Cal. App. Unpub. LEXIS 3011; 2022 WL 1550691.*

Nos. G059343, G059687.

Court of Appeals of California, Fourth District, Division Three.

 

Filed May 17, 2022.
Appeal from a judgment of the Superior Court of Orange County, Super. Ct. No. 30-2015-00774201, Randall J. Sherman, Judge. Affirmed.

Bohm Wildish & Matsen, Daniel R. Wildish and Charles H. Smith for Plaintiff and Appellant.

Stuart Kane, Eve A. Brackmann, Donald J. Hamman; Apex Lawyers, Shazad Z. Omar; Howard & Howard Attorneys and Ryan A. Ellis for Defendants and Appellants.

 

NOT TO BE PUBLISHED IN OFFICIAL REPORTS

 

California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

 

OPINION

 

MOORE, J.

Dr. Christina Schwindt lives in a Newport Beach community (the Bluffs) governed by a Homeowners Association (HOA). Schwindt’s next door neighbors, Ruhksana and Akbar Omar, built a room addition onto their home. The HOA’s Board of Directors (the Board) approved the room addition over Schwindt’s objection.

Schwindt sued the Omars alleging the room addition violated the Bluffs’ Covenants, Conditions, and Restrictions (CC&Rs). Schwindt alleged the addition was built in a prohibited patio area and it unreasonably interfered with her view. In an earlier bench trial, the court issued a mandatory injunction ordering the Omars to demolish their room addition and return their home to its original state. The Omars appealed.

This court reversed and remanded because the trial court’s statement of decision failed to address whether the room addition was built in a prohibited patio area and whether the court found the Board’s approval to be clearly arbitrary and capricious. (Schwindt v. Omar et al., (Sept. 28, 2018, G054373) [nonpub. opn.].)

On remand, a different trial court judge conducted a second bench trial, which included a site visit. The court found the Omars built the room addition in a prohibited patio area, but the court found the Board was not arbitrary and capricious when it determined the addition did not unreasonably interfere with Schwindt’s view. The court denied Schwindt’s request for a mandatory injunction because “the hardship to [the Omars] in having to remove their improvements would outweigh the hardship to [Schwindt] in having to live with her slightly reduced view.”

The Omars requested $377,134.32 in attorney fees. The trial court ordered Schwindt to pay the Omars $100,000.00 in attorney fees.

Schwindt filed an appeal from the trial court’s denial of her requested injunction and an appeal from the award of attorney fees. Omar filed a cross-appeal, challenging the amount of attorney fees. This court consolidated the appeals.

We find no abuse of the trial court’s discretion in any of its rulings. Thus, we affirm the judgment in all regards.

 

I

 

 

FACTS AND PROCEDURAL HISTORY

 

In 2004, Schwindt purchased a home in the Bluffs Community in Newport Beach. From the rear of the property, Schwindt’s home features views of the back bay, to include views of the Pacific Ocean and Catalina Island.

In 2014, the Omars purchased a home next door to Schwindt’s home. The Omars hired an architect, David Bailey, who drafted plans for an enclosed room addition. The room addition extended into the rear portion of the Omars’ home; an area that had formerly been used by the prior owner as a patio.

Bailey submitted the building plans to the Bluffs’ Architectural Control Committee (ACC), which initially rejected the proposed improvements. Bailey revised the plans at least twice and erected “story poles,” indicating how the views of surrounding neighbors would be impacted. Bailey conducted a “view analysis” and determined the impact of the proposed room addition on Schwindt’s view would be minimal. The ACC visited the property and eventually approved the plans for the (now smaller) room addition. Schwindt appealed the ACC’s decision to the Board.

Schwindt and other homeowners attended a Board meeting. A long-time resident, Claude Whitney, who had participated in the drafting of the Bluffs’ revised CC&Rs, attended the meeting. Whitney “specifically read the applicable CC&R’s to the Board about . . . the prohibition of building on a patio.” According to Whitney: “To our surprise, the Board went ahead, despite actual knowledge of the CC&R’s . . ., they approved it.”

Shortly thereafter, construction began on the Omars’ room addition. Schwindt sent a letter to the Omars requesting alternative dispute resolution. The Omars did “not consent to any form of arbitration, mediation, or alternative dispute resolution.”

In February 2015, Schwindt filed a complaint, alleging violations of the CC&Rs: 1) the Omars’ room addition was being built in a prohibited patio area; and 2) the structure unreasonably interfered with Schwindt’s view. The complaint sought declaratory and injunctive relief, and “damages according to proof at the time of trial in excess of $25,000.”

In March 2015, Schwindt, filed a motion for a temporary restraining order, seeking to prohibit the Omars “from continuing to build, construct, erect or otherwise install any room addition or other enclosed improvement on any portion of their patio area and/or future patio area.” The trial court denied the temporary injunction but told the Omars they were proceeding at their own risk.

In July 2016, after a three-day bench trial, the trial court issued a mandatory injunction requiring the Omars “to promptly demolish the enclosed room addition and to restore the premises, insofar as is possible, to its condition prior to the construction of the enclosed room addition.” The Omars appealed from the judgment.

In September 2018, this court reversed: “We direct the trial court on remand to directly address . . . within its statement of decision (whether the court found the decision of the Board to be clearly arbitrary and capricious, and whether the Omar’s room addition was built on a prohibited patio easement).” (Schwindt v. Omar et al., supra, G054373.)

In December 2019, the trial court (a different judge) presided over a three-day bench trial. After visiting the site, the court denied Schwindt’s request for a permanent mandatory injunction (there was no longer a request for damages).

In August 2020, the Omars filed a motion requesting $377,134.32 in attorney fees. The trial court found the Omars to be the prevailing party and awarded $100,000.00 in attorney fees.[1]

 

II

 

 

DISCUSSION

 

Schwindt filed an appeal from the trial court’s denial of her request for a permanent injunction, and later filed an appeal from the court’s order granting the Omars attorney fees. Omar filed a cross-appeal challenging only the amount of the attorney fee award. This court consolidated the appeals.

In this opinion, we will address the: A) the trial court’s denial of Schwindt’s request for an injunction; and B) the attorney fee award to the Omars.

 

A. The Trial Court’s Denial of Schwindt’s Request for an Injunction

 

Schwindt argues the trial court erred when it denied her request for an injunction (the demolition of the Omars’ room addition). We disagree.

A trial court’s decision to deny a party’s request for an injunction is reviewed for an abuse of its discretion. (Hirshfield v. Schwartz (2001) 91 Cal.App.4th 749, 771; Husain v. California Pacific Bank (2021) 61 Cal.App.5th 717, 727-728 [“`the trial court is better equipped than we are to fashion equitable relief and we afford it considerable discretion'”].)

“The abuse of discretion standard is not a unified standard; the deference it calls for varies according to the aspect of a trial court’s ruling under review. The trial court’s findings of fact are reviewed for substantial evidence, its conclusions of law are reviewed de novo, and its application of the law to the facts is reversible only if arbitrary and capricious.”[2] (Haraguchi v. Superior Court (2008) 43 Cal.4th 706, 711-712, fns. omitted.)

In this part of the discussion, we will: 1) review relevant legal principles; 2) summarize the trial court proceedings; and 3) analyze the law as applied to the facts.

 

1. Relevant Legal Principles

 

Generally, “while the right to injunctive relief under proper circumstances is well established, its issuance is largely discretionary with the court and depends upon a consideration of all the equities between the parties. No hard and fast rule can be adopted which will fit all cases and hence each must be determined upon its own peculiar facts.” (Pahl v. Ribero (1961) 193 Cal.App.2d 154, 161.)

This “balancing of the equities” legal doctrine has been known by several names over the years, including “a balancing of the conveniences,” “a balancing of the equities and hardships,” and “the relative hardship doctrine.” (See Continental Baking Co. v. Katz (1968) 68 Cal.2d 512, 526; Associated Cal. Loggers, Inc. v. Kinder (1978) 79 Cal.App.3d 34, 38-39; Hirshfield v. Schwartz, supra, 91 Cal.App.4th at p. 758.)

“Under the relative hardship test, the trial court must identify the competing equities underlying each party’s position. It then must balance the relative hardships of granting or denying an injunction to remove encroachments from the plaintiff’s property.” (Hirshfield v. Schwartz, supra, 91 Cal.App.4th at pp. 761-762.)

“An injunction that requires no action and merely preserves the status quo” is known as a “prohibitory injunction”; “while an injunction requiring the defendant to take affirmative action” is known as a “mandatory injunction.” (Daly v. San Bernardino County Bd. of Supervisors (2021) 11 Cal.5th 1030, 1035.) Generally, “courts give greater scrutiny to mandatory injunctions.” (People ex rel. Brown v. iMergent, Inc. (2009) 170 Cal.App.4th 333, 343.)

CC&Rs are interpreted according to the principles applicable to all written contracts. (Westrec Marina Management, Inc. v. Arrowood Indemnity Co. (2008) 163 Cal.App.4th 1387, 1391-1392.) “The mutual intention of the contracting parties at the time the contract was formed governs. [Citations.] We ascertain that intention solely from the written contract, if possible, but also consider the circumstances under which the contract was made and the matter to which it relates. [Citations.] We consider the contract as a whole and construe the language in context, rather than interpret a provision in isolation. [Citation.] We interpret words in a contract in accordance with their ordinary and popular sense, unless the words are used in a technical sense or a special meaning is given to them by usage. [Citation.] If contractual language is clear and explicit and does not involve an absurdity, the plain meaning governs.” (Ibid.)

 

2. Trial Court Proceedings

 

In her complaint, Schwindt alleged the Omars violated the CC&Rs by building their room addition in a prohibited patio area and the home improvement unreasonably interfered with her view.

As to patio areas, the CC&Rs provide:

“No Owner shall build, construct, erect or otherwise install any Proposed Improvement which requires a Building Permit on any portion of his Patio Area and/or Future Patio Area without complying with the provisions of this Article and without first obtaining a Lot Line Adjustment. . . . Notwithstanding the foregoing, the [ACC] shall not have any right, power or authority to approve, and no Owner shall build, construct, erect or otherwise install any room addition or other `enclosed’ Improvement on any portion of his Patio Area and/or Future Patio Area.”

As to views, the CC&Rs provide:

“No owner shall build, construct or erect any Improvement or otherwise allow any Improvement located on such Owner’s Residential Estate to unreasonably interfere with the passage of light and air to, or the view from, any other Residence in the Project.” “The [ACC] shall not approve any Proposed Improvement which would unreasonably obstruct the view from any other Residence in the Project.” “All decisions of the Board shall be conclusive on the issue and binding on the parties unless such decision is clearly arbitrary and capricious.”

During the bench trial, Schwindt testified the room addition “has blocked the . . . entire left side of my home which was — actually the side that’s oriented towards the Catalina Island and ocean view, so it was the most important part of the view. . . .”

Whitney, the longtime resident, testified that although a person may have an ownership interest in “the patio . . . they still couldn’t build on it.” Whitney said the Omars’ room addition constituted a “clear encroachment on the patio.” The person who previously owned the Omars’ home testified the enclosed room addition extended into an area that he previously used as a patio. A construction expert similarly testified the Omars’ room addition was built in a patio area in violation of the CC&Rs, under the common sense understanding of the word patio.

Bailey, the Omars’ architect, testified the room addition did not extend into a prohibited “`Future Patio Easement Area.” Bailey said the story poles were erected based on feedback from the ACC, and the plans were revised to reduce the depth of the project based “in response to some of the neighbors comments about the addition.” In preparation for the Board meeting, Bailey prepared a “view analysis” based on the views from the neighbors’ homes. Bailey said Schwindt’s view was reduced about seven to 10 percent.

A Bluffs’ Board member testified the terms “Future Patio Area” and “Future Patio Area Easement” are used interchangeably in the CC&Rs. The Board member voted to approve the Omars’ proposed room addition. The Board member lived near the Omars’ home and had visited the site several times while the story poles were erected. The Board member concluded Schwindt’s view “would not be unreasonably obstructed.”

An ACC member testified the term “patio area” is not defined in the CC&Rs.[3] The ACC member said he had visited the Omars’ property to “evaluate the concerns to the adjacent neighbors, and then ultimately when the story poles are erected, to evaluate the concerns of the neighbors with physical evidence in place to understand whether it’s reasonable or unreasonable or what other impact it may have.” The ACC member testified: “By the time the second go-around went and story poles were reviewed by the committee, the committee was satisfied that it was not unreasonable. Not unreasonable view obstruction.”

After the close of evidence, “the Court concludes that the CC&Rs unambiguously prevents building in a patio area.” The court further concluded it was “clearly arbitrary and capricious for the Board to conclude otherwise.”

After the site visit, the court found “the view of the back bay water was not affected by the development. The view of Catalina, which was obstructed that day by clouds, that wasn’t obstructed by the development. The view of the Pacific Ocean was not obstructed by the development. The view that got obstructed was of — I guess it’s called the bluffs which is kind of like the side of the mountain.” The court concluded: “It would not be clearly arbitrary and capricious for the Board of Directors to have concluded that there was no unreasonable affect on [Schwindt’s] view.”

As far as the requested relief, the court said: “So this case is not about money damages. It’s about an injunction. Whenever the court issues an injunction, the court has to balance the hardships. And mandatory injunctions typically have a more stringent test than prohibitory injunctions. And in this case, it’s not necessarily true that just because an owner violates the CC&Rs by building in a prohibited patio area, that that has an adverse effect or significant adverse effect on one of the homeowners.”

The court concluded, “I do think it really comes down to whether [Schwindt’s] view was significantly impaired and that the patio area, as a legal issue for the decision in this case, kind of becomes somewhat moot.

“I mean, the fact that the CC&Rs specifically prohibit unreasonably obstructing a view kind of gives you the standard for the court to use on this hardship. It’s kind of the same thing even though it’s somewhat coincidental because it states the hardship was a loss of view. And so if the court were to conclude that the loss of view was unreasonably affected, then the court would find that that’s a significant hardship to the [Schwindt]. But in this case, the court is concluding that the hardship to the [Omars] outweighs the hardship to [Schwindt] in that the cost of tearing down what they built, even it [was], at the time of the denial of preliminary injunction, is a greater hardship than what is a somewhat minimal view loss for [Schwindt].

“You know, I appreciate the fact that the plaintiff didn’t want her view impeded whatsoever, but the standard in the CC&Rs is unreasonably, and the court of appeals mandate to the superior court that the court must go with the HOA’s conclusion unless it is clearly arbitrary and capricious. I mean, not even arbitrary and capricious, but clearly arbitrary and capricious, that based on these facts mandates a ruling in favor of the [Omars] on the injunction issue.

“You know, if this was a case about money and there was some quantitative showing of view loss or property value loss, I could get into that, but that’s not part of this case. [¶] So judgment will be for the [Omars].”[4]

 

3. Analysis and Application

 

It is apparent from the trial court’s cogent ruling that it was not arbitrary or capricious when it applied the law to the facts. The court was aware of the relevant case law. (See, e.g., Kahn v. Price, supra, 69 Cal.App.5th at pp. 241-242.) The court was also aware of the underlying facts; indeed, the court conducted a three-day bench trial, which included a site visit to see the impact of the room addition on Schwindt’s view.

The trial court properly identified the competing equities to the parties: the burden of tearing down the room addition to the Omars, versus the loss of view to Schwindt. (See, e.g., Hirshfield v. Schwartz, supra, 91 Cal.App.4th at pp. 761-762.) The court then concluded the “greater hardship” to the Omars outweighed the “minimal” hardship to Schwindt and denied her request for an injunction that would have required the destruction of the Omars’ room addition.

While we may have come to a different decision, we find no abuse of the trial court’s discretion. Thus, we affirm the court’s ruling.

Schwindt argues this court’s opinion in Ekstrom v. Marquesa at Monarch Beach Homeowner’s Assn. (2008) 168 Cal.App.4th 1111, 1121 (Ekstrom), compels a different result. We disagree.

In Ekstrom, a residential beach community Association’s CC&Rs provided: “All trees . . . shall be trimmed by the Owner of the Lot upon which they are located so that they shall not exceed the height of the house on the Lot; provided, however, that where trees do not obstruct the view from any of the other Lots in the Properties . . . they shall not be required to be so trimmed.” (Ekstrom, supra, 168 Cal.App.4th at pp. 1114-1115.) The Association routinely enforced the CC&R by ordering homeowners to trim their trees; however, the Association did not enforce the CC&R as to palm trees because the Board determined “the aesthetic benefit to the entire community from the maturing and now very lush looking palm trees outweighed the value of preserving views of just a few homeowners.” (Id. at p. 1116.) Some plaintiffs whose views were obstructed by the palm trees sued for injunctive relief. The trial court granted the mandatory injunction requiring the Association to enforce the tree trimming CC&R, even though the trimming (or topping) of the palm trees would result in their destruction. (Id. at pp. 1120-1121.) This court affirmed the ruling of the trial court. (Id. at p. 1127.)

In this case, the trial court found the Board’s approval of the Omars’ room addition in a prohibited patio area was clearly arbitrary and capricious.[5] Schwindt appears to be arguing that under the holding of Ekstrom—as a pure issue of law—the trial court was required to issue an injunction requiring the Omars to demolish their room addition and return their home to its original state. We disagree. In Ekstrom, the tree trimming CC&R did not give the Association the discretion to allow any trees to obstruct any portion of the view from any of the community’s lots. Conversely, the improvement provision in the Bluffs’ CC&Rs gave the Board the discretion to approve a proposed home improvement, unless the “Proposed Improvement which would unreasonably obstruct the view from any other Residence in the Project.” (Italics added.)

Here, after visiting Schwindt’s home, the trial court found the Board was not arbitrary and capricious when it determined that Schwindt’s view was not unreasonably obstructed by the Omars’ room addition. Thus, the trial court was not required to issue a mandatory injunction as the trial court did in Ekstrom.

Schwindt quotes Dolan-King v. Rancho Santa Fe Assn. (2000) 81 Cal.App.4th 965, 975, for the proposition: “Restrictions are evaluated for reasonableness in light of `the restriction’s effect on the project as a whole,’ not from the perspective of the individual homeowner. [Citations.] Accordingly, courts do not conduct a case-by-case analysis of the restrictions to determine the effect on an individual homeowner [but rather] must consider the reasonableness of the restrictions by looking at the goals and concerns of the entire development.” But the quoted portion of the published opinion concerns the presumptive reasonableness of an Association’s land use restrictions. The quotation certainly does not stand for the notion that a trial court must always issue a mandatory injunction every time a homeowner violates a CC&R, regardless of the seriousness or trivialness of the violation, or the court’s balancing of the equities.

Schwindt also argues “the Superior Court’s judgment left Schwindt wronged without a remedy.” We disagree.

At the time of the trial, Schwindt was no longer seeking damages and was only requesting declaratory and injunctive relief. As the trial court stated: “You know, if this was a case about money and there was some quantitative showing of view loss or property value loss, I could get into that, but that’s not part of this case.”

In other words, there may have been a remedy available to Schwindt—as the trial court seemed to suggest—but we will never know because Schwindt took the possibility of money damages off the table prior to trial. (See Vlahovich v. Cruz (1989) 213 Cal.App.3d 317, 323 [“A litigant will be held to his choice of remedies”].)

In sum, this case is not about a trial court judge ignoring a requirement of the CC&Rs (the patio building restriction). Indeed, the court recognized the Omars’ violation. But then the court deftly used another CC&R (the reasonable view restriction) to accurately weigh the equities because Schwindt’s action was only brought in equity.

 

B. The Attorney Fee Award

 

In this case: 1) Schwindt contends the trial court erred by awarding the Omars any attorney fees; and 2) the Omars contend the court erred by reducing their attorney fee award. We shall analyze the parties’ contentions.

 

1. The trial court did not err by awarding attorney fees to the Omars.

 

“In any action on a contract, where the contract specifically provides that attorney’s fees and costs, which are incurred to enforce that contract, shall be awarded either to one of the parties or to the prevailing party, then the party who is determined to be the party prevailing on the contract . . . shall be entitled to reasonable attorney’s fees in addition to other costs.” (Civ. Code, § 1717, subd. (a).)[6]

“In an action to enforce the governing documents [CC&Rs], the prevailing party shall be awarded reasonable attorney’s fees and costs.” (§ 5975, subd. (c).)

Generally, “the party prevailing on the contract shall be the party who recovered a greater relief in the action on the contract. The court may also determine that there is no party prevailing on the contract. . . .” (§ 1717, subd. (b)(1).)

“A trial court has broad discretion in determining which party has obtained greater relief on the contract, and we will not disturb such a determination on appeal absent a clear abuse of discretion.” (In re Tobacco Cases I (2013) 216 Cal.App.4th 570, 578.) “We are required to uphold a reasonable ruling even if we may not have ruled the same way and a contrary ruling would also be sustainable.” (Ibid.)

The Bluffs’ CC&Rs provide: “In the event the Declarant, the Association or any Owner shall commence legal proceedings to enforce any of the covenants and/or terms of this Declaration, or to declare rights and/or obligations arising hereunder, . . . the prevailing party in such action shall be entitled to recover its costs of suit and reasonable attorneys’ fees as may be fixed by the Court.” (Italics added.)

Here, after the trial court’s judgment on the merits, the Omars filed a motion for determination of the prevailing party and $377,134.32 in attorney fees, which was supported by numerous declarations and billing records. Schwindt filed an opposition, arguing “the `mixed results’ herein support a determination of `no party prevailing’ under Civil Code Section 1717.” Schwindt also argued the requested award should be denied or lowered because the Omars refused to participate in alternative dispute resolution. The Omars filed a reply.

After hearing oral argument, the trial court awarded the Omars $100,000.00 in attorney fees. The court found: the Omars “undoubtedly were the prevailing parties, because they ultimately received a Judgment in their favor.”

Since Schwindt was unsuccessful in obtaining a mandatory restraining order to remove the room addition, and the trial court found that impact on Schwindt’s view was minor, we agree with the court’s ruling that the Omars were the prevailing party. Thus, we find no abuse of the court’s discretion.

Schwindt argues the trial court found the Omars built their room addition in a prohibited patio area, and therefore they did not achieve a complete victory. Schwindt cites various opinions for the proposition that the trial court should have found there was no prevailing party. (See, e.g., Marina Pacifica Homeowners Assn. v. Southern California Financial Corp. (2018) 20 Cal.App.5th 191, 205-206 [court of appeal affirmed ruling of the trial court that there was no prevailing party for purposes of attorney fees because neither party achieved a complete victory].)

While we may have affirmed the trial court’s designation of no prevailing party (had that been the court’s ruling), such a finding is not required under section 1717, or any cases cited by Schwindt. The court was well within its discretion to designate the Omars as the prevailing party, and we will not disturb that finding on appeal.

 

2. The trial court did not err by reducing the attorney fee award.

 

“`The trial court has broad discretion to determine the amount of a reasonable fee, and the award of such fees is governed by equitable principles.'” (Ellis v. Toshiba America Information Systems, Inc. (2013) 218 Cal.App.4th 853, 881-882.)

“In an enforcement action in which attorney’s fees and costs may be awarded, the court, in determining the amount of the award, may consider whether a party’s refusal to participate in alternative dispute resolution before commencement of the action was reasonable.” (§ 5960.)

Trial courts ordinarily use the lodestar method to calculate an attorney fee award “`by multiplying the number of hours reasonably expended by counsel by a reasonable hourly rate. Once the court has fixed the lodestar, it may increase or decrease that amount by applying a positive or negative “multiplier” to take into account a variety of other factors, including the quality of the representation, the novelty and complexity of the issues, the results obtained, and the contingent risk presented.'” (Laffitte v. Robert Half Internat. Inc. (2016) 1 Cal.5th 480, 489.)

In this case, the trial court ruled: “This case went through a bench trial, a reversal on appeal, and a new trial with a new judge. [The Omars] seek attorneys’ fees of $377,134.32, which includes $59,465.32 for the appeal. But if the parties had arbitrated, they would have had a binding decision the first time, rather than incur more fees on an appeal and a retrial. Thus, pursuant to Civil Code §5960, this court will `consider whether a party’s refusal to participate in alternative dispute resolution before commencement of the action was reasonable’, [and] conclude that [the Omars’] refusal to arbitrate was not reasonable, and award [the Omars] only the court’s best estimate of the fees [they] would have incurred if they had arbitrated this dispute.”

Here, we do not find the amount of the attorney fee award to be clearly wrong, so we find no abuse of discretion. (See Ketchum v. Moses (2001) 24 Cal.4th 1122, 1132 [“The `”experienced trial judge is the best judge of the value of professional services rendered in his court, and while his judgment is of course subject to review, it will not be disturbed unless the appellate court is convinced that it is clearly wrong”‘”].)

On appeal, the Omars argue because Schwindt’s complaint requested $25,000.00 in damages and emergency injunctive relief, the Davis-Sterling Common Interest Development Act, which allowed for the lowering of the attorney fee award based on the refusal to arbitrate, does not apply. (See § 4000 et seq.) But this specific argument and other related issues were not raised in the trial court, so they have been forfeited for purposes of appeal. (See Sea & Sage Audubon Society, Inc. v. Planning Com. (1983) 34 Cal.3d 412, 417 [“As a general rule, `issues not raised in the trial court cannot be raised for the first time on appeal'”].)

Finally, the Omars argue “the trial court was required to follow the `lodestar’ approach.” However, the trial court was not required to provide a statement of decision. (See, e.g., Ketchum v. Moses, supra, 24 Cal.4th at pp. 1140-1141.) Nor was the court required to “otherwise detail its fealty to the law, which we presume.” (Christian Research Institute v. Alnor (2008) 165 Cal.App.4th 1315, 1323; citing Evid. Code, § 664 [“It is presumed that official duty has been regularly performed”].)

To reiterate and conclude, we find no abuse of the trial court’s discretion in any of its rulings.

 

III

 

 

DISPOSITION

 

The judgment is affirmed. Neither party shall be awarded costs on appeal.

BEDSWORTH, Acting P.J. and GOETHALS, J., concurs.

[1] The trial court’s proceedings and rulings will be covered in greater detail in the discussion section of this opinion.

[2] Schwindt argues the standard of review is de novo “since the court below erred in its interpretation of the CC&R’s when it denied the injunction.” As we shall discuss, we find the trial court did not err in interpreting the CC&Rs. In any event, that aspect of the court’s ruling still falls within the scope of the broad abuse of discretion standard of review. (See Haraguchi v. Superior Court, supra, 43 Cal.4th at pp. 711-712.)

[3] At oral argument in this court Omars’ counsel argued the phrase “patio area” is defined in various provisions of the CC&Rs. However, we note that in the “Definitions” section of the CC&Rs (Article I), the phrase “patio area” is not among the several words or phrases that is specifically listed.

[4] The court later incorporated its oral ruling into its written statement of decision.

[5] The Omars argue the trial court was mistaken as to “patio area” portion of its ruling. But they did not file a cross-appeal as to this issue. (See California Rules of Court, rule 8.406(b).) In any event, we agree with the trial court that the issue is essentially moot given the court’s denial of Schwindt’s requested injunction.

[6] Further undesignated statutory references are to the Civil Code.

 

Ambassador Real Estate v. Kashay

Summary by Pejman D. Kharrazian, Esq.:

 

Management company and the owner of the management company, who also served as the community manager for a 28-unit senior mobile home community (hereinafter “Plaintiffs”), sued Kashay who is a resident and owner of the mobile home community for defamation. The Plaintiffs’ defamation claim was based on the following: (1) Kashay raised her concerns to other members about Plaintiffs’ handing of the association’s finances, their handling of a recent board election, and the Plaintiff manager’s general mistreatment of other members; (2) Kashay filed a criminal complaint with the Sheriff’s Department alleging the Plaintiff manager committed elder abuse; and (3) Kashay also filed a complaint against Plaintiff management company with the Better Business Bureau (“BBB”) claiming the management company violated its contract with the association. In response to Plaintiffs’ defamation lawsuit, Kashay filed an anti-SLAPP motion. While the trial court denied Kashay’s anti-SLAPP motion, on appeal the appellate court found that Kashay’s criminal complaint, complaint to the BBB, and statements made to the community related to Plaintiffs’ handling of the association’s finances and recent board election were protected activity under the anti-SLAPP statute. The appellate court remanded the matter to the trial court for the trial court to consider whether Plaintiffs could demonstrate that their claims are meritorious such that they would likely prevail at trial.

TAKEAWAY: Homeowner criticisms of board members, the association’s management company, or the association’s manager related to association business or other association matters may be protected activity under the anti-SLAPP statute. Consequently, if a complaint is based on a defendant’s protected activity, the plaintiff may need to overcome a defendant’s anti-SLAPP motion before the lawsuit can move forward.
Additionally, it is extremely important to have all of the evidence needed to prove each element of defamation before filing a defamation lawsuit. It is also important to confirm that any witnesses are able and willing to testify in support of your defamation claim.

***End Summary***

2022 Cal. App. Unpub. LEXIS 1970; 2022 WL 951238.

No. D078302.

Court of Appeals of California, Fourth District, Division One.

 

Filed March 30, 2022.
APPEAL from an order of the Superior Court of San Diego County, Super. Ct. No. 37-2020-00000017-CU-DF-NC, Jacqueline Stern, Judge. Reversed.

Lynna Kashay, in pro. per., for Defendant and Appellant.

Lowell Robert Fuselier, in pro. per., for Plaintiffs and Respondents.

 

NOT TO BE PUBLISHED IN OFFICIAL REPORTS

 

California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

DO, J.

 

INTRODUCTION

 

Lowell Robert Fuselier, a California licensed attorney and real estate broker, owns and runs Ambassador Real Estate, Inc. (Ambassador), a property and homeowner association management service company. In July 2019, Osborne Mobile Home Park (Osborne Park), through its homeowner’s association (HOA), hired Ambassador to manage the HOA. Osborne Park is a senior community of 28 units with residents 55 years or older. Soon after Ambassador was hired, Lynna Kashay, a resident, raised concerns about the company’s management of the HOA, including its handling of the election of the HOA Board of Directors and Fuselier’s mistreatment of the members. Those concerns prompted Kashay to report Fuselier for elder abuse to the San Diego County Sheriff’s Department and to file a business complaint with the Better Business Bureau (BBB).

As a result, Ambassador and Fuselier (together, Plaintiffs) sued Kashay for defamation. As alleged in their complaint, the alleged defamatory statements arose from Kashay: (1) making a “criminal complaint against F[uselier] for [e]lder [a]buse to the San Diego Sheriff”; (2) filing “a business complaint against A[mbassador]” to the BBB; and (3) making various, vague statements “publicly” about Plaintiffs’ performance of their professional duties in managing the HOA.[1]

Kashay filed a special motion to strike the complaint as a strategic lawsuit against public participation (SLAPP) (Code Civ. Proc., § 425.16),[2] asserting that Plaintiffs filed the defamation action to chill her and other members of Osborne Park in “their attempt to speak out” against Plaintiffs’ mismanagement of the HOA. The trial court denied the anti-SLAPP motion, finding that Kashay failed to establish the alleged defamatory statements arose from any protected activity. We conclude that was error and we reverse.

 

FACTUAL AND PROCEDURAL BACKGROUND

 

 

I.

 

 

Relevant Facts

 

Osborne Park is a senior mobile home community of 28 separate units, located in Vista, California. Osborne Park was incorporated as a California non-profit mutual benefit corporation in 1987. Osborne Park, Inc. (OPI) is the corporate entity for Osborne Park. In 2018, OPI filed a “Statement by Common Interest Development Association” with the Secretary of State of California, in which it declared that it was a common interest development (CID) under the Davis-Stirling Common Interest Development Act (Davis-Stirling Act) (Civ. Code, § 4000 et seq.).[3]

The OPI articles of incorporation stated that its purpose “is to provide its members with space for mobile homes and community facilities on a non-profit basis.” The articles also stated that “any adult person” approved by the Board of Directors shall be eligible for membership, but that “at least eighty percent (80%)” of the heads of household must be 55 years of age or older, and that “no one under 45 may reside in [Osborne] Park.” (All capitalizations omitted.) According to Kashay, Osborne Park provides housing for low-income seniors, many of whom are primarily homebound due to illness or disability.

In July 2019, OPI hired Ambassador to manage the HOA. They entered into an “HOA Management Retainer Agreement” (the Agreement) for Ambassador to serve as the HOA’s “exclusive managing agent as that term is defined in California Civil Code section 4158.”[4] Civil Code section 4158 is part of the Davis-Stirling Act and defines “`managing agent'” as “a person who, for compensation or in expectation of compensation, exercises control over the assets of a common interest development.” (Civ. Code, § 4158, subd. (a).) The Agreement provided that Ambassador “shall utilize its experience, professional skills and knowledge to assist the [HOA]’s Board and its committees in accordance with generally accepted industry standards in the area of Common Interest Development Management.” Among other responsibilities, Ambassador was to help the HOA’s Board of Directors in “accurately maintain[ing]” HOA records to comply with the Davis-Stirling Act.

In the summer of 2019, Kashay became a resident at Osborne Park.[5] Approximately six months later, in December 2019, Kashay was nominated to the HOA Board of Directors along with four other residents—Bill Bouma, John Fageol, Steve Guidry, and Sharon Payne. As reflected in the minutes of the December 10, 2019 board meeting, the nominees assumed their board positions without “the expense of an election” because “there were only nominations equal to the number of vacant positions.” Kashay “offered to be President” and Payne “offered to be Treasurer, but there was no motion or vote taken by the board to appoint the officers.”

Conflict quickly followed. According to Fuselier, Kashay “concluded that she was the President of [the] Osborne HOA over the objection of other board members.” She “immediately began issuing instructions to A[mbassador] regarding the finances of the [Osborne Park] HOA” but “A[mbassador] refused to follow [her] instructions.” When Fuselier “refused to support Kashay’s contention that she was appointed president,” Kashay “began a slanderous campaign” attacking Fuselier’s and Ambassador’s competency, “made a criminal complaint against F[uselier] for [e]lder [a]buse,” and filed a business complaint against Ambassador with the BBB.

On December 30, 2019, Fuselier sent an email to Kashay. He told Kashay: “You have 24 hours to withdraw your complaint to the BBB. If you do not, you will be named as a defendant in a suit for slander per se that I will file with the Superior Court this week. [¶] Also, if I hear that you spoke my name or the name Ambassador for any reason to anyone, I will file the action in the Superior Court.” (Italics added.) Three days later, on January 2, 2020, Fuselier and Ambassador filed this lawsuit against Kashay for defamation.

 

II.

 

 

The Defamation Lawsuit

 

In their complaint, Ambassador and Fuselier alleged their “business reputation for providing professional and ethical services to the public is critical to its success in the market place.” Further, “[k]eeping a client requires A[mbassador] to maintain a positive and trusting relationship with the HOA Board and the individual homeowners in an HOA.”

Plaintiffs alleged the Osborne Park HOA hired Ambassador to be its manager in July 2019. They attached to the complaint a copy of the Agreement for Ambassador to provide “HOA management” for Osborne Park. In December 2019, “[i]n accordance with California [l]aw and Osborne’s CC&R’s, A[mbassador] prepared election materials for the election of the Board of Directors,” but the election became unnecessary because “there were only nominations equal to the number of vacancies.” Plaintiffs also attached to the complaint a copy of the minutes of the December 10, 2019 board meeting, which showed Bouma, Fageol, Guidry, Payne and Kashay were nominated to the Board of Directors.

Plaintiffs alleged Kashay “nominated herself” for a position on the Board. “At the December 20, 2019 meeting, a disagreement arose about who should be president.” Kashay had “offered to be president . . . [but] no motion was made, and no vote was taken by the Board on the matter as required for the appointment of an officer pursuant to Osborne’s CC&R’s.” Plaintiffs also alleged that “Osborne’s CC&R’s require[ed] a minimum of six (6) months residency in the HOA in order to be eligible to hold a Board position” and Kashay’s “residency [was] less than 6 months at the drafting of [the] complaint.”

Plaintiffs alleged Kashay “nevertheless concluded that she was the President of [the] Osborne HOA over the objection of other board members.” She “immediately began issuing instructions to A[mbassador] regarding the finances of the HOA” but Ambassador refused to follow her instructions. Kashay then “attempted to intimidate board members into accepting her as the President” and, when they refused, Kashay “began a slanderous campaign to convince homeowners [to] force the Board to cancel A[mbassador]’s contract.”

“As part of that effort, K[ashay] made a criminal complaint against F[uselier] for [e]lder [a]buse to the San Diego Sheriff,” and “openly and publicly accused F[uselier] of the crime of [e]lder [a]buse.” Kashay then “made a second report to the San Diego Sheriff of a suspicious person harassing elderly people” while Fuselier was conducting business at the park. Law enforcement responded and Kashay identified Fuselier “as that `dangerous person.'”

Plaintiffs alleged Kashay “filed a business complaint against A[mbassador] and falsely stated in that complaint: Bob F[uselier], A[mbassador] Property Management, violating Osborne Park’s Contract. When these issues were brought to his attention, he slandered, smeared, called names, threatened, harassed, bullied and intimidated. He’s also taking advantage of the elderly and disabled.” (Italics omitted.)

Plaintiffs further alleged, “[i]ncluded but not limited to the following summary, K[ashay] has falsely and publicly stated that A[mbassador] and F[uselier] have committed crimes; breached fiduciary duties while performing their professional duties; committed gross negligence in the performance of their professional duties; breached their Contract while performing their duties; conduct[ed] management duties contrary to the Davis Sterling [sic] Act et seq.; conducted a fraudulent election; [committed] incompetence in performing management duties; improperly handled HOA funds; and [committed] the crime of [e]lder [a]buse in performing their management duties.”

Plaintiffs alleged Kashay’s statements were false, she knew them to be false and they were malicious because she made them with the intent to cause Plaintiffs injury and damage. Asserting a single cause of action for defamation, both libel and slander, Plaintiffs sought compensatory damages in an amount “exceeding $50,000” and an additional $100,000 in punitive damages.

 

III.

 

 

The Anti-SLAPP Motion

 

 

A. Kashay’s Anti-SLAPP Motion

 

As a self-represented litigant, Kashay filed a special motion to strike the complaint pursuant to section 425.16. Kashay asserted Plaintiffs filed the complaint “as an attempt to chill [hers and] an entire senior community’s First Amendment Right of free speech and their attempt to speak out regarding the way they are being treated by Plaintiff[s], improper elections, violations of [the HOA’s] Bylaws/CCRs, violations of [the] Davis-Stirling Law, and other laws.” She asserted the defamation cause of action arose from activities protected under section 425.16,[6] and identified the following three specific categories of protected speech.

First, Kashay asserted her statements criticizing Plaintiffs’ performance as the HOA manager were protected speech. She explained that “[t]here [wa]s an ongoing controversy of holding official, proper, defensible, and lawful elections of [the Osborne Park HOA] Board” that began “on or before September 10, 2019.” At some point, Kashay “was informed” by homeowners “of election irregularities,” including that “some members were not given nomination forms,” “election rules were not disseminated,” and “write-in candidates were not allowed.” So she “began communicating about the elections being improper, asking for new elections, and documenting” Plaintiffs’ alleged mishandling of the elections.

Relying on this court’s decision in Damon v. Ocean Hills Journalism Club (2000) 85 Cal.App.4th 468 (Damon), she argued the Osborne Park HOA was a “quasi-governmental entity” with “legislative, judicial, and executive duties,” and that Plaintiffs’ performance and failure to hold proper elections were “topics of public interest” that directly impacted “a narrow and definable portion of the public, namely all [28 Osborne Park members].” Thus, she contended, her statements criticizing Plaintiffs in their performance as HOA manager, specifically regarding unlawful elections, were protected speech under section 425.16, subdivisions (e)(1) through (e)(4), and were further protected as pre-litigation communication.

Second, Kashay asserted any reports to law enforcement were protected speech. She explained that she “learned from multiple” homeowners that Payne, who was appointed to the board and was a signatory on the HOA bank accounts, had a stroke in the past and is 80 years old. She asserted that “many” homeowners became “alarmed” when Payne allegedly “moved” HOA money into a new bank account with Ambassador, and the HOA “may have lost control and/or ownership of its Reserve Account funds.” On December 17, 2019, Payne told Kashay “that she was `confused’ as to why she moved . . . [HOA] money to new bank accounts, . . . that she was directed to do so by [Fuselier], and . . . that she didn’t want to be on the . . . Board but was `forced'” by Fuselier.

As a result, Kashay asserted that “[s]ome” homeowners reported “suspicions” of elder abuse to “the [p]olice.” When the police arrived on December 19, 2019, “multiple” homeowners “informed” the police “about the circumstances that they were aware of and the police looked into the matter.” Kashay pointed out that the San Diego County District Attorney’s public website encourages “`[a]nyone who has even the slightest suspicion that an elder or dependent adult is a potential victim of abuse’ “to report their concerns, and argued such reports are protected under section 425.16, subdivision (e)(1) and (e)(2). She further asserted that “[a]ll communications leading up to calling the [p]olice, with the [p]olice, and about what happened with the [p]olice” are protected activities under section 425.16, subdivision (e)(3) and (e)(4) as they, too, pertained to matters of public interest concerning a definable portion of the public.

Third, Kashay asserted her filing of the BBB complaint was protected activity. She explained that she “started a BBB reconciliation/arbitration process” regarding Plaintiffs and their “potentially unlawful activities” on December 28, 2019. She asserted that the topics addressed in the complaint were, similarly, of public interest and that “[o]nline reviews of service providers are a matter of public concern, because of the community interest in staying informed about the quality of services rendered by businesses.” She stated that she “attempted to write [an] opinion that was true and accurate regarding the services of Ambassador.” But on December 30, 2019, Fuselier sent an email to Kashay threatening to sue her for slander if she did not withdraw the BBB complaint. She attached the email as an exhibit to the motion to strike. Kashay stated that she withdrew the BBB complaint on January 2, 2020 “in response to threats [by Fuselier] of being sued if it was published.”

Kashay asserted the BBB “provides a platform and reconciliation/arbitration process to address disputes before involving the courts” and the process is substantially similar to pre-litigation communications. Thus, she argued her communications with the BBB were protected activity under section 425.16, subdivisions (e)(1) through (e)(4), as well as the pre-litigation privilege.

Although Kashay did not file a separate declaration in support of her motion to strike, Kashay personally signed the motion since she was acting in pro. per. She also attached a number of exhibits to the motion, which she asserted substantiated her claims. Among those already described, the exhibits include multiple petitions for a special meeting regarding a new election submitted by other HOA members, surveys of several HOA members regarding the allegedly improper elections, and a January 26, 2020 email from Fuselier suggesting the HOA Board of Directors not respond to the petitions. The email’s subject line was “Official Park Business[/]4th Petition for Special Meeting About Elections” and in it Fuselier told the directors, “I suggest that you do not respond to her improper demands.” Kashay also submitted a redacted bank statement for an account named “Osborne Park . . . Reserve Account,” which showed Ambassador was also named on the account.

To substantiate her claim that Fuselier was engaging in “threatening or inflaming” conduct, Kashay submitted a copy of a letter written by Fuselier on Ambassador’s letterhead, dated January 16, 2020, to another member of the HOA Board of Directors. In the letter, Fuselier told the director: “I have not done anything inappropriate, illegal, or unethical. Please stop shouting in my face and accusing me of things that I have not done. . . . [¶] Kashay is not a member of the board of directors . . . [s]he does not have a winning hand, and you should not bet on her. [¶] . . . [¶] If it is not going to be possible for us to work together, then it is a rainy day, and it will be hard for us to play ball. Just like you, I stand my ground when people try to push me around. My preference is that we both win by working together, but if we have to be at odds, so be it. Know this for sure, I am not going anywhere.”

Kashay also submitted a letter dated October 31, 2019 that was sent to Elaine Johnson, another Osborne Park member. The letter was written by an attorney named Joseph A. Lara of the Business Law Group PC, which appears to be Fuselier’s law firm. In it, Lara stated he represented Ambassador and Fuselier and accused Johnson of “[d]efamatory [s]tatements” against Ambassador and Fuselier, including public statements that she was “going to get Ambassador fired as the HOA manager,” and demanded she “cease and desist [her] slander of both.”[7] (Boldface omitted.)

 

B. Plaintiffs’ Opposition to the Anti-SLAPP Motion

 

Fuselier, representing himself and Ambassador, filed an opposition to the anti-SLAPP motion. Plaintiffs argued the motion to strike failed for seven reasons: (1) the alleged defamatory statements were not a matter of public interest, as they advanced Kashay’s personal agenda to be president of the HOA Board of Directors; (2) the alleged defamatory statements were not made in a public forum because Osborne Park was not a CID under the Davis-Stirling Act; (3) Kashay was not a member of the HOA and therefore did not have standing to complain; (4) the alleged defamation was “[k]nowingly [f]alse and [m]aliciously [m]ade”; (5) the motion to strike was not supported by a sworn declaration; (6) the litigation privilege does not apply; and (7) Plaintiffs had a high probability of success on the merits.

In support of their opposition, Plaintiffs filed declarations from Fuselier, Payne, Fageol, and attorney Lara. The record indicates that Fuselier “prepare[d]” both the Payne and Fageol declarations himself.[8] Payne’s declaration stated: “I am not incompetent,” “I am not confused,” “I am not afraid,” “I am not powerless,” and “I am not controlled by Ambassador or Fuselier.” Both the Payne and Fageol declarations stated that the HOA Board of Directors removed Kashay from the board after concluding she “had not been a resident of Osborne for 6 months at the time that the new board was constituted.”

Lara averred that after researching Osborne Park’s history between February 17 to February 24, 2020, he determined Osborne Park was incorporated as a non-profit mutual benefit corporation on February 3, 1987 and, in his opinion, Osborne Park “does not meet the [Davis-Stirling Act’s] requirements for it to be considered a CID” because “there has never been CC&Rs recorded” nor has a “`final map or parcel map'” been recorded regarding the property.

In his own declaration, Fuselier provided additional details regarding the dispute that arose from the election of the HOA Board of Directors and the alleged defamation. Specifically as to the BBB complaint, Fuselier averred that Kashay “filed a defamatory complaint with the [BBB]” and “submitted an untrue review to the BBB accusing Ambassador of despicable behavior.” He disputed “K[ashay]’s claim that she withdrew the complaint” as “false.” Elsewhere, he averred that Kashay made the defamatory statements “publicly” to the BBB. He further asserted that Kashay also committed defamation by “republishing” defamatory statements made by “The San Diego Minute Men and its president, Jeff Schwilk,” whom Fuselier had represented in a federal lawsuit, regarding a legal dispute with Fuselier’s prior law firm over funds held in a trust account. Fuselier also asserted that Osborne Park “has no CC&Rs” and is not a CID.

Plaintiffs also filed evidentiary objections to Kashay’s special motion to strike, including multiple objections to nearly every statement made in the motion and to every exhibit submitted in support of the motion.

 

C. Kashay’s Responsive Declaration and Motion in Limine

 

Approximately nine days after Plaintiffs filed their opposition, Kashay filed her own declaration in support of the special motion to strike. Kashay averred that she did own a home in Osborne Park, and that she was in good standing. She further declared that Osborne Park “has had and does have ongoing controversies, that predate [her], regarding . . . having proper and lawful elections” and whether Ambassador should continue managing the HOA. She re-asserted the defamation lawsuit was a clear attempt to prevent her, and other Osborne Park members, from speaking up about these abuses. As with the original motion, Plaintiffs filed extensive evidentiary objections to Kashay’s declaration.

Kashay also filed a “Motion in Limine” before the original hearing date on her special motion to strike, in which she raised evidentiary objections to the declarations of Lara, Payne and Fageol. She attached several exhibits to the motion in limine, which she argued demonstrated the falsity of several assertions in Plaintiffs’ declarations.

Addressing Lara’s and Fuselier’s declarations averring that Osborne Park was not a CID under the Davis-Stirling Act, Kashay submitted a copy of the “Statement by Common Interest Development Association” that OPI filed with the Secretary of State in December 2018, declaring it to be a CID under the Davis-Stirling Act. She also submitted a copy of the “Statement of Information” filed with the Secretary of State certifying that Osborne Park was a CID under the Davis-Stirling Act. Fuselier himself signed the document on December 31, 2019, and it was subsequently filed with the Secretary of State on March 16, 2020, after Fuselier submitted his sworn declaration stating Osborne Park was not a CID. In response to Lara’s declaration that no final map or parcel map had been recorded for Osborne Park, Kashay submitted a copy of what appears to be a parcel map for Osborne Park with a stamp from the San Diego County Assessor’s Office stating it was prepared for purposes of assessment. The “recorder’s certificate” is dated June 1981.

In addition, Kashay attached a number of emails between Fuselier and various Osborne Park owners. In one, Fuselier stated, “[t]he Association is governed first by the Civil Code — Davis Sterling [sic] Act.” In another, dated December 13, 2019, Fuselier confirmed his understanding that Kashay was president of the HOA Board of Directors and provided her with a hyperlink to the Davis-Stirling Act so she could “familiarize [her]self with [her] responsibilities and obligations as president.” In a subsequent email dated January 27, 2020, Fuselier told Kashay the petitions she had submitted for a special meeting had been reviewed by legal counsel and were not actionable as they were not for a proper purpose.

In the motion in limine, Kashay alerted the trial court that Plaintiffs had sued three other Osborne Park members, and had threatened to sue a fourth. She concluded by stating, “[t]here are only 19 people living at Osborne Park and most of these individuals are sickly, disabled, and/or housebound. There are only a handful of active people at [Osborne Park] and Plaintiff is suing all of us.”

Plaintiffs objected to the motion in limine as an unauthorized sur-reply. In addition, they asserted the motion and the exhibits contained hearsay, and that the exhibits were not authenticated as required by Evidence Code section 1400.

 

D. The Trial Court’s First Tentative Ruling

 

On July 8, 2020, Judge Earl Maas issued a tentative ruling denying Kashay’s special motion to strike. The trial court focused exclusively on the communications regarding the allegedly improper elections and Ambassador’s performance as manager of the HOA. The court found Kashay had not proven that “a proceeding before a homeowner’s association is an `official proceeding authorized by law’ within the meaning of [section 425.16] subdivisions (e)(1) or (e)(2).” As to subdivision (e)(3), the court found Kashay “failed to establish that the alleged defamatory statements were made in a public forum.” The court stated, unlike Damon, “[t]he alleged defamatory statements [at issue here] were not made in a board meeting or an official newsletter. [Kashay] has failed to cite any authority that the e-mails and statements were made in a public forum.”[9] As to subdivision (e)(4), the court found the statements were not made in connection with an issue of public interest because they did not impact “`a broad segment of society.'” The court distinguished the present case from Damon once again, based on the fact that there were approximately 3,000 members in the HOA at issue in Damon. As a final matter, the court awarded Plaintiffs—who were represented by Fuselier in pro. per.—$12,000 in attorney fees for time spent preparing their opposition.

Kashay asked for a continuance at the July 10, 2020 hearing, due to a family emergency. The court granted the motion and continued the matter to September 11. The court also granted Kashay leave to file additional papers related to her motion, on or before August 28, and likewise permitted plaintiffs to file a reply, no later than September 4.

Kashay filed a brief opposition to the trial court’s tentative ruling on July 20, 2020. On August 28, she filed a supplemental brief. The brief was supported by her own declaration and she stated twice, at the outset and conclusion of the brief, “I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. [¶] All the content of the Motion to Strike is included herein, including any and all attachments and exhibits, under penalty of perjury.” Kashay pointed out that the complaint alleged defamation based on the reports of elder abuse to law enforcement and the BBB complaint. She asked the court to, at a minimum, strike those allegations.

On September 8, 2020, Kashay filed a second supplemental brief. Kashay alleged Plaintiffs were continuing the pattern of intimidation and threats of lawsuits against her and other members of Osborne Park. She included a declaration, under penalty of perjury, and a number of exhibits. The first exhibit is an email from Fuselier to Bouma, a member of the HOA Board of Directors, and although it is undated, the content indicates the email was at least sent after Judge Maas issued the court’s tentative ruling. Fuselier began the email with, “Bill I am so tire[d] of your stupidity,” and continued with the following statements, in part: “Ambassador is the property manager because Judge Stern of the Superior Court put me in charge of Osborne to protect the other owners. You never had the authority to fire Ambassador. Only the Board of Directors for Osborne can fire me, and that is not you and your band of crazies.” Fuselier attached Judge Maas’s tentative ruling on the motion to strike to the email, and told Bouma:

“The things you and your group have said about me are actionable in court. That is where Kashay is now. She lost her motion to stop my case, and the judge sanctioned her $12,000 for her meritless motion. His ruling is attached. . . . She will pay a lot more for slandering me and Ambassador after the trial. So will anyone else that damages my reputation as a professional, ethical and honest businessman in the community.” (Italics added.)

The other exhibits include a number of other emails and letters from Fuselier to various Osborne Park members, similarly calling them “ignorant” and a “band of crazies” and threatening, “I am currently dealing with Kashay in Superior Court, and I will deal with the others in due time.”

 

E. The Trial Court’s Order Denying the Motion

 

On September 9, 2020, Judge Maas recused himself based on “familiarity . . . with one of the parties.”

After hearing argument on September 18, 2020, Judge Jacqueline M. Stern, now presiding, denied the anti-SLAPP motion. In the written order, the court noted that it “could disregard all pleadings [Kashay] filed after July 20, 2020, as unauthorized sur-replies.” However, despite what the trial court characterized as Kashay’s “blatant disregard for the court’s orders,” the court stated that it had exercised its discretion to consider all of the various supplemental materials submitted by both sides. The court did not, however, rule on any of the myriad evidentiary objections raised by Plaintiffs.

With respect to the merits, the trial court’s written order provides largely the same analysis, using verbatim much of the same language, as the previous tentative order issued by Judge Maas on July 8, 2020. However, unlike the previous tentative ruling, Judge Stern denied Plaintiffs’ request for attorney’s fees. First, the court found “[t]he motion was not frivolous in that it mostly involved statements criticizing the handling of a homeowner’s association election.” And second, Fuselier represented himself and was not entitled to an attorney fee award, as a matter of law. Kashay timely appealed.

 

DISCUSSION

 

 

I.

 

 

Relevant Legal Principles

 

Section 425.16, the anti-SLAPP statute, provides a mechanism to protect defendants from meritless lawsuits that chill their exercise of constitutional rights to speech and petition. (Wilson v. Cable News Network, Inc. (2019) 7 Cal.5th 871, 883-884; Baral v. Schnitt (2016) 1 Cal.5th 376, 384 (Baral); § 425.16, subd. (a).) The statute provides in pertinent part: “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 shall be subject to a special motion to strike, unless the court determines that the plaintiff has established that there is a probability that the plaintiff will prevail on the claim.” (§ 425.16, subd. (b)(1).) The statute creates a summary-judgment-like procedure that allows for early dismissal of actions deemed to be strategic lawsuits against public participation, or SLAPP suits. (Baral, at p. 384, fn. 5; see Navellier v. Sletten (2002) 29 Cal.4th 82, 85.)

As the California Supreme Court recently explained, in Baral, a single cause of action may include multiple claims. In the context of a motion to strike pursuant to section 425.16, “courts may rule on plaintiffs’ specific claims of protected activity,” even if those claims are mixed, in a single cause of action, with other claims arising out of activity that is not protected by the statute. (Baral, supra, 1 Cal.5th at p. 393; accord Bonni v. St. Joseph Health System (2021) 11 Cal.5th 995, 1009-1011 (Bonni) [confirming “courts should analyze each claim for relief—each act or set of acts supplying a basis for relief, of which there may be several in a single pleaded cause of action—to determine whether the acts are protected”].)

Our high court then summarized the showings and findings required by section 425.16: “At the first step, the moving defendant bears the burden of identifying all allegations of protected activity, and the claims for relief supported by them. When relief is sought based on allegations of both protected and unprotected activity, the unprotected activity is disregarded at this stage. If the court determines that relief is sought based on allegations arising from activity protected by the statute, the second step is reached. There, 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. Allegations of protected activity supporting the stricken claim are eliminated from the complaint, unless they also support a distinct claim on which the plaintiff has shown a probability of prevailing.” (Baral, supra, 1 Cal.5th at p. 396.)

On appeal, we independently review a trial court’s order denying a special motion to strike pursuant to section 425.16. (Soukup v. Law Offices of Herbert Hafif (2006) 39 Cal.4th 260, 269, fn. 3 (Soukup).) Like the trial court, “[w]e consider `the pleadings, and supporting and opposing affidavits . . . upon which the liability or defense is based.’ [Citation.] 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.'” (Ibid.)

As this court recently explained in Medical Marijuana, Inc. v. ProjectCBD.com (2020) 46 Cal.App.5th 869 (Medical Marijuana), “`the issues in an anti-SLAPP motion are framed by the pleadings.’ [Citations.] Thus, the act or acts underlying a claim for purposes of an anti-SLAPP statute is determined from the plaintiffs’ allegations. [Citation.] Because the issues to be determined in an anti-SLAPP motion are framed by the pleadings, we will not `insert into a pleading claims for relief based on allegations of activities that plaintiffs simply have not identified. . . . It is not our role to engage in what would amount to a redrafting of [a] complaint in order to read that document as alleging conduct that supports a claim that has not in fact been specifically alleged, and then assess whether the pleading that we have essentially drafted could survive the anti-SLAPP motion directed at it.'” (Id. at p. 883.)

The complaint at issue pleads a single cause of action for defamation. Defamation occurs either through libel or slander. (Civ. Code, § 44.) “`The elements of a defamation claim are (1) a publication that is (2) false, (3) defamatory, (4) unprivileged, and (5) has a natural tendency to injure or causes special damage.'” (John Doe 2 v. Superior Court (2016) 1 Cal.App.5th 1300, 1312.) Libel is defamation based on a publication in writing or other fixed, visible representation (Civ. Code, § 45; see Medical Marijuana, supra, 46 Cal.App.5th at p. 884), while slander is based on an oral utterance (Civ. Code, § 46).

Both libel and slander have special pleading requirements. Because defamation “is not committed unless the defamatory matter is `published’ or communicated to a third person[,] . . . publication must be pleaded.” (5 Witkin Cal. Procedure (5th ed. 2008) Pleading, § 740, p. 160.) Further, “`[t]he general rule is that the words constituting an alleged libel must be specifically identified, if not pleaded verbatim, in the complaint.'” (Medical Marijuana, supra, 46 Cal.App.5th at p. 884, quoting Kahn v. Bower (1991) 232 Cal.App.3d 1599, 1612, fn. 5.) The pleading requirements for slander are less strict, but even when pleading slander, “the substance of the defamatory statement” must be alleged. (Okun v. Superior Court (1981) 29 Cal.3d 442, 458 (Okun).) No matter the theory of defamation, the complaint must be alleged with sufficient certainty to “`acquaint [the] defendant with what he must defend against.'” (Medical Marijuana, at p. 894, quoting Albertini v. Schaefer (1979) 97 Cal.App.3d 822, 832-833; see also Okun, at p. 458 [discussing pleading requirements for slander; stating the complaint must “give[ ] notice of the issues sufficient to enable preparation of a defense”].)

 

II.

 

 

Kashay Met Her Initial Burden of Establishing the Defamation Claims

 

 

Arise Out of Protected Activity

 

Kashay asserts, as she did in the trial court, that the complaint alleged three categories of defamatory statements: (1) communications to law enforcement reporting elder abuse; (2) communications with the BBB in connection with a consumer complaint; and (3) communications criticizing Plaintiffs’ performance as the HOA manager, including the refusal to hold lawful elections.

Relying on Baral, Kashay contends the trial court erred by failing to address the allegations related to the first two categories. We agree. (See Bonni, supra, 11 Cal.5th at pp. 1009-1011 [“courts should analyze each claim for relief—each act or set of acts supplying a basis for relief, of which there may be several in a single pleaded cause of action—to determine whether the acts are protected”]; Baral, supra, 1 Cal.5th at p. 393 [“courts may rule on plaintiffs’ specific claims [within a cause of action] of protected activity”].) For reasons that are not apparent, the court focused solely on Kashay’s communications regarding Plaintiffs’ management of the HOA, and did not address the reports of elder abuse to law enforcement or the BBB complaint.

Kashay also asserts the trial court erred by concluding her communications criticizing Plaintiffs’ performance as the HOA manager were not protected speech because the communications did not occur in a public forum and did not pertain to issues of public interest. We agree with this contention as well. On our independent review, we conclude that Kashay has met her initial burden of establishing that all three categories of communications underlying Plaintiffs’ defamation claim fall within protected speech under section 425.16, subdivisions (e)(1), (e)(2), (e)(3), and (e)(4).

 

A. Communications to Law Enforcement

 

First, Plaintiffs alleged Kashay “made a criminal complaint against F[uselier] for [e]lder [a]buse to the San Diego Sheriff,” and “made a second report to the San Diego Sheriff of a suspicious person harassing elderly people in Osborne [Park],” whom she later identified as Fuselier. Reports of criminal activity to law enforcement are generally protected activity under section 425.16, subdivisions (e)(1) and (e)(2), as communications made in connection with an official proceeding authorized by law, so long as the reports are not admittedly false. (See Chabak v. Monroy (2007) 154 Cal.App.4th 1502, 1512 [complaints about abuse to investigative authorities arise from the right to petition the government and are protected]; but see Lefebvre v. Lefebvre (2011) 199 Cal.App.4th 696, 705 (Lefebvre) [uncontested allegation of false criminal report made for purpose of gaining litigation advantage not protected].) Plaintiffs do not contend otherwise.

Rather, in summary fashion, Plaintiffs assert that “Kashay knows her claim that Fuselier is committing elder abuse by forcing Member Payne to remain a board member is false.” As an initial matter, the allegations in the complaint are not specific to Payne. Plaintiffs alleged Kashay reported to law enforcement that Fuselier was “harassing elderly people.” Further, Plaintiffs provide no evidence that Kashay knows her claim to be false or, more importantly, that she knew it to be false when she made the report. They assert in their response brief, based on their declarations, that “[b]oth F[a]ge[o]l and Payne deny being helpless fools.” However, it is apparent from the record that it was Fuselier himself that prepared the declarations signed by Payne and Fageol. Beyond those declarations, Plaintiffs rely solely on Fuselier’s own conclusory self-serving declaration. While we accept the evidence presented by plaintiff as true under the relevant standard of review (Soukup, supra, 39 Cal.4th at p. 269, fn. 3), we may disregard “declarations that lack foundation or personal knowledge, or that are argumentative, speculative . . . or conclusory” (Gilbert v. Sikes (2007) 147 Cal.App.4th 13, 26 (Gilbert)).

Moreover, Kashay disputes that the reports were false. She contends that several Osborne Park residents had concerns over Plaintiffs’ conduct, including but not limited to Plaintiffs’ control over Payne, and that several residents made good faith complaints regarding elder abuse, which the authorities investigated. An admission that a report to law enforcement was false may render the report unlawful, thereby removing it from the protection of the anti-SLAPP statute, but the mere allegation that the report was false is not sufficient. (See Lefebvre, supra, 199 Cal.App.4th at p. 705 [admittedly false police report not protected]; Kenne v. Stennis (2014) 230 Cal.App.4th 953, 966-967 [finding an allegation that report was false insufficient to remove anti-SLAPP protection].) Where, as here, the defendant denies that the report was false, and there is no conclusive evidence to the contrary, it remains protected activity under section 425.16, subdivisions (e)(1) and (e)(2). (Kenne, at pp. 966-967.)

We therefore conclude that Kashay has met her burden of establishing the defamation claims related to Kashay’s reports of elder abuse arise from protected activity under section 425.16, subdivisions (e)(1) and (e)(2).

 

B. The BBB Complaint

 

Second, Plaintiffs alleged Kashay “publicly” filed a “business complaint” to the BBB against Ambassador in which she falsely stated: “Bob F[uselier], A[mbassador] Property Management, violating Osborne Park’s Contract. When these issues were brought to his attention, he slandered, smeared, called names, threatened, harassed, bullied and intimidated. He’s also taking advantage of the elderly and disabled.” (Italics omitted.) We note that this is the only allegedly defamatory language identified with any specificity in the complaint. (See Medical Marijuana, supra, 46 Cal.App.5th at p. 884 [“`The general rule is that the words constituting an alleged libel must be specifically identified, if not pleaded verbatim, in the complaint.'”]; Okun, supra, 29 Cal.3d at p. 458 [“the substance of the defamatory statement” must be alleged].) However, as with the reports of elder abuse to law enforcement, the trial court failed to consider whether these specific statements arose from protected activity. We conclude that they do.

Postings to consumer-oriented websites, such as Yelp or, as here, the BBB, that implicate matters of public concern that can affect other consumers—such as the business practices of a service provider—are generally considered to be protected activity under section 425.16, subdivision (e)(3). (See Chaker v. Mateo (2012) 209 Cal.App.4th 1138, 1142, 1147 (Chaker) [finding statements made on website “where members of the public may comment on the reliability and honesty of various providers of goods and services” to be protected]; Wong v. Jing (2010) 189 Cal.App.4th 1354, 1359, 1366-1367 [finding statements on Yelp criticizing dental services to be protected]); Willbanks v. Wolk (2004) 121 Cal.App.4th 883, 889-890, 894-901 [finding statements published on a consumer watchdog website concerning ethical practices of investment broker to be protected].)

“The Better Business Bureau identifies its mission as advancing trust in the marketplace by offering objective and unbiased information about business to consumers.” (Makaeff v. Trump Univ., LLC (9th Cir. 2013) 715 F.3d 254, 263 (Makaeff) [applying California law], fn. omitted.) In Makaeff, the Court of Appeals for the Ninth Circuit concluded that an individual’s statements about a business dispute to the BBB addressed issues of public interest, because “even if made in the context of a request that [the BBB] intercede in [a defendant’s private] dispute with [the subject business], [such statements] are not so easily separated from `information . . . provided to aid consumers.'” (Id. at p. 263.)

Here, Plaintiffs—in their complaint and their filings in opposition to the special motion to strike—consistently alleged that Kashay “filed a defamatory complaint with the [BBB]” and “submitted an untrue review to the BBB accusing Ambassador of despicable behavior.” In his own declaration, Fuselier specifically averred that Kashay made the defamatory statements “publicly” to the BBB.[10] The content of the BBB complaint, as Plaintiffs have alleged, included statements that “F[uselier], A[mbassador] Property Management, violat[ed] Osborne Park’s Contract” and “[w]hen these issues were brought to [Fuselier’s] attention, he slandered, smeared, called names, threatened, harassed, bullied and intimidated. He’s also taking advantage of the elderly and disabled.” (Italics omitted.) Thus, by Plaintiffs’ own account, the BBB complaint alerted other potential consumers that might otherwise contract with Ambassador of a concern regarding Ambassador’s and Fuselier’s business practices. Accordingly, we conclude the BBB complaint qualifies as protected speech under section 425.16, subdivision (e)(3). (See Chaker, supra, 209 Cal.App.4th at pp. 1142, 1147; Makaeff, supra, 715 F.3d at p. 263.) Again, Plaintiffs do not contend otherwise.

Rather, Plaintiffs summarily state that Kashay’s desired resolution was termination of Ambassador’s contract with the HOA, and that Kashay “knows” she is not a party to that contract. But they provide no legal authority to explain why that matters to the determination of whether an otherwise legitimate consumer complaint to the BBB on a matter of public interest is protected speech under section 425.16. Moreover, to make the assertion, Plaintiffs rely primarily on conclusory statements in Fuselier’s declaration, which we may disregard, as factual support.[11] (See Gilbert, supra, 147 Cal.App.4th at p. 26 [court may disregard “declarations that lack foundation or personal knowledge, or that are argumentative, speculative . . . or conclusory”].)

Further still, as an Osborne Park resident, Kashay had an interest in the management of the HOA, even if she was not a party to the HOA management contract itself. As was stated in Makaeff, an individual’s statements about a business dispute to the BBB addressed issues of public interest “even if made in the context of a request that it intercede in [a private] dispute with [the subject business],” because such statements “are not so easily separated from `information . . . provided to aid consumers.'” (Makaeff, supra, 715 F.3d at p. 263.) So too are Kashay’s statements to the BBB, even if (as Plaintiffs assert) her complaints involved her private dispute with Plaintiffs’ contract with the HOA. Kashay’s individual statements about a business dispute with Ambassador to the BBB are protected speech under section 425.16, subdivision (e)(3) because they are not so easily separated from the aim of providing information to aid other consumers at large.

Thus, we conclude that Kashay has met her burden of establishing the defamation claims related to the BBB complaint arise from protected activity under section 425.16, subdivision (e)(3).

 

C. Communications Criticizing Plaintiffs’ Management of the HOA

 

Third, Plaintiffs alleged, that: “Included but not limited to the following summary, K[ashay] has falsely and publicly stated that A[mbassador] and F[uselier] have committed crimes; breached fiduciary duties while performing their professional duties; committed gross negligence in the performance of their professional duties; breached their Contract while performing their duties; conduct[ed] management duties contrary to the Davis Sterling [sic] Act et seq.; conducted a fraudulent election; [are] incompeten[t] in performing management duties; improperly handled HOA funds; and [committed] the crime of [e]lder [a]buse in performing their management duties.” These “summary” allegations are too vague. As noted, we must determine “the act or acts underlying a claim for purposes of an anti-SLAPP statute . . . from the plaintiffs’ allegations,” (Medical Marijuana, supra, 46 Cal.App.5th at p. 883), but deciphering those claims are challenging when, as here, they are impermissibly vague. Taking what we can from these vague allegations, we conclude Kashay has met her burden of establishing that the alleged communications arise from protected activity as well.

As she did in the trial court, Kashay relies primarily on this court’s decision in Damon and asserts the communications criticizing Plaintiffs’ performance as the HOA manager were protected speech under section 425.16, subdivision (e)(3). In Damon, we concluded alleged defamatory statements made at an HOA board meeting and in a newsletter published by a group of residents concerning the manner in which a large residential community would be governed fell within the protection of section 425.16, subdivision (e)(3). (Damon, supra, 85 Cal.App.4th at pp. 474-475.) In reaching that conclusion, we considered both whether the statements were made in a public forum and whether they related to an issue of public interest. (Ibid.)

We observed, “[a]s our Supreme Court has recognized, [that] owners of planned development units `”comprise a little democratic subsociety[.]”‘” (Damon, supra, 85 Cal.App.4th at p. 475, quoting Nahrstedt v. Lakeside Village Condominium Assn. (1994) 8 Cal.4th 361, 374.) Further, “[i]n exchange for the benefits of common ownership, the residents elect a[ ] legislative/executive board and delegate powers to this board. This delegation concerns not only activities conducted in the common areas, but also extends to life within `”the confines of the home itself.”‘” (Damon, at p. 475, quoting Nahrstedt, at p. 373.) An HOA board “is in effect `a quasi-government entity paralleling in almost every case the powers, duties, and responsibilities of a municipal government.’ [Citation.] [¶] Because of [an HOA] board’s broad powers and the number of individuals potentially affected by a board’s actions, the Legislature has mandated that boards hold open meetings and allow the members to speak publicly at the meetings. (Civ. Code, §§ 1363.05, 1363, 1350-1376.)” (Damon, at p. 475.) We thus concluded an HOA board meeting is a “`public forum[ ]'” within the meaning of section 425.16, subdivision (e)(3). (Ibid.)

Turning to the public issue requirement, we explained, “[t]he definition of `public interest’ within the meaning of the anti-SLAPP statute has been broadly construed to include not only governmental matters, but also 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.” (Damon, supra, 85 Cal.App.4th at p. 479, cited with approval in FilmOn.com Inc. v. DoubleVerify Inc. (2019) 7 Cal.5th 133, 145-146 (FilmOn.com).) The alleged defamatory statements in Damon “concerned (1) the decision whether to continue to be self-governed or to switch to a professional management company; and/or (2) [plaintiff’s] competency to manage the [HOA].” (Damon, at p. 479.) We observed “the statements were made in connection with the Board elections and recall campaigns,” and noted that “`[t]he right to speak on political matters is the quintessential subject of our constitutional protections of the right of free speech. “Public discussion about the qualifications of those who hold or who wish to hold positions of public trust presents the strongest possible case for applications of the safeguards afforded by the First Amendment.”‘” (Ibid.) Thus, “[a]lthough 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[.]'” (Ibid.)

Although the HOA at issue in Damon included a much larger number of residents, other courts have applied these same principles to smaller communities. For example, the court in Cabrera v. Alam (2011) 197 Cal.App.4th 1077 applied the reasoning in Damon to conclude the annual “untelevised” meeting and election of board of directors of a significantly smaller and less technologically sophisticated HOA likewise fell within the protection of section 425.16, subdivision (e)(3). (Id. at pp. 1087-1092.) “[T]he impact the association and its leadership had on all the residents . . . was not any less significant.” (Id. at p. 1088.) Of relevance here, relying on Damon, the Cabrera court viewed that “statements made in connection with elections to the board of directors constitute a public issue in that such elections affect all members of the [HOA] and `concern[ ] a fundamental political matter—the qualifications of a candidate to run for office.'” (Id. at p. 1089.)

Thus, as other courts have explained, communications may concern a matter of public interest, and fall under the protection of section 425.16, subdivision (e)(3), “`in 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), [but,] 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.'” (Ruiz v. Harbor View Community Assn. (2005) 134 Cal.App.4th 1456, 1468 (Ruiz), first italics added, quoting Du Charme v. International Brotherhood of Electrical Workers (2003) 110 Cal.App.4th 107, 119.) Such communications are also protected under section 425.16, subdivision (e)(4). (Ruiz, at pp. 1467-1470 [private letters from community association’s attorney concerned a dispute about governance of the association, a topic of interest to the members of the association, a definable portion of the public]; see FilmOn, supra, 7 Cal.5th at pp. 148, 152 [holding that “context matters” under the catchall provision of subdivision (e)(4), requiring consideration of the “audience, speaker, and purpose” of assertedly protected speech].)

Here, the dispute related to a definable portion of the public—the elderly residents of Osborne Park. (See Ruiz, supra, 134 Cal.App.4th at p. 1468.) Further, it is apparent from the complaint and the record before us that the alleged defamatory statements here arose from and were made in connection with disputes concerning Plaintiffs’ competency to manage the HOA, the HOA board elections, and the petitions to hold a special meeting regarding those elections. These are the precise types of concerns that we found to be matters of public interest in Damon. (See Damon, supra, 85 Cal.App.4th at p. 479.) Further, like the community in Damon, the members of Osborne Park delegated matters that affected their daily lives to the HOA Board, which, in turn, served both a legislative and executive function. (Id. at p. 475.) Thus, as we concluded in Damon, Kashay’s right to speak on such matters, on behalf of herself and others living under the governance of Plaintiffs’ management and the HOA Board of Directors at Osborne Park, is a “quintessential subject of our constitutional protections of the right of free speech.” (Id. at p. 479.)

Moreover, as in Ruiz, the record also establishes that there was an ongoing dispute regarding Plaintiffs’ conduct and interaction with the HOA Board of Directors, which affected the governance of the entire low-income senior community and “therefore would also be of interest to community members,” as well as the public at large. (Ruiz, supra, 134 Cal.App.4th at p. 1468.) Kashay’s comments, at a minimum, “`contribute[d] to the public debate'” on issues related to those ongoing disputes and the inherent political issues regarding the HOA board elections and the overall governance of the HOA. (Id. at pp. 1468-1469.) Stated differently, Kashay’s statements were not just tangentially related to these topics, but rather they “furthered[ ] the discourse” on matters of critical importance to the Osborne Park community. (See FilmOn, supra, 7 Cal.5th at p. 151.) For those reasons, we independently conclude that Kashay met her initial burden of proving her communications criticizing Plaintiffs’ performance as HOA manager fell within the protection of section 425.16, subdivisions (e)(3) and (e)(4).

Plaintiffs assert, as they did in the trial court, that the communications were not made in a public forum and did not concern a matter of public interest, primarily because, as they contend, Osborne Park is a not a CID under the Davis-Stirling Act. We are not persuaded, for several reasons. First, Plaintiffs alleged in the complaint that Kashay made the allegedly defamatory statements regarding the HOA board elections and Ambassador’s management “publicly.” (Italics added.) But they now contend that Kashay actually made private statements to other Osborne Park members, orally and in personal letters and emails. They rely, at least in part, on additional allegations presented in the declarations submitted in opposition to Kashay’s special motion to strike and which attempt to expand on the vague allegations in the complaint.

Our review is delimited by the complaint itself, and not the additional allegations presented in declarations submitted only after Kashay filed her special motion to strike. (Medical Marijuana, supra, 46 Cal.App.5th at p. 883.) Kashay is not required to prove that these additional, allegedly private statements were made in a public forum when the complaint itself alleged defamation based only on vague categories of things Kashay has allegedly “falsely and publicly” stated. (See id., at pp. 898-899 [explaining the “procedural quagmire” that would result from allowing a SLAPP plaintiff to amend the complaint after the court finds the defendant has met their burden on the first prong].) Instead, we consider only the allegedly public statements that form the basis of Plaintiffs’ claims in the complaint.

Second, there is no real dispute that at the time Kashay made the allegedly defamatory statements, all parties believed that Osborne Park was a CID under the Davis-Stirling Act. Indeed, Plaintiffs attached to the complaint a copy of the “HOA Management Retainer Agreement” between the HOA Board of Directors and Ambassador, which clearly stated the board hired Ambassador “as its exclusive managing agent as that term is defined in California Civil Code section 4158 [of the Davis-Stirling Act].” Consistent with that understanding, Osborne Park filed a “Statement by Common Interest Development Association” in 2018, declaring that it was a CID with 28 separate interests.

It was only in February 2020—after both the complaint and Kashay’s special motion to strike were filed—that Lara researched whether Osborne Park was actually a CID under the Davis-Stirling Act. And contrary to Lara’s and Fuselier’s declarations in opposition to the special motion to strike, Fuselier himself signed a “Statement of Information” certifying to the Secretary of State that Osborne Park was a CID under the Davis-Stirling Act. Although he signed the document on December 31, 2019, it was filed with the Secretary of State on March 16, 2020, after Fuselier and Lara submitted sworn declarations stating Osborne Park was not a CID.

Plaintiffs further contend that Osborne Park is not a CID because it does not have recorded CC&Rs, but, again, the complaint itself alleged Osborne Park was governed by CC&Rs, in at least three different places. Thus, to accept Plaintiffs’ argument, we would have to ignore that the complaint explicitly alleged the statements were made “publicly,” that the complaint alleged Osborne Park did have CC&Rs, and that the HOA management contract attached to the complaint expressly called Osborne Park a CID under the Davis-Stirling Act. We see no reason to do so.

Regardless, it is not apparent that the analysis in Damon, or the cases that followed Damon, is limited to CIDs under the Davis-Stirling Act. Plaintiffs provide no authority suggesting it does. We noted in Damon that the Davis-Stirling Act requires HOA boards to hold open meetings, in the context of determining that the meetings were, therefore, a public forum. (Damon, supra, 85 Cal.App.4th at p. 475.) The remainder of our analysis, however, focused on the role of HOAs more generally, without any further reference to CIDs or the Davis-Stirling Act. As we explained, “[a] homeowner’s association board is in effect `a quasi-government entity paralleling in almost every case the powers, duties, and responsibilities of a municipal government,'” and the private conduct of an HOA may be an issue of “`public interest'” insofar as it impacts the HOA community in a manner similar to that of a governmental entity. (Id. at pp. 475, 479, italics added.) Here, again, there was no real dispute that Osborne Park was governed by an HOA at the time Kashay made the allegedly defamatory statements. Indeed, although our review is de novo, we note that even the trial court described the alleged defamatory statements as primarily “criticizing the handling of a homeowner’s association election.”

In sum, we conclude Kashay has met her burden to establish Plaintiffs’ claims arise from protected activity under section 425.16, subdivision (e), with respect to all three categories of defamatory statements alleged in the complaint.

 

III.

 

 

We Decline to Make an Independent Determination of Plaintiffs’ Demonstration on the Second Prong

 

Because the trial court concluded Kashay had not met her initial burden to establish that the challenged cause of action arose from protected activity, it did not reach the second step of the anti-SLAPP analysis of whether Plaintiffs demonstrated a probability of prevailing on the merits or, as the Court in Baral put it, whether the claim is “legally sufficient and factually substantiated.” (Baral, supra, 1 Cal.5th at p. 396.) Plaintiffs assert, as they did in the trial court, that they have “a [h]igh [p]robability” of success on the merits.

Under the applicable standard of review, we have discretion to reach the second step and make an independent determination as to whether Plaintiffs have established a probability of prevailing. (See Collier v. Harris (2015) 240 Cal.App.4th 41, 58.) However, we decline to exercise that discretion here, because doing so would require us to consider the evidence, and the numerous evidentiary objections that have not been addressed by the trial court in the first instance.[12] (See ibid. [noting the majority of appellate courts have declined to reach the second prong where “contested evidentiary issues existed or simply because it was appropriate for the trial court to decide the issue first”]; Baral, supra, 1 Cal.5th at p. 393 [court may strike one claim of many within a single cause of action and allegations supporting the stricken claim are eliminated from the complaint].)

Accordingly, we remand the matter to the trial court with instructions to consider whether Plaintiffs have demonstrated that each challenged claim based on protected activity is legally sufficient and factually substantiated.

 

IV.

 

 

Kashay Has Not Established That She Did Not Receive a Fair Hearing

 

Kashay asserts that she did not receive a fair hearing by an impartial judge in the trial court. She contends Judge Stern issued the order denying her special motion to strike just days after Judge Maas recused himself for familiarity with a party,[13] and that Judge Stern’s order was substantially similar to the previous tentative decision issued by Judge Maas. Kashay does not adequately develop the argument or provide any legal authority to support her position. (See Los Angeles Unified School Dist. v. Torres Construction Corp. (2020) 57 Cal.App.5th 480, 498 [“`We may and do “disregard conclusory arguments that are not supported by pertinent legal authority or fail to disclose the reasoning by which the appellant reached the conclusions he wants us to adopt.”‘”].) But the mere fact that Judge Stern’s order is substantially similar to the previous tentative order issued by Judge Maas is not sufficient to demonstrate that Kashay did not receive a fair hearing. The transcripts from the hearing are not included in the record on appeal, and Kashay presents no other evidence of bias or impartiality. Regardless, having reviewed the issues independently under the applicable de novo standard of review, we reverse the trial court’s ruling on prong one for the reasons already stated.

 

V.

 

 

Attorney Fees

 

As a final matter, Plaintiffs assert Kashay’s special motion to strike was frivolous and requests that this court award attorney fees in an amount to be determined by the trial court. We reject that request, for three reasons. First, Plaintiffs did not file a cross-appeal from the order denying their request for attorney fees in the superior court, and do not provide any authority indicating it is appropriate for this court to award attorney fees in the first instance. Second, as the trial court noted, to the extent he is representing himself, Fuselier is not entitled to an attorney fee award as a matter of law. (See Witte v. Kaufman (2006) 141 Cal.App.4th 1201, 1211.) Third, we have independently concluded Kashay met her burden as to the first prong, and agree with the trial court’s finding that Kashay’s special motion to strike was not frivolous. (See Cabral v. Martins (2009) 177 Cal.App.4th 471, 491 [abuse of discretion standard of review applies in the context of fee awards under the anti-SLAPP statutes].)

 

DISPOSITION

 

The order denying Kashay’s special motion to strike the complaint is reversed and the matter is remanded for further proceedings consistent with this opinion. Kashay shall recover her costs on appeal. (Cal. Rules of Court, rule 8.278(a)(1) & (2).)

HALLER, Acting P. J. and AARON, J., concurs.

[1] The original verified complaint was not designated for inclusion in the Clerk’s Transcript on appeal. In the interests of justice and in order to resolve the appeal, we obtained a copy from the superior court and, on our own motion, augment the record to include it. (Cal. Rules of Court, rule 8.155(a)(1)(A); see also State Comp. Ins. Fund v. WallDesign Inc. (2011) 199 Cal.App.4th 1525, 1528, fn. 1 [“We have frequently used our discretionary authority under California Rules of Court, rule 8.155 to augment the appellate record with documents contained in the trial court record that were omitted by the parties, through mistake or neglect, in order to assist us in reviewing appeals on their merits.”].)

[2] All further unspecified statutory references are to the Code of Civil Procedure.

[3] As we will discuss in more detail, the Davis-Stirling Act governs the creation and operation of CIDs, which are defined to include condominium projects, planned developments and stock cooperatives. (Civ. Code, § 4000 et seq.)

[4] The Agreement expressly referred to “the Osborne Mobile Home Park Homeowner’s Association” as the party to the Agreement, but also provided that the HOA is “a California Mutual Benefit, Non-Profit Corporation.” The Agreement was also signed by the president of the “OPI board.” It appears the terms OPI (the official name of the corporate entity) and Osborne Mobile Home Park Homeowner’s Association (the HOA) were used interchangeably. Further, Plaintiffs alleged that it was the “Board of Directors for Osborne Park HOA” that hired Ambassador. We shall refer to the relevant entity as the Osborne Park HOA or the HOA.

[5] Kashay claimed she bought a home in Osborne Park but Plaintiffs contend there is no record of the sale or of Kashay applying for HOA membership. Kashay was a resident and was appointed to the Board of Directors, nonetheless.

[6] Section 425.16, subdivision (e) sets forth the following four categories of protected activity: “(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.”

[7] It seems that Fuselier also sued Johnson for defamation. Johnson’s attorney, Conrad Joyner, filed a declaration on October 28, 2020 to “set the record” straight regarding his interaction with Fuselier concerning Johnson’s deposition. According to Joyner, when he tried to persuade Fuselier to drop the defamation case against his client, “Fuselier’s demeanor changed from polite and pleasant to angry” and “shouted out . . . `I will break their f—ing knees !'” (Boldface omitted.)

[8] Fuselier submitted a “Time sheet” in support of his request for attorney fees, in which he indicated his time billed for preparing the Payne and Fageol declarations.

[9] We note that the complaint does not include any allegations regarding e-mails and the order provides no further detail as to the “e-mails and statements” it found were not made in a public forum.

[10] While there is some indication that Kashay may have eventually withdrawn the BBB complaint in response to Fuselier’s threatening email, it remains that the complaint was at least initially made to the BBB as part of the ongoing dispute regarding Plaintiffs’ management of the Osborne Park HOA. Moreover, Plaintiffs disputed Kashay’s claim that she withdrew the complaint as “false.” Plaintiffs instead continued to assert that Kashay did not withdraw her complaint and “published” her claims to the BBB.

[11] Plaintiffs also cite to “Exhibits 15, 16” but do not provide record citations or identify what pleading, if any, to which those Exhibits are attached. It would appear these exhibits were the subject of Plaintiffs’ motion to augment, filed on February 8, 2021. In particular, Exhibit 15, described by Plaintiffs as Kashay’s BBB complaint, is a printout of page “2/2” of an internet webpage titled “BBB Complaint Case ID #14044872.” Its contents are consistent with the parties’ descriptions of the BBB complaint. On February 25, 2021, this court denied the motion to augment without prejudice because Plaintiffs failed to establish the exhibits were filed or lodged with the trial court when it ruled on the appealed-from order. In their respondents’ brief, Plaintiffs confirm they tried to lodge the exhibits in the trial court, but the lodgment was rejected.

[12] We note, however, that we have some serious concerns as to whether the vague, unlimited allegations set forth in paragraph 32 of Plaintiff’s original verified complaint are sufficient to meet the heightened pleading standards for defamation. (See Medical Marijuana, 46 Cal.App.5th at p. 894; Okun, supra, 29 Cal.3d at p. 458.)

[13] Kashay contends Fuselier is that party but the record before us does not establish which party Judge Maas was referencing in his recusal order.

Olson v. Doe

Summary by Pejman D. Kharrazian, Esq.:

 

Homeowner Doe filed a civil harassment restraining order lawsuit against her association’s board president Olson, among others, for sexual battery, assault and discrimination. At the court hearing, the parties were ordered to mediate. At the mediation, Doe and Olson signed a mediation agreement wherein they agreed not to contact or communicate with one another. One of the terms of the mediation agreement was that the “parties agree not to disparage each other.” After the mediation agreement was reached, Doe alleged that Olson’s harassment did not stop. Doe filed an administrative complaint with United States Department of Housing and Urban Development which was referred to the Department of Fair Employment and Housing alleging discrimination based on sex and gender. Doe subsequently filed a civil complaint against Olson and the association. Olson filed a cross-complaint alleging Doe breached the mediation agreement’s nondisparagement clause by filing the administrative complaint and civil complaint. Doe filed an anti-SLAPP motion to strike Olson’s cross-complaint. The trial court granted Doe’s anti-SLAPP motion. Olson appealed. The appellate court affirmed the trial court’s decision in part and reversed in part. The decision was appealed to the California Supreme Court who found that Doe’s filing of the administrative complaint and civil complaint is protected activity under the anti-SLAPP statute. Consequently, the court analyzed prong two of the anti-SLAPP statute analysis, i.e., whether Olson had enough evidence to prevail on his breach of contract claim. For myriad reasons, the court determined that Doe’s filing of an administrative complaint and civil complaint against Olson was not a breach of the nondisparagement clause of their mediation agreement.

TAKEAWAY: Like all contracts, mediation agreements need to be carefully drafted so that all parties to the mediation agreement understand and agree to their terms. If there is a dispute as to how a mediation agreement should be interpreted, courts will utilize the general principals regarding contract interpretation, such as construing contracts as a whole and considering the circumstances under which the contract is made and the matter to which the contract relates.

***End Summary***

12 Cal.5th 669 (2022)
288 Cal. Rptr. 3d 753

No. S258498.

Supreme Court of California.

January 13, 2022.
Appeal from the Superior Court of Los Angeles County, No. SC126806. Craig D. Karlan, Judge.

Second Appellate District, Division Eight, B286105.

Buchalter, Robert M. Dato, Eric Michael Kennedy, Robert Collings Little and Paul Augusto Alarcón for Cross-complainant and Appellant.

Martinez Business & Immigration Law Group, Gloria P. Martinez-Senftner; Keiter Appellate Law, Mitchell Keiter; Sidley Austin, David R. Carpenter, Collin P. Wedel, Andrew B. Talai, Joel L. Richert, Paula C. Salazar; Bryan Cave Leighton Paisner, Jean-Claude André, Anne Redcross Beehler and Kristy Anne Murphy for Cross-defendant and Respondent.

Goodwin Procter, Neel Chatterjee, Alexis S. Coll-Very, Stella Padilla, Megan D. Bettles; Arati Vasan, Janani Ramachandran, Jennafer Dorfman Wagner, Erin C. Smith; and Amy C. Poyer for Family Violence Appellate Project and California Women’s Law Center as Amici Curiae on behalf of Cross-defendant and Respondent.

Law Offices of Aimee J. Zeltzer and Aimee Zeltzer for John K. Mitchell and Dr. Jack R. Goetz as Amici Curiae on behalf of Cross-defendant and Respondent.

 

673*673 OPINION

 

LIU, J.—

Code of Civil Procedure section 527.6 provides a specialized procedure for a petitioner who has suffered harassment within the meaning of the statute to expeditiously seek a limited judicial remedy— injunctive relief to prevent threatened future harm. (All undesignated statutory references are to the Code of Civil Procedure.) A petitioner who also desires retrospective relief in connection with the same underlying conduct, such as tort damages, must do so separately.

Cross-defendant Jane Doe and cross-complainant Curtis Olson each own units in the same condominium building. Doe sought a civil harassment restraining order against Olson pursuant to section 527.6. As a result of court-ordered mediation, the parties agreed “not to contact or communicate with one another or guests accompanying them, except in writing and/or as required by law,” to “go[] their respective directions away from one another” 674*674 if “the parties encounter each other in a public place or in common areas near their residences,” and “not to disparage one another.”

The question here is whether the nondisparagement clause in the parties’ mediation agreement potentially applies to and thereby limits Doe’s ability to bring a subsequent unlimited civil lawsuit against Olson seeking damages. Doe later filed such a lawsuit; Olson cross-complained for breach of contract and specific performance, arguing that Doe’s suit violated the nondisparagement clause; and Doe moved to strike Olson’s cross-complaint under the anti-SLAPP statute. We hold that the mediation agreement as a whole and the specific context in which it was reached—a section 527.6 proceeding— preclude Olson’s broad reading of the nondisparagement clause. Accordingly, Olson has failed to show the requisite “minimal merit” on a critical element of his breach of contract claim—Doe’s obligation under the agreement to refrain from making disparaging statements in litigation—and thus cannot defeat Doe’s anti-SLAPP motion. (Navellier v. Sletten (2002) 29 Cal.4th 82, 94 [124 Cal.Rptr.2d 530, 52 P.3d 703] (Navellier).)

 

I.

 

Doe and Olson met in 2002 and worked together to acquire and preserve a historic apartment building. Olson acquired the building, converted the apartments into eight condominium units, and ultimately became the owner and part-time resident of one of the units. Olson served as the president of the building’s homeowners association (HOA) board from 2013 to January 2016, and Doe resided in one of the condominium units.

In December 2016, Doe filed an unlimited civil lawsuit against Olson and various other defendants, including other residents of the building, the HOA, and the property management company. Through the complaint, Doe seeks damages for a variety of claims, including sexual battery, assault, and discrimination based on perceived ethnicity, religion, and marital status. The complaint alleges multiple romantic advances over a long period of time by Olson toward Doe, which Doe rejected, followed by “a pattern of retaliatory events” by Olson, friends and associates of Olson (some of whom resided in the building after purchasing units from Olson), and the HOA. Doe ultimately moved out of the building for a period from 2009 to 2013.

The complaint further alleges that in May 2015, after Doe had resumed living in her unit, Olson invited her to meet with him in order to “`bury the hatchet,'” and after socializing in the courtyard of the building, Doe accompanied Olson to his condominium unit to watch a short video on the Internet that he was having difficulty loading. According to the complaint, Doe was sitting on a sofa in Olson’s unit when Olson “forced himself on top of” her 675*675 and “started touching her face, hair, and breasts and tried to kiss” her before she was able to struggle free and leave. After this incident, Doe alleges, Olson confronted her in the courtyard visibly upset, and over the ensuing months Olson and his associates continued to harass and stalk her by, for example, “peeping, filming, videotaping, and/or photographing [Doe] and her guests,” including through the bedroom and bathroom windows of her condominium unit, which prompted Doe to file police reports.

The events described in the complaint initially prompted Doe to seek a civil harassment restraining order against Olson pursuant to section 527.6 in October 2015. Her request included allegations of sexual battery, peeping, harassment, and threats to Doe’s life and property, and it sought both personal conduct and stay-away orders against Olson. The court granted Doe’s request for a personal conduct order against Olson and issued a temporary restraining order, but the court denied Doe’s request for a stay-away order in advance of a hearing.

Olson opposed Doe’s request for a civil harassment restraining order, “vehemently deny[ing] th[e] allegations” in her request and asserting that the HOA “and its vendors have had a well-documented history of problems with [Doe] in connection with her use and residency” at the building, including her continued use of a basement storage unit. At a hearing on December 10, 2015, the court ordered the parties to mediation supervised by a volunteer mediator from the California Academy of Mediation Professionals (CAMP). The parties then entered into single-page “Mediation” and “Mediation/Confidentiality” agreements that same day.

Pursuant to the mediation agreement, Doe’s request for a civil harassment restraining order was dismissed without prejudice, and the parties agreed to resolve their dispute in pertinent part as follows: “(1) [Olson] denies each and every allegation made by [Doe] in the dispute. (2) This agreement is made voluntarily by mutual agreement of the parties, and nothing contained herein is to be construed as an admission of any wrongdoing of the parties. (3) The parties agree not to contact or communicate with one another or guests accompanying them, except in writing and/or as required by law. (4) Should the parties encounter each other in a public place or in common areas near their residences, they shall seek to honor this agreement by going their respective directions away from one another. (5) The parties agree not to disparage one another. (6) The term of this agreement shall be three (3) years.”

According to Doe’s civil complaint, harassment by the HOA board and other associates of Olson continued even after the mediation agreement was reached, including a demand by the HOA board in May 2016 that Doe pay a 676*676 percentage of the legal fees incurred by Olson in connection with opposing the civil harassment restraining order. In August 2016, Doe filed an administrative complaint with the United States Department of Housing and Urban Development (HUD), naming Olson and the HOA as respondents and alleging discrimination based on sex and gender. The administrative complaint was referred to the Department of Fair Employment and Housing (DFEH) for investigation. In the administrative complaint, Doe claimed “discrimination based on sex and gender,” alleging that Olson “stalked her,” “subjected her to unwanted sexual comments and touching,” took “pictures of [her] while she [wa]s in the bathroom and in her bedroom,” and “used his position as board president to direct the maintenance man to install cameras in [her] unit,” and that “as a result of the restraining order [Olson and the HOA] tied in a portion of the attorney fees to her home” such that “[i]f the balance[] is not paid in full a 10% monthly fee is added to the unpaid balance and they are able to foreclose on [her] property.”

Doe subsequently filed a civil complaint against Olson and the other defendants seeking damages. In May 2017, Olson filed a cross-complaint against Doe for breach of contract damages and specific performance. The cross-complaint alleges that Doe breached the mediation agreement’s nondisparagement clause by filing her administrative complaint and her civil complaint for damages, and it requests contract damages and an order for specific performance requiring Doe “to withdraw and dismiss all claims in this case, the HUD Complaint, and the DFEH Complaint against Olson or that otherwise disparage Olson.”

Doe moved to strike Olson’s cross-complaint under the anti-SLAPP statute, asserting that it was “retaliatory litigation” and “an attempt to chill Doe’s exercise of her rights of free speech under the United States or California Constitution … and right to petition the courts and the executive branch for redress of grievances.” (See § 425.16, subds. (b)(1), (e)(1) & (e)(4).) Doe argued that Olson could not establish a probability of prevailing because “[t]here was an exception clause that expressly preserves Doe’s right to sue and no release of all claims executed by Doe and Doe’s Complaint and reports to HUD and DFEH are absolute [sic] privileged under California Civil Code § 47.” Olson opposed the motion, arguing that the parties “agreed not to disparage one another for three years,” that Doe breached that agreement by filing the administrative and civil complaints, and that “having contractually obligated herself not to disparage Olson, Doe is not entitled to th[e] protections” of the anti-SLAPP statute.

The trial court granted Doe’s special motion to strike, and Olson appealed. The Court of Appeal affirmed in part and reversed in part. With respect to Doe’s administrative complaint, the Court of Appeal agreed with the trial 677*677 court and viewed Vivian v. Labrucherie (2013) 214 Cal.App.4th 267 [153 Cal.Rptr.3d 707] as dispositive, concluding that applying the litigation privilege was necessary to promote full and candid disclosure to a public agency whose purpose is to protect the public from illegal activity and thus absolved Doe of any liability. With respect to Doe’s civil complaint, however, the Court of Appeal disagreed with the trial court, concluding that the public policy underlying the litigation privilege did not support its application to Doe’s complaint. The Court of Appeal further concluded that Olson had demonstrated the minimal merit needed to pass the second prong of the anti-SLAPP inquiry with respect to his breach of contract claim for damages but had failed to do so with respect to his claim for specific performance. We granted review to decide under what circumstances the litigation privilege of Civil Code section 47, subdivision (b) applies to contract claims, and whether an agreement following mediation between the parties in an action for a civil harassment restraining order, in which they agree not to disparage one another, can lead to liability for statements made in a later unlimited civil lawsuit arising from the same alleged misconduct.

 

II.

 

The parties’ dispute centers on the construction of their mediation agreement, which was reached within the context of a civil harassment restraining order proceeding. (§ 527.6.) We begin with some background on this specialized civil procedure.

The Legislature enacted section 527.6 in 1978 in order “to protect the individual’s right to pursue safety, happiness and privacy as guaranteed by the California Constitution.” (Stats. 1978, ch. 1307, § 1, p. 4294; see Cal. Const., art. I, § 1.) The provision was intended to “`establish an expedited procedure for enjoining acts of “harassment”‘” in order “`to provide quick relief to harassed persons.'” (Smith v. Silvey (1983) 149 Cal.App.3d 400, 405 [197 Cal.Rptr. 15] (Smith).) In the Legislature’s view, “procedures under [then-]existing law”—namely “a tort action based either on invasion of privacy or on intentional infliction of emotional distress”—were “inadequate to remedy the mental and emotional distress suffered by a person,” and “[t]he length of time it takes to obtain an injunction in many cases is too long.” (Sen. Com. on Judiciary, Analysis of Assem. Bill No. 3093 (1977-1978 Reg. Sess.) as amended June 19, 1978, pp. 1-2.) Section 527.6, subdivision (a)(1) enables a victim of “harassment” to “seek a temporary restraining order and an order after hearing prohibiting harassment.” In its current form, section 527.6 provides “for the issuance of a temporary restraining order without notice … on the same day that the petition is submitted to the court” (§ 527.6, subd. (e)) and generally requires the court to hold a hearing on the petition within 21 days (id., subd. (g)). “If the judge finds by clear and convincing 678*678 evidence that unlawful harassment exists, an order shall issue prohibiting the harassment.” (Id., subd. (i).)

Thus, “section 527.6 provides a quick, simple and truncated procedure… and was drafted with the expectation that victims often would seek relief without the benefit of a lawyer.” (Yost v. Forestiere (2020) 51 Cal.App.5th 509, 521 [265 Cal.Rptr.3d 175], citation omitted (Yost).) To that end, section 527.6 from its inception has required the Judicial Council to develop forms for use in these proceedings (Stats. 1978, ch. 1307, § 2, subd. (k), pp. 4294, 4296; see § 527.6, subd. (x)(1)), and current law requires that “[t]he petition and response forms … be simple and concise, and their use by parties in actions brought pursuant to [section 527.6] is mandatory” (§ 527.6, subd. (x)(1)).

Section 527.6 has also made clear since its inception that utilizing this specialized civil procedure does not “preclude a plaintiff’s right to utilize other existing civil remedies.” (Stats. 1978, ch. 1307, § 2, subd. (j), pp. 4294, 4296; see § 527.6, subd. (w).) “The quick, injunctive relief provided by section 527.6 `lies only to prevent threatened injury’—that is, future wrongs”—and “is not intended to punish the restrained party for past acts of harassment.” (Yost, supra, 51 Cal.App.5th at p. 520, quoting Scripps Health v. Marin (1999) 72 Cal.App.4th 324, 332 [85 Cal.Rptr.2d 86].)

 

III.

 

With this statutory context in mind, we consider the subject of Doe’s special motion to strike Olson’s cross-complaint: whether Doe’s civil lawsuit violated the nondisparagement clause in the parties’ mediation agreement arising from Doe’s section 527.6 action seeking a temporary restraining order. (See § 425.16.) The question is whether such a nondisparagement clause applies to statements made in a later unlimited civil lawsuit arising from the same alleged misconduct.

 

A.

 

Pursuant to section 425.16, a party may file a special motion to strike a cause of action or particular claims underlying a cause of action that arise from activity protected by the anti-SLAPP statute. The moving party “must establish that the challenged claim arises from activity protected by section 425.16”; if the moving party does so, “the burden shifts” to the nonmoving party “to demonstrate the merit of the claim by establishing a probability of success.” (Baral v. Schnitt (2016) 1 Cal.5th 376, 384 [205 Cal.Rptr.3d 475, 376 P.3d 604] (Baral); see § 425.16, subd. (b)(1).) Before the trial court and on appeal, Olson conceded that Doe’s administrative and civil complaints— 679*679 the conduct that gave rise to Olson’s actions for breach of contract and specific performance—constitute petitioning activity protected by section 425.16. Thus, the only issue before us is whether Olson has shown a probability of success. In that regard, we address only the breach of contract claim that Olson raised in the Court of Appeal: that Doe breached their agreement, not by suing him under his own name, but by filing the administrative and civil complaints against him. The Court of Appeal held that Olson “failed to prove the requisite minimal merit” for his claim for specific performance and affirmed that portion of the trial court’s order, and Olson did not seek review. (Doe v. Olson (Aug. 30, 2019, B286105) [nonpub. opn.].)

To succeed in opposing a special motion to strike, the nonmoving party must “demonstrate both that the claim is legally sufficient and that there is sufficient evidence to establish a prima facie case with respect to the claim.” (Taus v. Loftus (2007) 40 Cal.4th 683, 714 [54 Cal.Rptr.3d 775, 151 P.3d 1185].) “[C]laims with the requisite minimal merit may proceed.” (Navellier, supra, 29 Cal.4th at p. 94.) The moving party prevails by “defeat[ing]” the “claim as a matter of law” (Baral, supra, 1 Cal.5th at p. 385) in “a summary-judgment-like procedure” (Taus, at p. 714).

As relevant here, we recognized in Navellier that the anti-SLAPP statute can apply to a breach of contract claim, but the statute “preserves appropriate remedies for breaches of contracts involving speech” since “a defendant who in fact has validly contracted not to speak or petition has in effect `waived’ the right to the anti-SLAPP statute’s protection in the event he or she later breaches that contract.” (Navellier, supra, 29 Cal.4th at p. 94.) An essential element of Olson’s breach of contract action is showing that Doe breached the mediation agreement. (E.g., Oasis West Realty, LLC v. Goldman (2011) 51 Cal.4th 811, 821 [124 Cal.Rptr.3d 256, 250 P.3d 1115] [setting forth elements of breach of contract claim].) In light of the language of the nondisparagement clause, the mediation agreement as a whole, and the broader context in which the agreement was negotiated, we hold that the nondisparagement clause does not apply to statements made by Doe in the litigation context. Thus, Olson has failed to make a prima facie showing on this element sufficient to overcome Doe’s special motion to strike.

The language of the nondisparagement clause is simple: “The parties agree not to disparage one another.” Read in isolation, this language is vague as to its scope and conceivably could be understood to sweep broadly as Olson suggests. Yet a few reasons suggest that such a reading—i.e., one that prevents Doe from making any allegations potentially disparaging against Olson in future litigation—is foreclosed as a matter of law. (See People v. Doolin (2009) 45 Cal.4th 390, 413, fn. 17 [87 Cal.Rptr.3d 209, 198 P.3d 11] (Doolin) [“[w]here … the meaning of [the] agreement does not turn on the credibility of extrinsic evidence, interpretation is a question of law”].)

680*680 First, the nondisparagement clause must be understood in connection with the mediation agreement as a whole. (See Doolin, supra, 45 Cal.4th at p. 413, fn. 17 [“Our interpretation of the agreement is guided by the basic principle that `[a]ny contract must be construed as a whole, with the various individual provisions interpreted together so as to give effect to all, if reasonably possible or practicable.'”].) It is one of only six numbered terms of the one-page agreement, and only three of those constitute the substantive terms intended to directly govern the prospective conduct of the parties. Apart from the nondisparagement clause, Doe and Olson agreed “not to contact or communicate with one another or guests accompanying them, except in writing and/or as required by law,” and “to honor this agreement by going their respective directions away from one another” if “the parties encounter each other in a public place or in common areas near their residences.” The purpose and primary focus of the mediation agreement is self-evident from the agreement as a whole: to set forth mutually agreeable parameters to govern the parties’ potential future physical interactions with one other, including encounters rendered unavoidable by the fact that both owned condominium units in the same building.

The terms of Doe and Olson’s agreement were handwritten. The mediator had apparently run out of the standard-issue, typed mediation agreements used at the courthouse. But the substantive terms contained in Doe and Olson’s agreement nonetheless share substantial similarity with those contained in the version provided by the clerk in response to a request for the “standard mediation agreement.” The standard agreement provides: “The parties agree not to communicate with each other directly or through persons acting on their behalf….” Further, although the standard agreement does not anticipate parties sharing a residential building, it says: “The parties agree to stay away from each other and their respective property, including but not limited to, their residences, places of employment, and personal property,” and “[s]hould the parties encounter each other in a public place, they agree to continue going in their respective directions away from one another.”

The standard-issue mediation agreement also has a nondisparagement clause of sorts. It provides that the “parties agree to not gossip about each other to anyone. The parties further agree to not comment … about each other to nongovernmental 3rd parties unless specifically requested to do so. If they are asked to comment, they shall refer to each other using neutral terms and shall not use negative words or disparage one another.” By specifically exempting “governmental 3rd parties” from its ambit, the form makes clear that such agreements are intended to prevent interpersonal third party “gossip” and rumor-spreading, not official filings with legal authorities. The similarities between Doe and Olson’s agreement and the standard-issue form suggest that the parties did not intend something out of the ordinary with 681*681 their agreement. The standard-issue form, moreover, makes clear that the typical nondisparagement clause is not intended to apply to litigation conduct.

Absent from either Doe and Olson’s agreement or the standard mediation agreement are terms providing any release from liability or waiver of claims. Olson seeks a broad reading of the nondisparagement clause, one that would effectively serve the purpose of those missing terms. Yet we must tread carefully in such circumstances. “`Release, indemnity and similar exculpatory provisions are binding on the signatories and enforceable so long as they are … “clear, explicit and comprehensible in each [of their] essential details. Such an agreement, read as a whole, must clearly notify the prospective releasor or indemnitor of the effect of signing the agreement.”‘” (Skrbina v. Fleming Companies (1996) 45 Cal.App.4th 1353, 1368 [53 Cal.Rptr.2d 481], quoting Powers v. Superior Court (1987) 196 Cal.App.3d 318, 320 [242 Cal.Rptr. 55].) Moreover, according to the terms of the agreement, Doe’s section 527.6 petition was dismissed “without prejudice,” in clear contemplation of the potential for further section 527.6 proceedings. A broad reading of the nondisparagement clause would render a dismissal without prejudice meaningless if Doe could be liable for breach of the mediation agreement were she to exercise her right to seek further section 527.6 relief against Olson or against any other party where the underlying factual allegations touch on Olson. Olson concedes that the mediation agreement does not limit Doe’s ability to file a renewed petition for a restraining order against him; he agrees that Doe would not face contract damages for doing so. But he provides no reason to believe the parties intended to permit Doe to make disparaging remarks in one kind of litigation (a subsequent petition for a restraining order) but not in other litigation seeking a different type of relief.

The parties’ agreements further suggest that they contemplated the possibility of future litigation outside of section 527.6 proceedings. The “Mediation/Confidentiality Agreement” between Doe and Olson says that “each party … understands and acknowledges that evidence presented during this mediation may be verified outside of the mediation process and used as evidence in subsequent legal proceedings.” (Italics added.) The mediation agreement itself also specifically provides, immediately above the signature line, that “this written settlement may be disclosed in a court of law. Upon disclosure, this agreement may be admitted as evidence and/or enforced as determined to be appropriate by the court.” Thus, the parties’ agreements as a whole counsel against an expansive reading of the nondisparagement clause.

Second, the mediation agreement is inextricably linked to the broader context in which it was negotiated—i.e., in a proceeding for a civil harassment restraining order. This context is critical. (See Civ. Code, § 1647 682*682 [“A contract may be explained by reference to the circumstances under which it was made, and the matter to which it relates.”]; id., § 1648 [“However broad may be the terms of a contract, it extends only to those things concerning which it appears that the parties intended to contract.”].) Such a proceeding is statutorily designed to narrowly focus on interpersonal conflict. Its purpose, when warranted by the circumstances, is to prevent threatened future injury through a resulting “order enjoining a party from harassing, intimidating, molesting, attacking, striking, stalking, threatening, sexually assaulting, battering, abusing, telephoning, including, but not limited to, making annoying telephone calls, as described in Section 653m of the Penal Code, destroying personal property, contacting, either directly or indirectly, by mail or otherwise, or coming within a specified distance of, or disturbing the peace of, the petitioner.” (§ 527.6, subd. (b)(6)(A).)

The narrow focus of these proceedings is communicated to petitioners through instructions issued by the Judicial Council. Judicial Council form CH-100-INFO explains that the purpose of a civil harassment restraining order is to “protect people from harassment.” The instructions explain that in a civil harassment case, the court can “order a person to … [¶] [n]ot harass or threaten you[,] [¶] [n]ot contact or go near you, and [¶] [n]ot have a gun.” But the court cannot, among other things, “[O]rder a person to pay money that he or she owes you.”

That the petitioner in a section 527.6 proceeding has no ability to seek, and the court has no authority to order, redress of past wrongs through damages or otherwise does not mean that a petitioner waives the right to separately seek such other remedies merely by utilizing this specialized statutory procedure for imminent injunctive relief. To the contrary, the statute expressly provides that “a petitioner” is “not preclude[d] from using other existing civil remedies.” (§ 527.6, subd. (w).) “Section 527.6 was passed to supplement the existing common law torts of invasion of privacy and intentional infliction of emotional distress by providing quick relief to harassment victims threatened with great or irreparable injury,” not to supplant those complementary remedies. (Grant v. Clampitt (1997) 56 Cal.App.4th 586, 591 [65 Cal.Rptr.2d 727], italics added.)

“Compromise agreements are, of course, `governed by the legal principles applicable to contracts generally …’… [and] `regulate and settle only such matters and differences as appear clearly to be comprehended in them by the intention of the parties and the necessary consequences thereof, and do not extend to matters which the parties never intended to include therein, although existing at the time.'” (Folsom v. Butte County Assn. of Governments (1982) 32 Cal.3d 668, 677 [186 Cal.Rptr. 589, 652 P.2d 437], citation omitted.) We have applied this principle in a somewhat analogous 683*683 context where we considered the meaning of the standard language used to release claims and causes of action in workers’ compensation settlements. (See Claxton v. Waters (2004) 34 Cal.4th 367 [18 Cal.Rptr.3d 246, 96 P.3d 496].) Despite the broad language of the release at issue in Claxton— “`releas[ing] and forever discharg[ing] said employer and insurance carrier from all claims and causes of action, whether now known or ascertained, or which may hereafter arise or develop as a result of said injury'”—we held that it “releases only those claims that are within the scope of the workers’ compensation system, and does not apply to claims asserted in separate civil actions.” (Claxton, at pp. 371, 376.) We construed this language in light of the statutory context governing workers’ compensation—in particular, the statute focuses narrowly on eligible employee injuries where it provides the exclusive remedy; some claims based on conduct contrary to fundamental public policy are not subject to the scheme’s exclusivity provisions; and other claims are not compensable or cognizable under the scheme at all and must be pursued separately. (Id. at pp. 372-374.) We also noted the goal of “quickly provid[ing] benefits” to “injured workers,” the “informal rules of pleading [that] apply to such proceedings,” and the fact that “workers may be represented by individuals other than attorneys.” (Id. at p. 373.)

Similar reasoning applies here. As noted, a petitioner seeking a civil harassment restraining order and a court reviewing such a request are confined by the limited nature of section 527.6 proceedings. Tort and other actions seeking retrospective relief by way of damages for the conduct underlying a petition are not cognizable. It is clear from the statute and legislative history that section 527.6 proceedings are not intended to provide a forum for a global resolution of a petitioner’s potential claims related to the underlying conduct at issue. Rather, section 527.6 provides “`an expedited procedure … to provide quick relief to harassed persons'” (Smith, supra, 149 Cal.App.3d at p. 405), not to the exclusion of a petitioner’s right to seek other relief through traditional civil litigation and at a much slower pace (see § 527.6, subd. (w)). Like the workers’ compensation scheme in Claxton, section 527.6 procedures are relatively informal, proceeding by “simple and concise” forms that parties are required to use (§ 527.6, subd. (x)(1)) and “with the expectation that victims often … seek relief without the benefit of a lawyer,” as was the case here with Doe proceeding in propria persona (Yost, supra, 51 Cal.App.5th at p. 521).

Moreover, the specific procedures governing the mediation process for section 527.6 proceedings seem uniquely unsuited to expanding a section 527.6 mediation beyond the statute’s narrow focus. The parties were referred to mediation on the day of the trial court hearing on Doe’s petition. As amici curiae note, such mediations “are conducted only by court appointed specially trained mediators,” “only on the court’s premises,” and agreements “must be agreed to and signed the same day, by the close of the courthouse day, which 684*684 is usually about 4:30 p.m.” If the parties fail to reach an agreement, an evidentiary hearing on the section 527.6 petition typically begins the following day. These procedures appear tailored to the narrow focus and expedited nature of section 527.6 proceedings; expanding the mediation to consider additional issues would run counter to the statutory purpose of “`provid[ing] quick relief to harassed persons.'” (Smith, supra, 149 Cal.App.3d at p. 405.) This counsels skepticism toward reading an agreement reached through such a process to have far-reaching implications beyond the section 527.6 context.

Finally, it is undisputed that Doe’s administrative and civil complaints constitute petitioning activity protected by section 425.16 and article I, section 3 of the California Constitution. (See Briggs v. Eden Council for Hope & Opportunity (1999) 19 Cal.4th 1106, 1115 [81 Cal.Rptr.2d 471, 969 P.2d 564] [“`petitioning activity involves lobbying the government, suing, [and] testifying'” and “`”[t]he constitutional right to petition … includes the basic act of filing litigation or otherwise seeking administrative action”‘”].) Although the right to petition is somewhat differently situated from the right to a jury trial under article I, section 16 of the California Constitution (see Code Civ. Proc., § 631; Grafton Partners v. Superior Court (2005) 36 Cal.4th 944 [32 Cal.Rptr.3d 5, 116 P.3d 5]), the fact that Olson’s broad construction of the nondisparagement clause in the mediation agreement would impair Doe’s exercise of constitutional rights remains an important consideration. (Janus v. State, County, and Municipal Employees (2018) 585 U.S. ___ [201 L.Ed.2d 924, 138 S.Ct. 2448, 2486] [waiver of 1st Amend. rights “cannot be presumed” and, “to be effective, … must be freely given and shown by `clear and compelling’ evidence”].)

In sum, the mediation agreement as a whole, the statutory context in which it was negotiated, and the fact that it implicates constitutionally protected petitioning activity lead us to conclude that the nondisparagement clause does not apply to the circumstances here. Under the reading Olson urges, the clause would seem to constrain Doe’s ability to further avail herself of the very protections provided by section 527.6, including filing another petition or utilizing the “other existing civil remedies” that the statute expressly preserves. (§ 527.6, subd. (w).) Under Olson’s interpretation of the agreement, the nondisparagement clause would even apply to statements the parties make in litigation involving third parties or about conduct occurring after Doe and Olson entered into the agreement. We see no indication that the parties understood the nondisparagement clause to sweep so broadly. Olson’s reliance on the bare text of the clause, devoid of context and without more, is insufficient to proceed on a breach of contract claim in the face of an anti-SLAPP motion.

We are not confronted with factual circumstances that might make the anti-SLAPP question more difficult, such as conduct that falls somewhere 685*685 between direct communication between the parties as contemplated by the mediation agreement and subsequent litigation. For example, this case does not concern whether the nondisparagement clause might apply to a concerted, hostile media campaign by one party against the other. We have no occasion here to address such a scenario. Olson has failed to show “the requisite minimal merit” to “proceed” on his breach of contract claim. (Navellier, supra, 29 Cal.4th at p. 94.)

 

B.

 

Olson argues that Doe may “try to prove her tort causes of action” but “cannot shoot and miss without facing the penalty of contract damages.” First, Olson analogizes the Court of Appeal’s holding to the statutory provisions governing family law proceedings and custody determinations in the face of one parent’s potentially false accusations of sexual abuse by the other. According to Olson, such family law provisions demonstrate “another context where the Legislature has recognized the incentive to make false accusations can be so great as to overwhelm the motivation for veracity.” But the analogy does not hold. We are not confronted with how to apply a highly reticulated statutory scheme reflecting the Legislature’s sensitive policy judgments. This case turns on an ordinary question of contract interpretation that the Legislature likely did not contemplate when enacting section 527.6 or the anti-SLAPP statute.

Next, Olson contends that the answer to the question before us is “simple because the Court of Appeal’s holding does not bar Doe’s claims but allows Olson to plead and prove his.” Olson’s argument is that “the non-disparagement clause in the mediated agreement does not operate to `bar’ Doe’s `unlimited civil lawsuit'” because Doe can still proceed with her claims, just with the specter of breach of contract liability hanging over her head. This fails to respond to the substance of the question at hand. Whether the claim is that Doe cannot file suit or that she may be subject to damages liability for doing so is materially the same for purposes of assessing whether the nondisparagement clause applies to statements made in connection with subsequent litigation.

In Olson’s view, even if Doe prevailed on her sexual battery claim, he could also prevail on his breach of contract claim and seek damages for economic injury based on reputational harm to offset any damages he owed her. Such an interpretation could require Doe to pay Olson after having successfully proven her case if his damages exceed those awarded to her. There are strong public policy reasons to refrain from such an interpretation. Not long after the mediation agreement in this case was signed, the Legislature clarified that a provision within a settlement agreement that prevents the 686*686 disclosure of factual information related to sexual assault or harassment is prohibited. (Code Civ. Proc., § 1001, subd. (a)(1), (2); see Assem. Com. on Judiciary, Analysis of Sen. Bill No. 820 (2017-2018 Reg. Sess.) as amended June 20, 2018, pp. 3-4 [expressing concerns with confidentiality provisions in settlement agreements in cases involving sexual harassment and assault].) While Olson’s interpretation of the clause would not prohibit Doe from revealing factual information, the specter of liability would clearly disincentivize it.

Olson is correct, of course, that generally speaking a party can “validly contract[] not to speak or petition” and thereby “`waive[]’ the right to the anti-SLAPP statute’s protection in the event he or she later breaches that contract.” (Navellier, supra, 29 Cal.4th at p. 94.) But the circumstances here are meaningfully different from what we have confronted in other cases.

In Monster Energy Co. v. Schechter (2019) 7 Cal.5th 781 [249 Cal.Rptr.3d 295, 444 P.3d 97], a tort settlement “included several provisions purporting to impose confidentiality obligations on the parties and their counsel,” and counsel signed the agreement “under a notation that they approved [it] as to form and content.” (Id. at p. 785.) Monster Energy subsequently sued counsel, alleging that public statements about the settlement constituted breach of the agreement. We held that Monster Energy had met its burden of showing the “minimal merit” needed to proceed on the breach of contract claim “[i]n light of the nature and extent of provisions in the agreement here purporting to bind counsel, and the other properly submitted evidence.” (Id. at p. 796.) We specifically looked to the agreement’s “numerous references to counsel as one whose keeping of confidentiality is assured,” which “reflect[ed] an expectation that the confidentiality provisions would apply to counsel as well.” (Ibid.) Thus, we found it “reasonable to argue that counsel’s signature on the document evinced an understanding of the agreement’s terms and a willingness to be bound by the terms that explicitly referred to him.” (Ibid.)

Whereas the agreement as a whole, together with extrinsic evidence, supported the breach of contract claim in Monster Energy, Olson relies solely on the text of the nondisparagement clause. Going beyond that isolated language, as we must, to consider the mediation agreement as a whole and the context in which it was negotiated undermines Olson’s showing on a critical element of his claim: Doe had no obligation under the contract to refrain from making disparaging statements in litigation. Olson thus cannot defeat Doe’s anti-SLAPP motion.

 

687*687 C.

 

We also granted review to decide under what circumstances the litigation privilege of Civil Code section 47, subdivision (b) applies to contract claims. Because we conclude that Olson has not demonstrated a probability of success necessary to overcome Doe’s anti-SLAPP motion, we need not and do not reach the question whether the litigation privilege also poses a barrier to Olson’s claims. (See Flatley v. Mauro (2006) 39 Cal.4th 299, 323 [46 Cal.Rptr.3d 606, 139 P.3d 2] [“The litigation privilege is also relevant to the second step in the anti-SLAPP analysis in that it may present a substantive defense a plaintiff must overcome to demonstrate a probability of prevailing.”].) We note only that the approach we have taken here—carefully construing a clause that would effectively waive claims—is similar to the approach of courts that have assessed the application of the privilege in the context of a contract said to have waived it. (See O’Brien & Gere Engineers v. City of Salisbury (2016) 447 Md. 394 [135 A.3d 473, 489-491].)

 

CONCLUSION

 

We reverse the judgment of the Court of Appeal insofar as it reversed the trial court’s order granting Doe’s special motion to strike the breach of contract cause of action with respect to statements in Doe’s civil complaint. We remand the matter for further proceedings consistent with this opinion.

Cantil-Sakauye, C. J., Corrigan, J., Kruger, J., Groban, J., Jenkins, J., and Moor, J.,[*] concurred.

[*] Associate Justice of the Court of Appeal, Second Appellate District, Division Five, assigned by the Chief Justice pursuant to article VI, section 6 of the California Constitution.

 

Kahn v. Price

Kahn v. Price

(2021) 69 Cal.App.5th 223.

Court of Appeals of California, First District, Division Three

September 22, 2021

No. A159536. No. A160057

Summary by Jillian M. Wright Esq.:

A court found that a tree’s obstruction of neighbor’s view constituted a “continuous nuisance” which has no statute of limitations. A tree obstructing a view is a continuous nuisance, rather than a permanent one, because the tree is a nuisance that could be abated with trimming or cutting. Additionally, a plaintiff is under no obligation to produce physical evidence of the unobstructed views before the tree growth.
TAKEAWAY: If an association’s governing documents have view requirements with which an owner fails to comply, then the association may not be barred by statutes of limitation from bringing a claim for breach of the governing documents. On the other hand, an association should not dismiss an owner’s complaint about obstructed views based on the statute of limitation alone.

***End Summary***

69 Cal.App.5th 223 (2021)

LINDA KAHN, Plaintiff and Respondent,
v.
KATHERINE PRICE et al., Defendants and Appellants.
LINDA KAHN, Plaintiff and Respondent,
v.
KATHERINE PRICE et al., Defendants and Appellants;
WILLIAM S. WEISBERG et al., Objectors and Appellants.

Appeal from the Superior Court of City and County of San Francisco, Super. Ct. Nos. CGC18564579, CGC18564579. Hon. Jeffrey S. Ross, Judge.
Law Offices of Tony J. Tanke, Tony J. Tanke; Weisberg & Miller and William S. Weisberg for Defendants and Appellants.

Bonapart & Associates, Barri Kaplan Bonapart; Bien & Summers and Eilliot L. Bien for Plaintiff and Respondent.

226*226 [CERTIFIED FOR PARTIAL PUBLICATION[*]]

OPINION

PETROU, J.—

This lawsuit concerns the parties’ long-standing dispute concerning the presence of a Monterey pine tree (the tree) growing in the rear yard of the property owned by defendants and appellants Katherine and Richard Price (the Prices). The tree obstructs plaintiff and respondent Linda Kahn’s views of the San Francisco Bay and Marin County from the main level of her residence.

Kahn sought declaratory and injunctive relief available under the San Francisco Tree Dispute Resolution Ordinance (Ordinance; S.F. Pub. Works Code, art. 16.1, § 820 et seq.[1]), which creates “rights in favor of private property owners” to restore their “views lost due to tree growth” on adjoining property. (Id., §§ 821, subd. (a)(1), 827.) Following a bench trial, the court 227*227 entered an amended judgment in favor of Kahn, declaring her right to the restoration of the views that “are now obstructed by the Monterey pine tree” and directing the tree’s removal. The court also granted Kahn’s request for Code of Civil Procedure[2] section 128.5 sanctions in the sum of $47,345.30, payable by the Prices and their trial counsel, William S. Weisberg, and the law firm of Weisberg & Miller, jointly and severally.

We see no merit to the Prices’ arguments that the lawsuit was barred by the statute of limitations, that dismissal is required for Kahn’s failure to comply with the Ordinance’s prelitigation procedures, or that the trial court erred in directing the tree’s removal. We also see no merit to the challenge by the Prices and their trial counsel to the award of sanctions against them. Accordingly, we affirm the amended judgment.[3]

FACTUAL AND PROCEDURAL BACKGROUND

We set forth the underlying facts as found by the trial court and taken in part from its statement of decision. We present additional facts in our discussion of the issues.

A. Background

Kahn purchased a multistory residence in San Francisco in 1976.[4] At the time, the residence had unobstructed views from the primary living areas 228*228 located on the north side of the home on the main level as well as unobstructed views from the north-facing rooms on the second and third floors. The residence’s northerly and northwesterly views—of the San Francisco cityscape and Bay, the Golden Gate Bridge, Angel Island, and southern Marin County—remained unobstructed by any other vegetation or the tree until 2011.

In or about 1998, the Prices’ predecessors in interest (prior owners) purchased the multistory residence on property that is downslope from and abuts Kahn’s property. The properties are separated by a structure (a retaining wall topped by a lattice fence) located 10 to 12 feet above ground level on the Kahn property; the tree is located at “the very rear” of the Prices’ backyard and is adjacent to the retaining wall.

When Kahn replaced the lattice fence atop the retaining wall in 2001, she saw the origins of the tree that likely had been growing from a “volunteer seedling” since approximately 1999. The tree appeared “hedge-like” and was “well below the height of the lattice fence.” By 2007, the tree was beginning to grow above the lattice fence but did not obstruct Kahn’s views. However, by 2011 the tree was visible above the lattice fence at which time Kahn advised the prior owners that the tree was eclipsing her views. Kahn offered to pay for the removal of the tree, but instead the prior owners trimmed the tree.

In 2012, when Kahn learned the prior owners had sold the property to the Prices, Kahn contacted the Prices in writing and in person. The Prices, who were then living in Hong Kong and only visiting the San Francisco property occasionally, assured Kahn they would consult with their landscape architects about the tree.

“In late 2016, when it appeared informal resolution was unlikely,” Kahn began the Ordinance’s prelitigation procedures[5] by serving the Prices with a tree claim in early 2017[6] and the parties engaged in private mediation (in lieu 229*229 of community board mediation under the Ordinance) in June 2017. When private mediation failed in late 2017, and the Prices declined to participate in arbitration, Kahn filed this lawsuit in early 2018 seeking declaratory and injunctive relief.

B. Trial Proceeding

At a bench trial held in June 2019, the court heard the testimony of the Prices, Kahn, Kahn’s relative, Kahn’s friend, and an immediate neighbor of Kahn and the Prices. The court also heard testimony of Kahn’s expert consulting arborist and the Prices’ expert consulting arborist, expert aerial photographer, expert geotechnical engineer, and real estate appraiser. The court considered extensive documentation including the parties’ written communications and photographs taken at various times and from various locations within and without the parties’ properties. Lastly, the court conducted an onsite inspection of the parties’ properties on June 19, at which time the parties and counsel were present.[7]

The court found that since the purchase of her home in 1976 Kahn had “enjoyed” views (from all floors) of “the San Francisco cityscape, the Bay, the Golden Gate bridge, southern Marin County, and Angel Island” until 2011 when the tree began obstructing and ultimately “eclipsed” the views; but for the tree, Kahn’s residence would still have those unobstructed views. Under the heading, “Historic Evidence of Views,” the court specifically found: “Kahn, her [relative] and [her friend], both of whom regularly visited the Kahn home, testified to the northerly views over San Francisco, San Francisco Bay, southern Marin County, and Angel Island. The views were a principal factor in the Kahns’ decision to purchase the property. The testimony and historic photographs establish that, when the Kahns purchased their home, the `views,’ as defined in [Ordinance] Section 822(n), from the garden, terrace, dining room, and kitchen dining area—north facing rooms located on the main level—were unobstructed. Nor was the view obstructed from any of the north facing rooms on the upper two levels of the Kahn home. (Kahn home’s historic views). The evidence also establishes that the northerly and northwesterly views of the San Francisco cityscape, the Bay, the Golden Gate 230*230 bridge, southern Marin County, and Angel Island remained unobstructed by the tree or any other vegetation until at least 2011.”

The trial court also considered the burdens and benefits of the tree pursuant to the Ordinance’s enumerated criteria and based upon the “testimonial and documentary evidence,” the court’s “personal inspection of the parties’ respective properties,” and “the written and oral arguments of counsel.”

Regarding the tree’s burdens, the court found that “the Kahn home had unobstructed views from the Golden Gate to Angel Island and, but for the tree, would still have that view. There are landmarks, vistas and other unique features, including the San Francisco Bay, Angel Island, and portions of southern Marin County which would be visible from the first level of the Kahn home, in the dining room and the kitchen, as well as from the patio and rear garden, but are partially or completely eclipsed by the tree’s growth from 2011 to the present.” The court found credible the photographic methodology used by Kahn’s arborist who documented “the tree’s effect and estimated the obstructions to be 50-60% from the dining room, 90% from the kitchen table, 20-30% from the rear patio, and 30-40% of [the view] from the rear yard looking north to northeast.”

The court’s own observations during the site visit corroborated the arborist’s testimony. The court also found it was “only the tree—and not other factors—which obstruct the view and create the burdens listed in the Ordinance.” In sum, the court found “overwhelming” evidence that: “the tree’s rapid growth in both height and breadth obstructs the views of landmarks and vistas that could once be seen”; “[t]he degree of obstruction makes that burden significant and substantial”; and “there are no other factors contributing to the burden.”[8]

Discussing the tree’s benefits, the trial court specifically found that “the tree’s vigor in this context and location is not a benefit.” In so concluding, the 231*231 court explained that “Kahn raised concerns about the tree when it was young. Had [the Prices or their predecessors in interest] heeded her warning, when the tree was small, a skilled arborist … could have advised on pruning that would have maintained the unique features of the Monterey pine while limiting its intrusion on the Kahn home’s historic views. Instead the tree’s owners ignored her requests, while the tree grew rapidly. Then in a belated effort to ameliorate the complaint, the tree was subjected to repeated topping and trimming. The unfortunate result is the tree no longer has the visual qualities of a Monterey pine…. If the tree survives, unaffected by the beetles and pine-pitch canker, true to the species, it will become a very large stature tree…. [I]f the tree is pruned to mitigate the view-related burdens, given its growth-pattern, the effects of that pruning will be fleeting— demanding frequent attention. [The parties’ immediate neighbor] testified that the tree obstructs the views of the Golden Gate Bridge and surrounding waters from his home. Even when the tree is pruned in a manner which improves—but does not restore—those views, due to rapid growth, the view obstruction recurs within a very short period of time.”

In evaluating the tree’s “aesthetics, a trait in the eye of the beholder,” the trial court found, “[u]nderstandably, that the Prices insisted that the tree’s role in their yard, and, indeed in their decision to purchase the home, is paramount. They extol its virtues in shading their yard, providing a backdrop for their landscaping and assuring privacy for their family. While the court does not seek to substitute its artistic opinion for that of the homeowners, there are objective factors which cannot be ignored. The other landscaping in the Prices’ yard is dwarfed by the tree. While the other trees and plants are all proportional to one another, the looming Monterey pine is disproportionate to all the surrounding vegetation and looms ominously. The tree is located at the very rear of their yard and atop a steep slope, adjacent to the retaining wall and Kahn’s lattice fence. [The Prices’ arborist] testified that, given [the tree’s] distance from the Prices’ home, it does not provide shade to either the home or the outdoor areas where the family would be dining or socializing….”

On the issue of “soil stability provided by the tree,” the trial court found not credible the testimony of Prices’ geotechnical engineer who opined, “without any data, testing, or explanation—that removal of the tree would result in a `landslide’ affecting multiple properties.” Nor did the witness “distinguish whether the `landslide’ would occur regardless whether the stump and roots were removed at the time the tree is felled, or if they were allowed to remain. [Kahn’s arborist] testified that leaving the roots and stump to decompose—while planting woody vegetation which could take root while the [tree’s] roots decayed—would assure soil stability. Planting along the entire length of the retaining wall would provide additional stability as it is unlikely that the tree’s roots extend to the western edge of the yard.” The 232*232 court found no evidence that soil stability had been an issue during the decades predating the tree, and, no evidence that the retaining wall’s stability depended on the tree. The court also found that, if the tree’s roots contributed to the soil stability, it was at most a minor benefit and one which could be secured by leaving them in place after the tree was removed and added plantings.

The trial court did find the tree provided some visual screening for the yard and the children’s bedrooms in the Prices’ home, allowing for “minimal privacy,” but “any benefit of this screening is minor and insignificant.” In so concluding, the court found unpersuasive the Prices’ contention that the tree was critical to provide privacy from the Kahn residence. “The Price yard and living spaces are not visible from the main floor of the Kahn home, not because of the tree, but because of the difference in elevation and the retaining wall and fence separating the Kahn home and the Prices’ home. To the extent, the tree blocks views of the Prices’ home, it does so from only a portion of the upper floors of the Kahn home and therefore does not provide the `privacy’ the Prices’ claim to be essential. To the extent the Prices’ claimed need for privacy is sincere—rather than merely a justification for retaining the tree—the site visit provided evidence of the visibility of the Prices’ yard and children’s bedrooms from neighbors to the east, west, and south. The site inspection also demonstrated that the interior of the Prices’ home is visible on many sides.” “Neighbors in many homes—much closer than the Kahn home—can peer into the Price property, and yet the Prices have not installed window coverings to provide the privacy they claim to value.” The court’s own observations were “corroborated” by Kahn’s arborist’s “room-by-room analysis,” documented by photography from the yard and interior of the Prices’ home.

Having determined the tree’s burdens were “overwhelming” and “the benefits the tree confers to be minimal,” the court therefore concluded Kahn had met her burden of proving “the burdens posed by the tree outweighed the benefits and that restorative action is required.” In deciding the appropriate type of restorative action, the court evaluated the Ordinance’s “[a]ppropriate [r]estorative [a]ctions” of (i) no action, (ii) trimming, (iii) thinning, (iv) delayed trimming or thinning, (v) topping, or (vi) tree removal with possible replacement plantings. (Ord., § 824, subd. (c)(1).) The court explained its reasons for finding that the first five actions were not feasible and the sole action that best achieved the Ordinance’s objectives was removal of the tree, which we will later discuss in the analysis.

233*233 The court also explained its decisions regarding the apportionment of costs between the parties. (Ord., § 825.)[9] As to costs for the restorative action of tree removal, the court found the tree was not present before September 28, 1988, the effective date of the Ordinance. Consequently, the court directed that the cost of tree removal (the court-ordered restorative action) was to be paid “in equal proportion by the parties.” As to litigation costs, the trial court found Kahn and the Prices were to pay their own attorney’s fees pursuant to Ordinance section 825, subdivision (b), but Kahn as the prevailing party was entitled to her costs as defined in the Code of Civil Procedure.

The trial court entered judgment on December 2, 2019, later amended on February 28, 2020, in favor of Kahn “on both the cause of action for declaratory relief and the cause of action for injunctive relief” under the Ordinance. The court declared Kahn was entitled to restoration of her obstructed views, and to that end, the Prices were directed to remove the tree “so that the stump is cut to grade and the roots remain intact” and the stump was to “be treated to ensure that it will not re-sprout.” The parties were to follow specific procedures in hiring a licensed, bonded, and insured tree-care company to perform and complete the tree removal. The Prices were directed to pay the tree removal company and provide Kahn with a copy of the paid invoice and proof of payment; within five court days of receipt of the paid invoice, Kahn was to pay one-half of the amount paid to the tree removal company as evidenced by the paid invoice. The Prices were granted the right to “plant replacements at their option and expense,” with the proviso that they “select species which, at maturity, will not interfere with the Kahn home’s historic views.” The amended judgment also included provisions awarding Kahn (1) $69,150.65 as costs (§ 1032 [prevailing party costs]; Ord., § 825, subd. (b) [court costs allocated at court’s discretion]), (2) $41,182.50 as attorney fees and expert fees (§ 2033.420 [expenses incurred in proving matters which a party to whom a request for admission was directed failed to admit]), and (3) $47,345.30 as section 128.5 sanctions, payable jointly and 234*234 severally by the Prices and their trial counsel William S. Weisberg and the law firm of Weisberg & Miller.

Appellants’ timely appeal ensued.[10]

DISCUSSION

I. Trial Court’s Rulings on Statute of Limitations, Ordinance’s Prelitigation Procedures, and Laches

A. Relevant Facts

Before trial, the Prices sought to bifurcate the trial with phase one regarding their affirmative defense that the lawsuit was time-barred. While conceding the Ordinance contained no statute of limitations, the Prices asserted the applicable Code of Civil Procedure statute of limitations was three years for either a claim in the nature of a permanent nuisance or liability created by statute (§ 338, subds. (a), (b)), for which there were no exceptions. In opposition, Kahn argued, among other things, that her action sought abatement of a continuing nuisance for which no statute of limitations was applicable. The trial court denied the bifurcation motion, informing the parties it would consider the statute of limitations issue at the conclusion of Kahn’s case-in-chief as allowed under section 631.8.[11]

At the close of Kahn’s case, the Prices filed a section 631.8 motion for judgment on two grounds: (1) Kahn had failed to comply with the Ordinance’s prelitigation procedural requirement of filing a tree claim that included “physical (i.e. visual) evidence” showing the existence of an unobstructed view from the main level of the residence before the growth of the tree, and the purported defect had not been remedied by the photographic and expert testimony presented by Kahn; and (2) the lawsuit was time-barred under section 338, subdivision (a).

The trial court denied the motion, specifically finding that Kahn had complied with the Ordinance’s procedures and her tree claim was sufficient to meet the Ordinance’s requirements. The court also found that, because the 235*235 Ordinance required Kahn to comply with prelitigation procedures before filing her lawsuit, “under any reading of the statute of limitations,” “the complaint could not be filed until the prerequisites to litigation had been satisfied.” In its statement of decision, the court stated it had denied the section 631.8 motion for “the reasons stated on the record”; “[t]he Ordinance does not contain a statute of limitations”; and “[a]fter considering the pre-filing history, [the court] determined independently that Kahn met all pre-filing conditions and filed this case timely.”

Prior to trial the Prices also sought to have the court rule on their contention that the lawsuit was barred by laches, which the court said it would also consider at the close of Kahn’s case pursuant to a section 631.8 motion for judgment. However, in their section 631.8 motion the Prices did not seek dismissal based on laches. Instead, at the conclusion of the case in its statement of decision the court found the lawsuit was not barred by laches based on a lack of evidence to support the defense. The court initially found Kahn had not delayed in asserting her rights. “In 2011, after a period of rapid growth, the tree significantly encroached into Kahn’s view and she contacted [the former property owners], and offered to pay to remove the tree. Instead [the former owners] trimmed the tree. When Kahn learned that the Prices purchased the property, she contacted them in writing and in person—the procedures the Ordinance mandates as prerequisites to initiating a civil action. [Ord., section] 823. The Prices’ responses to Kahn’s requests justified her reasonable belief that, as neighbors, they could resolve the issue amicably and informally. The Prices, who were living in Hong Kong, and only visiting the … property occasionally, assured her that they would consult with their landscape architects. In late 2016 when it appeared informal resolution was unlikely, Kahn acted expeditiously, serving a tree claim in early 2017 and then engaging in mediation. When the mediation failed in late 2017, and the Prices declined arbitration, Kahn filed this case in early 2018. Kahn did not delay; she proceeded precisely as required by the Ordinance. There is no evidence that Kahn `acquiesced’ in the view obstruction. To the contrary, the Prices complain that she was insistent, persistent, and even aggressive in her efforts to remove the view obstruction. Nor is there evidence that the time from the Prices’ ownership to trial was due to delay caused by Kahn or that it prejudiced the Prices. To the contrary, it is Kahn who has been affected as her view has been obstructed as these proceedings are prolonged.”

B. Analysis

1. Statute of Limitations

We undertake an independent examination when reviewing whether a lawsuit is time-barred by any applicable statute of limitations. (William L. 236*236 Lyon & Associates, Inc. v. Superior Court (2012) 204 Cal.App.4th 1294, 1304 [139 Cal.Rptr.3d 670].) Moreover, “[i]f the decision of [the trial] court is correct on any theory of law applicable to the case, the judgment or order will be affirmed regardless of the correctness of the grounds upon which the … court reached its conclusion.” (Estate of Beard (1999) 71 Cal.App.4th 753, 776 [84 Cal.Rptr.2d 276], original italics.) Having made our de novo review, we conclude the action was timely filed albeit for a reason different from those given by the trial court.[12]

While the Prices recognize the Ordinance does not provide for a statute of limitations, they contend the lawsuit is nonetheless time-barred by various statute of limitations provided for in the Code of Civil Procedure. However, we need not address these arguments as this lawsuit “meets the crucial test” for an action to abate a continuing nuisance for which any statute of limitations is inapplicable. (Aryeh v. Canon Business Solutions, Inc. (2013) 55 Cal.4th 1185, 1197-1198 [151 Cal.Rptr.3d 827, 292 P.3d 871] (Aryeh).)[13] The Prices’ arguments challenging the application of the continuous nuisance doctrine are unavailing.

We initially reject the Prices’ argument that the continuous nuisance doctrine does not apply because “courts have generally declined to apply continuous accrual” rules to statutory causes of action. The Ordinance does not contain a statute of limitations and is otherwise silent as to an accrual date for a lawsuit after prelitigation procedures fail. In the analogous context of statutes, such silence “triggers a presumption in favor of permitting settled common law accrual rules to apply. `As a general rule, “[u]nless expressly provided, statutes should not be interpreted to alter the common law, and should be construed to avoid conflict with common law rules. [Citation.] `A statute will be construed in light of common law decisions, unless its language “`clearly and unequivocally discloses an intention to depart from, alter, or abrogate the common-law rule concerning the particular subject matter….’ [Citations.]” [Citation.]'”‘ [Citation.]” (Aryeh, supra, 55 Cal.4th at p. 1193; see Carson Harbor Village, Ltd. v. City of Carson Mobilehome Park Rental Review Bd. (1999) 70 Cal.App.4th 281, 290 [82 Cal.Rptr.2d 569] 237*237 [“[w]e interpret ordinances by the same rules applicable to statutes”].) We thus may assume, in the absence of any specific provision in the Ordinance, that San Francisco intended the application of “the usual judicial rules governing accrual” to apply to a lawsuit filed under the Ordinance. (Aryeh, supra, at p. 1193.) In other words, the Ordinance is governed by common law accrual rules to the same extent as a statute. (Aryeh, at p. 1196.)

We also reject the Prices’ arguments that the continuous nuisance doctrine cannot apply because they did not create a nuisance by having a tree on their property, California law does not impose nuisance liability for simple tree view obstruction, and the complaint does not allege a cause of action for nuisance. It is true that under California law a landowner has no common law right to an unobstructed view over adjoining property and therefore nuisance liability does not lie for a view obstruction as a matter of common law. (Eisen v. Tavangarian (2019) 36 Cal.App.5th 626, 635 [248 Cal.Rptr.3d 744].) However, at issue is a property owner’s legal right to pursue a private action under the Ordinance, which was enacted under San Francisco’s police power to resolve tree view obstruction disputes between adjoining landowners. (See Kucera v. Lizza (1997) 59 Cal.App.4th 1141, 1148-1149 [69 Cal.Rptr.2d 582] [Town of Tiburon View and Sunlight Obstruction from Trees Ordinance upheld as a proper exercise of police power; “`[l]ocal government may … protect views….'” “through the regulation of tree planting or growth”].)

The Ordinance specifically allows a complaining property owner to seek an abatement (“restoration”) of a tree view “obstruction,” which falls within Civil Code section 3479’s broad definition of a “nuisance,” i.e., “an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property.”[14] We do not look at the label of the cause of 238*238 action (violation of the Ordinance) or the failure to mention nuisance in the complaint, “but to the nature of the obligation allegedly breached.” (Aryeh, supra, 55 Cal.4th at p. 1200.) Here, a tree owner’s obligation under the Ordinance is based on a “nuisance theory” for “direct injury to [the complaining party’s] property,” i.e., view obstruction caused by a growing tree on adjoining property. (Mangini v. Aerojet-General Corp. (1991) 230 Cal.App.3d 1125, 1136 [281 Cal.Rptr. 827] (Mangini).)

We also reject the Prices’ contention that the continuous nuisance doctrine does not apply because the tree view obstruction was not a “continuing” nuisance, but rather “permanent” in nature. “Where a nuisance is of such character that it will presumably continue indefinitely it is considered permanent, and the limitations period runs from the time the nuisance is created. [Citations.] On the other hand, if the nuisance may be discontinued at any time it is considered continuing in character. [Citations.]” (Phillips v. City of Pasadena (1945) 27 Cal.2d 104, 107 [162 P.2d 625] (Phillips); see id. at p. 108 [where it appeared from complaint’s allegations that locked gate could be removed at any time, the appellate court could not say, as a matter of law, that the locked gate constituted permanent nuisance; “[i]f the nuisance was in fact continuing in character, the claim was filed within time”].)

We have no difficulty in concluding that in this case the tree view obstruction constituted a continuous nuisance—”an encroachment which [is] not willful but unintentional, and which is abatable,” as the law presumes such an encroachment will not be permanently maintained. (Kafka v. Bozio (1923) 191 Cal. 746, 751 [218 P. 753]; see Madani v. Rabinowitz (2020) 45 Cal.App.5th 602, 608-609 [258 Cal.Rptr.3d 939] [“the `”crucial test of the permanency of a … nuisance is whether the … nuisance can be discontinued or abated”‘”; “[u]nder this test, sometimes referred to as the `abatability test’ [citation], a … nuisance is continuing if it `can be remedied at a reasonable cost by reasonable means'”].) As the trial court found, even though the former owners had pruned the tree, the tree continually grew and by 2011 had substantially obstructed Kahn’s views. The court specifically took note of the testimony of Kahn’s arborist, as well as other percipient witnesses, that even after the latest pruning in February 2019 there was no change in the obstructed views from the first level of Kahn’s residence; and as explained by the arborist, “`from the first level, [the pruning] opened up sky, none of the distant views.'”

Nor do we see any merit to the Prices’ related assertion that the lawsuit is barred because the “wrongdoing, causation and injury arising from view obstruction were complete no later than 2011.” “That is because the 239*239 `continuing’ nature of the nuisance refers to the continuing damage caused by the offensive condition, not to the acts causing the offensive condition to occur.” (Mangini, supra, 230 Cal.App.3d at p. 1147.) “Every repetition of a continuous nuisance is a separate wrong for which the person injured may bring successive actions … until the nuisance is abated, even though an action based on the original wrong may be barred.” (Phillips, supra, 27 Cal.2d at pp. 107-108; see also Civ. Code, § 3483 [“[e]very successive owner of property who neglects to abate a continuing nuisance upon, or in the use of, such property, created by the former owner, is liable therefor in the same manner as the one who first created it”].)

Lastly, we are not persuaded by the Prices’ argument that the application of the continuous nuisance doctrine will lead to inequitable results. Because the Ordinance is not “meant to replace the peaceful, sensible, and just resolution of differences between neighbors acting in good faith” (Ord., § 821, subd. (c)), its apportionment of costs appears to provide sufficient motivation for reasonable adjoining property owners to resolve their disputes without litigation. If a delay in bringing an action to restore obstructed views unreasonably impacts the rights of the tree owner, as the Prices contend, the court can handle that circumstance under the equitable doctrine of laches.[15] As we have noted, the trial court rejected the Prices’ request to dismiss the lawsuit based on laches, and they have not challenged that ruling on this appeal.

In sum, we conclude Kahn’s lawsuit was timely filed as the continuous nuisance doctrine rendered any statute of limitations inapplicable. In light of our determination, we do not address the parties’ other contentions.

240*240 2. Ordinance’s Prelitigation Procedures

In order to pursue either binding arbitration or a court action, a complaining party must prepare a written “tree claim,” and serve the tree claim on the tree owner. (Ord., § 823, subd. (c).) Ordinance section 822, subdivision (j) defines a “tree claim” as follows: “`Tree claim’ shall mean the written basis for arbitration or court action under the provisions of this Article which includes the following: (1) The nature and extent of the alleged obstruction, including pertinent and corroborating physical evidence. Evidence may include, but is not limited to, photographic prints, negatives, or slides. Such evidence must show absence of the obstruction at any documentable time during the tenure of the complaining party. Evidence to show the date of acquisition must be included. (2) The location of all trees alleged to cause the obstruction, the address of the property upon which the trees are located, and the present tree owner’s name and address. (3) Any mitigating actions proposed by the parties involved to resolve the tree claim. (4) The failure of personal communication between the complaining party and the tree owner to resolve the alleged obstruction as set forth in Section 823(a) of this Article. The complaining party must provide physical evidence that written attempts at reconciliation have been made and failed. Evidence may include, but is not limited to, copies of and receipts for certified or registered mail correspondence.”

The Prices contend dismissal of the lawsuit is required because Kahn’s prelitigation tree claim failed to include (1) “pertinent and corroborating physical evidence” in the nature of visual images showing an absence of an obstructed view from the main level of her residence before the growth of the tree, (2) “[e]vidence to show the date of acquisition” of the property by the property owner, and (3) “physical evidence that written attempts at reconciliation have been made and failed.” The latter two categories of evidence were satisfied by the trial court’s admission of grant deeds showing Kahn had acquired the property in 1976 and continued to own the property and written correspondence showing “attempts at reconciliation have been made and failed.”

As to the argument that the Ordinance requires a prelitigation tree claim to include corroborating physical evidence in the form of visual images showing no obstruction before the growth of the tree, nowhere does the Ordinance provide that the court is without jurisdiction to adjudicate a tree claim and must dismiss the action if the prelitigation tree claim fails to include such evidence. While the Ordinance requires the parties participate in prelitigation procedures before pursuing either binding arbitration or litigation, and a tree owner would be entitled to a stay of the action to compel compliance if a complaining party had not complied with the prelitigation procedures (see 241*241 McMillin Albany LLC v. Superior Court (2018) 4 Cal.5th 241, 255-256, 259 [227 Cal.Rptr.3d 191, 408 P.3d 797]), that does not mean that the trial court must dismiss a tree action if the prelitigation tree claim fails to include physical evidence of the absence of the obstruction before the growth of the tree.

Simply put, the Ordinance does not contain a clear intent “to limit the fundamental jurisdiction of the courts” to adjudicate only in those cases where the complaining party’s prelitigation tree claim includes pertinent and corroborating evidence of the absence of an obstruction before the growth of the tree. (Quigley v. Garden Valley Fire Protection Dist. (2019) 7 Cal.5th 798, 808 [249 Cal.Rptr.3d 548, 444 P.3d 688], italics added.) If there were an intent to “withdraw a class of cases from state court jurisdiction, we expect” [the Ordinance would] make that intention clear. (Ibid.) Instead, the Ordinance “makes no reference to the jurisdiction of the courts, nor does it otherwise speak to the courts’ power to decide a particular category of cases.” (Quigley, at p. 808.) Thus, we reject the Prices’ argument that the trial court was required to dismiss the action for Kahn’s failure to attach to her prelitigation tree claim visual images of the absence of the obstruction from the main level of her residence before the growth of the tree.

In the alternative, the Prices argue that dismissal is still required because Kahn did not “fill the physical evidence gap” at trial as she presented only testimonial evidence regarding there being an unobstructed view before the growth of the tree. We see no merit to this argument. At trial, the court must determine both “[t]he existence of landmarks, vistas, or other unique features which cannot be seen because of growth of trees since the acquisition of the property” (Ord., § 824, subd. (a)(4)), and the degree to which the “alleged obstruction interferes with [the] view … by means of a measuring instrument or photography” (id., § 824, subd. (a)(5)); and, further, “[t]he extent of … view available and documentable as present at any time during the tenure of the complaining party is the limit of restorative action which may be required” (id., § 824 (c)(6)). However, these provisions do not impose a specific evidentiary requirement on the complaining party to produce visual images of the absence of obstruction before the growth of the tree, as the Prices suggest.

Moreover, even assuming the need for photographic evidence, the trial court’s findings based on the above enumerated criteria—that Kahn had enjoyed unobstructed views from the main level of her home before the growth of the tree—is supported by both Kahn’s testimonial evidence and her arborist’s testimony regarding the absence of the obstruction before the growth of the tree based on an evaluation of the available historic photographs taken from the second level of the residence and the current partial 242*242 view obstructions from the main level of the residence. (See fn. 8, ante.) The trial court, as the trier of fact, could properly combine the arborist’s testimony with its own onsite observations and the testimonial evidence of Kahn and her witnesses regarding the absence of the obstruction before the growth of the tree, “`thus weaving a cloth of truth out of selected available material.'” (Stevens v. Parke, Davis & Co. (1973) 9 Cal.3d 51, 67-68 [107 Cal.Rptr. 45, 507 P.2d 653].)

In sum, we conclude the trial court was not required to dismiss the action predicated on Kahn’s failure to include in her prelitigation tree claim visual images of unobstructed views from the main level of her residence before the growth of the tree. Given this conclusion, we need not address the Prices’ additional evidentiary arguments.

II., III.[*]

……………………………………………………………………..

DISPOSITION

Case No. A159536. The appeal from the judgment, filed December 2, 2019, is dismissed.

Case No. A160057. The appeals from the orders, filed February 25, 2020, and February 26, 2020, are dismissed. The amended judgment, filed February 26, 2020, is affirmed.

Plaintiff and respondent Linda Kahn is awarded costs on appeals in case No. A159536 and case No. A160057.

Fujisaki, Acting P. J., and Chou, J.,[†] concurred.

[*] Pursuant to California Rules of Court, rules 8.1105(b) and 8.1110, this opinion is certified for publication with the exception of the following portions of the Discussion: part II. (Trial Court’s Order Directing Tree Removal) and part III. (Trial Court’s Imposition of Section 128.5 Sanctions).

[1] On December 1, 2020, we granted the Prices’ request to take judicial notice of the Ordinance. San Francisco Tree Dispute Resolution Ordinance sections are hereafter referred to as “Ordinance section….”

[2] All undesignated statutory references are to the Code of Civil Procedure.

[3] The Prices filed a notice of appeal from a judgment filed December 2, 2019 (case No. A159536) and an amended notice of appeal from an amended judgment filed February 26, 2020, as well as separate February 25, 2020 orders awarding costs, attorney and expert fees, and sanctions in favor of Kahn (incorporated in the amended judgment), and a separate February 26, 2020 order denying their motion for sanctions against Kahn and her trial counsel (case No. A160057). William S. Weisberg and the firm of Weisberg & Miller are named as additional appellants in the amended notice of appeal filed in case No. A160057. On the court’s own motion, we consolidated the appeals in case No. A159536 and case No. A160057 for purposes of oral argument and disposition.

The appeal from the February 26, 2020 order denying the Prices’ motion for sanctions against Kahn and her trial counsel is dismissed as no appeal lies from that order. (Wells Properties v. Popkin (1992) 9 Cal.App.4th 1053, 1055 [11 Cal.Rptr.2d 845] [“denial of a motion for sanctions is not a judgment and is therefore not appealable” (original italics)].) The appeals from the December 2, 2019 judgment and the February 25, 2020 orders awarding costs, attorney and expert fees, and sanctions in favor of Kahn, are dismissed as superseded by the appeal from the February 26, 2020 amended judgment. The issues raised on the dismissed appeals from the December 2, 2019 judgment and the February 25, 2020 orders are considered on the appeal from the February 26, 2020 amended judgment. (§ 906.)

[4] Kahn originally purchased the residence together with her late husband Paul Kahn in 1976. At the time of this litigation the residence was owned by Kahn, individually and as trustee of the Survivor’s Trust under the Paul and Linda Kahn Trust, dated November 7, 1995.

[5] Ordinance section 823 requires the parties to participate in prelitigation procedures of “initial reconciliation” (written and if possible, in person notice of dispute) and “Community Board” mediation. (Id., subds. (a), (b).) If the initial reconciliation fails and Community Board mediation is not elected or fails, “the complaining party must prepare a tree claim as defined in Section 822 (j), and provide a copy to the tree owner in order to pursue either binding arbitration or litigation. This process constitutes the filing of a tree claim.” (Id., subd. (c).) “In those cases where initial reconciliation fails and binding arbitration is not elected, civil action may be pursued by the complaining party for resolution of the sunlight access or view tree claim under the provisions of the Ordinance. The litigant must state in the complaint that arbitration was offered and not accepted.” (Id., subd. (d).)

[6] The tree claim consisted of Kahn’s trial counsel’s letter entitled “Tree Claim by the Owner [At Specified Address].” In the body of the letter counsel explained the nature of the dispute as known and understood by Kahn. Kahn’s counsel attached to her letter a copy of the Ordinance and a copy of a January 22, 2017 five-page report prepared by Kahn’s expert arborist who testified at trial.

[7] After the onsite inspection counsel put on the record that during the site inspection the participants viewed the Prices’ property from the three “levels” at the back of the house and the “outdoors,” and viewed Kahn’s property from the three levels of the house and the backyard. The court specifically remarked that the “photographs” did not really “portray the circumstances given the difference in altitude between [the homes] and the relationship of the trees to the houses and the topography.”

[8] In 2017 the tree had an overall height of approximately 25 feet, but by the time of the June 2019 trial the tree was approaching approximately 30 to 32 feet in overall height and was approximately 10 to 12 feet above the lattice fence that sat atop the retaining wall separating the properties. Kahn’s arborist testified that other counties had ordinances that classified the Monterey pine tree as “undesirable,” because it was a fast growing, large stature tree, growing over three feet per year and reaching heights of 35 to 40 feet. At trial, Kahn’s arborist described the tree’s “current condition[ ]” as follows: When you were standing on the main level of Kahn’s residence, “you have at least 3 … to 5 feet above the fence before you start to have an obstruction of the Bay and distant hills” from the main level of Kahn’s residence. Based on photographs of the tree taken from the second level of Kahn’s residence in February 2019, “the current views of the pine in that location, you can juxtaposition yourself below to show that,” at least in the 1970s, there was no view obstruction on the main level of Kahn’s residence.

[9] Ordinance section 825, entitled “APPORTIONMENT OF COSTS,” “[a]dded by Ord. 445-88, App. 9/28/88,” provides in pertinent part: “(b) Costs of Litigation. The complaining party shall pay 100 percent of both parties’ reasonable attorneys’ fees in the event that his or her claim is finally denied, or no action is ordered pursuant to Section 824(c). In all other cases the complaining party and the tree owner shall each pay his or her attorney’s fees. Court costs shall be allocated to the parties at the court’s discretion. (c) Costs of Restorative Actions. At any time during the procedure specified in this ordinance the parties may agree between themselves as to the allocation of the costs of the restorative action. If such an agreement is not reached, the following shall apply: (1) As to trees planted prior to the effective date of this ordinance the complaining party shall pay 100 percent of the costs of the initial restorative action. The complaining party shall pay the cost of subsequent restorative action as a result of the recurrence of the same obstruction. (2) As to trees planted subsequent to the effective date of this chapter [sic] the tree owner and the complaining party shall each be responsible for 50 percent of the costs of restorative action and subsequent recurrence of the same obstruction.” (Original boldface.)

[10] While the Prices seek reversal of the amended judgment in its entirety, they do not specifically challenge the directive that the parties are to share the costs of tree removal. Nor do the Prices present any substantive arguments challenging the award of costs, attorney fees, and expert fees payable to Kahn.

[11] Section 631.8, provides in pertinent part, that “[a]fter a party has completed his presentation of evidence in a trial by the court, the other party, without waiving his right to offer evidence in support of his defense or in rebuttal in the event the motion is not granted, may move for a judgment.” (Id., subd. (a).)

[12] Accordingly, we do not separately address the Prices’ contention that the trial court made two “prejudicial errors of law” when it ruled that no statute of limitations applied because the Ordinance did not mention a limitations period, and Kahn filed this case timely because her delay in filing was due to her need to satisfy the Ordinance’s prelitigation procedures.

[13] We reject the Prices’ argument that Kahn “forfeited any right to rely” on the continuous nuisance doctrine by failing to properly raise the issue in the trial court. As we have noted, during the course of litigating the pretrial motion for bifurcation, Kahn’s opposition included a discussion that the continuous nuisance doctrine rendered any statute of limitations inapplicable. When the Prices later renewed their statute of limitations argument in support of their section 631.8 motion, Kahn chose not to submit additional written opposition, but her counsel argued, among other things, that any statute of limitations was rendered inapplicable by the continuous nuisance doctrine.

[14] The Civil Code also distinguishes between a public and private nuisance. A public nuisance is defined as “one which affects at the same time an entire community or neighborhood, or any considerable number of persons, although the extent of the annoyance or damage inflicted upon individuals may be unequal.” (Civ. Code, § 3480.) A private nuisance is defined as “[e]very nuisance not included in the definition of the last section.” (Id., § 3481.) The statutory definitions incorporate “the fundamental principle that a private nuisance is a civil wrong based on disturbance of rights in land while a public nuisance is not dependent upon a disturbance of rights in land but upon an interference with the rights of the community at large.” (Venuto v. Owens-Corning Fiberglas Corp. (1971) 22 Cal.App.3d 116, 124 [99 Cal.Rptr. 350] (Venuto).) While a public nuisance may be abated by any public body or officer authorized thereto by law, a private person may maintain an action for a public nuisance, if it is specifically injurious to himself, but not otherwise. (Civ. Code, §§ 3493, 3494.) If the nuisance may be considered both “private as well as a public one,” “there is no requirement that the plaintiff suffer damage different in kind from that suffered by the general public and he `does not lose his rights as a landowner merely because others suffer damage of the same kind, or even of the same degreen….'” (Venuto, supra, at p. 124.) Here, the Ordinance is silent as to whether the tree view obstruction is to be considered either a public or private nuisance. Because this appeal does not require us to decide whether a lawsuit under the Ordinance is one in the nature of a public or private nuisance, we do not further address the issue.

[15] As the record shows, the parties and the trial court proceeded on the basis that a lawsuit filed under the Ordinance could be defended against by laches. In the absence of any arguments to the contrary in the appellate briefs, we proceed on the same assumption. In any event, we note in passing that if the lawsuit were considered a claim to abate a private nuisance (see Venuto, supra, 22 Cal.App.3d at p. 124 [“`[t]he essence of a private nuisance is an interference with the use and enjoyment of land'”]), it can be defended against by laches (see Felsenthal v. Warring (1919) 40 Cal.App. 119, 129 [180 P. 67]). If the lawsuit were considered a claim to abate a public nuisance, concededly, as a general rule, it could not be defended against by either laches or the statute of limitations. (See City of Turlock v. Bristow (1930) 103 Cal.App. 750, 756 [284 P. 962]; Civ. Code, § 3490 [“[n]o lapse of time can legalize a public nuisance, amounting to an actual obstruction of public right”].) Albeit, under certain particular circumstances it has been held that laches may prohibit a public nuisance abatement cause of action where, after a “weighing process,” the court has determined that the “injustice to be avoided was sufficient to counterbalance the effect of the defense upon a public interest.” (City and County of San Francisco v. Pacello (1978) 85 Cal.App.3d 637, 646 [149 Cal.Rptr. 705] [appellate court concluded that under the particular circumstances therein the city and county’s action to abate an alleged public nuisance was barred by laches].)

[*] See footnote, ante, page 223.

[†] Judge of the San Mateo Superior Court, assigned by the Chief Justice pursuant to article VI, section 6 of the California Constitution.

 

Norman v. Rancho Del Lago

Norman v. Rancho Del Lago

(D.Ariz. Aug. 4, 2021, No. 19-CV-00486-TUC-JAS-LCK)
2021 U.S.Dist.LEXIS 146518.

United States District Court, D. Arizona.

September 21, 2021

No. CV 19-486-TUC-JAS (LCK)

Summary by Jillian M Wright, Esq.:

An owner alleged violations of the Federal Fair Housing Act, claiming the association discriminated when it did not allow the owner to install a second driveway to accommodate the owner’s unstable gait. However, the owner’s medical expert opined that a walkway half the size of the driveway, which the association would have allowed, would have sufficed for purposes of an accommodation. The owner’s request to keep the driveway instead of a walkway was because other owners had a second driveway and the owners needed one for their daughter’s vehicle. The court found that the association’s policy did not interfere with the owner’s use and enjoyment of the property and granted association’s motion for summary judgment.
TAKEAWAY: This case reinforces the idea that when an association receives a request for reasonable accommodation it can narrow the inquiry to whether the requested modification or accommodation is necessary to accommodate a disability or just preferred by the requesting party.

***End Summary***

 

Brenda C. Norman, et al., Plaintiffs,
v.
Rancho del Lago Community Association, Defendant.
No. CV 19-486-TUC-JAS (LCK).

ORDER

JAMES A. SOTO, District Judge.

DISCUSSION

Pending before the Court is a Report and Recommendation issued by United States Magistrate Judge Kimmins. The Report and Recommendation recommends granting Defendant’s partial motion for summary judgment. Plaintiffs filed objections to the Report and Recommendation.[1]

As a threshold matter, as to any new evidence, arguments, and issues that were not timely and properly raised before United States Magistrate Judge Kimmins, the Court exercises its discretion to not consider those matters and considers them waived. United States v. Howell, 231 F.3d 615, 621-623 (9th Cir. 2000) (“[A] district court has discretion, but is not required, to consider evidence presented for the first time in a party’s objection to a magistrate judge’s recommendation. . . [I]n making a decision on whether to consider newly offered evidence, the district court must. . . exercise its discretion. . . [I]n providing for a de novo determination rather than de novo hearing, Congress intended to permit whatever reliance a district judge, in the exercise of sound judicial discretion, chose to place on a magistrate judge’s proposed findings and recommendations. . . The magistrate judge system was designed to alleviate the workload of district courts. . . To require a district court to consider evidence not previously presented to the magistrate judge would effectively nullify the magistrate judge’s consideration of the matter and would not help to relieve the workload of the district court. Systemic efficiencies would be frustrated and the magistrate judge’s role reduced to that of a mere dress rehearser if a party were allowed to feint and weave at the initial hearing, and save its knockout punch for the second round. .. Equally important, requiring the district court to hear evidence not previously presented to the magistrate judge might encourage sandbagging. [I]t would be fundamentally unfair to permit a litigant to set its case in motion before the magistrate, wait to see which way the wind was blowing, and—having received an unfavorable recommendation—shift gears before the district judge.”); United States v. Reyna-Tapia, 328 F.3d 1114, 1122 (9th Cir. 2003) (“Finally, it merits re-emphasis that the underlying purpose of the Federal Magistrates Act is to improve the effective administration of justice.”).

Assuming that there has been no waiver, the Court has conducted a de novo review as to Plaintiffs’ objections. See 28 U.S.C. § 636(b)(1)(C) (“Within fourteen days after being served with [the Report and Recommendation], any party may serve and file written objections to such proposed findings and recommendations as provided by rules of court. A judge of the court shall make a de novo determination of those portions of the report or specified proposed findings or recommendations to which objection is made. A judge of the court may accept, reject, or modify, in whole or in part, the findings or recommendations made by the magistrate judge. The judge may also receive further evidence or recommit the matter to the magistrate judge with instructions.”).

In addition to reviewing the Report and Recommendation and any objections and responsive briefing thereto, the Court’s de novo review of the record includes review of the record and authority before United States Magistrate Judge Kimmins which led to the Report and Recommendation in this case.

Upon de novo review of the record and authority herein, the Court finds Plaintiffs’ objections to be without merit, rejects those objections, and adopts United States Magistrate Judge Kimmins’ Report and Recommendation. See, e.g., United States v. Rodriguez, 888 F.2d 519, 522 (7th Cir. 1989) (“Rodriguez is entitled by statute to de novo review of the subject. Under Raddatz [447 U.S. 667 (1980)] the court may provide this on the record compiled by the magistrate. Rodriguez treats adoption of the magistrate’s report as a sign that he has not received his due. Yet we see no reason to infer abdication from adoption. On occasion this court affirms a judgment on the basis of the district court’s opinion. Affirming by adoption does not imply that we have neglected our duties; it means, rather, that after independent review we came to the same conclusions as the district judge for the reasons that judge gave, rendering further explanation otiose. When the district judge, after reviewing the record in the light of the objections to the report, reaches the magistrate’s conclusions for the magistrate’s reasons, it makes sense to adopt the report, sparing everyone another round of paper.”); Bratcher v. Bray-Doyle Independent School Dist. No. 42 of Stephens County, Okl., 8 F.3d 722, 724 (10th Cir. 1993) (“De novo review is statutorily and constitutionally required when written objections to a magistrate’s report are timely filed with the district court. . . The district court’s duty in this regard is satisfied only by considering the actual testimony [or other relevant evidence in the record], and not by merely reviewing the magistrate’s report and recommendations. . . On the other hand, we presume the district court knew of these requirements, so the express references to de novo review in its order must be taken to mean it properly considered the pertinent portions of the record, absent some clear indication otherwise. . . Plaintiff contends. . . the district court’s [terse] order indicates the exercise of less than de novo review. . . [However,] brevity does not warrant look[ing] behind a district court’s express statement that it engaged in a de novo review of the record.”); Murphy v. International Business Machines Corp., 23 F.3d 719, 722 (2nd Cir. 1994) (“We. . . reject Murphy’s procedural challenges to the granting of summary judgment. . . Murphy’s contention that the district judge did not properly consider her objections to the magistrate judge’s report. . . lacks merit. The judge’s brief order mentioned that objections had been made and overruled. We do not construe the brevity of the order as an indication that the objections were not given due consideration, especially in light of the correctness of that report and the evident lack of merit in Murphy’s objections.”); Gonzales-Perez v. Harper, 241 F.3d 633 (8th Cir. 2001) (“When a party timely objects to a magistrate judge’s report and recommendation, the district court is required to make a de novo review of the record related to the objections, which requires more than merely reviewing the report and recommendation. . . This court presumes that the district court properly performs its review and will affirm the district court’s approval of the magistrate’s recommendation absent evidence to the contrary. . . The burden is on the challenger to make a prima facie case that de novo review was not had.”); Brunig v. Clark, 560 F.3d 292, 295 (5th Cir. 2009) (“Brunig also claims that the district court judge did not review the magistrate’s report de novo. . . There is no evidence that the district court did not conduct a de novo review. Without any evidence to the contrary. . . we will not assume that the district court did not conduct the proper review.”).[2]

CONCLUSION

Accordingly, IT IS HEREBY ORDERED as follows:

(1) United States Magistrate Judge Kimmins’ Report and Recommendation (Doc. 67) is accepted and adopted in its entirety.
(2) Plaintiffs’ objections are rejected.
(3) Defendant’s partial motion for summary judgment (Doc. 58) is granted.
(4) This case is referred back to United States Magistrate Judge Kimmins for remaining proceedings.

[1] Unless otherwise noted by the Court, internal quotes and citations have been omitted when citing authority throughout this Order.

[2] See also Pinkston v. Madry, 440 F.3d 879, 893-894 (7th Cir. 2006) (the district court’s assurance, in a written order, that the court has complied with the de novo review requirements of the statute in reviewing the magistrate judge’s proposed findings and recommendation is sufficient, in all but the most extraordinary of cases, to resist assault on appeal; emphasizing that “[i]t is clear that Pinkston’s argument in this regard is nothing more than a collateral attack on the magistrate’s reasoning, masquerading as an assault on the district court’s entirely acceptable decision to adopt the magistrate’s opinion. . .”); Garcia v. City of Albuquerque, 232 F.3d 760 (10th Cir. 2000) (“The district court’s order is terse. . . However, neither 28 U.S.C. § 636(b)(1) nor Fed.R.Civ.P. 72(b) requires the district court to make any specific findings; the district court must merely conduct a de novo review of the record. . . It is common practice among district judges. . . to [issue a terse order stating that it conducted a de novo review as to objections]. . . and adopt the magistrate judges’ recommended dispositions when they find that magistrate judges have dealt with the issues fully and accurately and that they could add little of value to that analysis. We cannot interpret the district court’s [terse] statement as establishing that it failed to perform the required de novo review. . . We hold that although the district court’s decision is terse, this is insufficient to demonstrate that the court failed to review the magistrate’s recommendation de novo.”); Goffman v. Gross, 59 F.3d 668, 671 (7th Cir. 1995) (“The district court is required to conduct a de novo determination of those portions of the magistrate judge’s report and recommendations to which objections have been filed. But this de novo determination is not the same as a de novo hearing. . . [I]f following a review of the record the district court is satisfied with the magistrate judge’s findings and recommendations it may in its discretion treat those findings and recommendations as its own.”).

 

Enforcement of Short-term Rental Bans: Brown v. Montage at Mission Hills

 

By Jillian M. Wright, Esq.

Enforcement of short-term rental bans for common interest developments (“CID”) just got more complicated thanks to a recent California Court of Appeals decision.

In the recent case of Brown v. Montage at Mission Hills, Inc. (2021) 68 Cal.App.5th 124, the California Court of Appeal, Fourth District found that a CID cannot require a rental to be for a minimum term for homeowners who owned prior to the CID adopting that requirement pursuant to Civil Code section 4740. In this case, Brown purchased a unit for the express purpose of renting it out as a short-term rental. Montage at Mission Hills later adopted a 30-day minimum rental period. Brown sued on the basis that she was exempt from that requirement because Civil Code section 4740 provides that homeowners are not subject to governing document provisions that “prohibit[ ] the rental or leasing of any of the separate interests … unless that governing document, or amendment thereto, was effective prior to the date the owner acquired title to their separate interest.”

The appellate court sided with Brown and found that minimum rental terms are rental prohibitions and not rental restrictions. Therefore, a short-term rental ban would not apply to homeowners who purchased prior to the ban’s adoption. The appellate court noted that “[t]he legislative history indicates that the Legislature’s intention was to ensure that owners maintained all rental and leasing rights they had at the time of purchase.”

What does this mean for your association?

If you have a minimum rental term in your governing documents it may not be enforceable against all homeowners, depending on the language of the provision and when it was adopted. If you have questions about the enforceability of your association’s minimum rental term, please contact us or your association’s legal counsel for further guidance.

Schrage v. Schrage

Schrage v. Schrage

No. B298119, 2021 Cal. App. LEXIS 780 (Ct. App. Sep. 2, 2021).

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

September 2, 2021

No. B298119

Summary by Jillian M. Wright, Esq.:

A plaintiff shareholder sued to dissolve several LLCs and close corporations. The court held the shareholder lacked standing to bring a cause of action for breach of fiduciary duty because the shareholder did not allege a derivative cause of action on behalf of the corporation.

TAKEAWAY: An individual corporate shareholder may not bring an action for indirect personal losses (that is, devaluation of his interest in the entity) sustained as a result of overall harm to the corporate entity. It is the corporate entity that must bring suit. If the corporate entity refuses to do so after an appropriate demand to do so from a shareholder, the shareholder may bring a suit to recover damage to the corporation (a “derivative action”) but the recovery in such case belongs to the corporation, not to the shareholder.

***End Summary***

69 Cal.App.5th 126 (2021)

LEONARD SCHRAGE, Plaintiff and Respondent,
v.
MICHAEL SCHRAGE et al., Defendants and Appellants.

APPEAL from orders and a judgment of the Superior Court of Los Angeles County, Super. Ct. No. BC579623, Yvette M. Palazuelos and Daniel J. Buckley, Judges. Affirmed as modified in part and reversed in part.

Randall S. Waier for Defendants and Appellants.

Manatt, Phelps & Phillips, Benjamin G. Shatz, Kishan H. Barot; Markun Zusman Freniere Compton and Steven M. Goldberg for Plaintiff and Respondent.

131*131 OPINION
SEGAL, J.—

INTRODUCTION
Michael and Joseph Schrage appeal from the judgment and several orders entered in an action filed by their brother, Leonard Schrage, for involuntary dissolution of the family business and breach of fiduciary duty. After Michael and Joseph invoked their statutory right under the Corporations Code to buy Leonard’s interests in the business pursuant to a court-ordered appraisal, the 132*132 parties stipulated to add five limited liability companies to the eight limited liability companies, five corporations, and one limited partnership that were already subject to the appraisal and buyout proceeding. The trial court confirmed a valuation of Leonard’s interests determined by appraisers and a court-appointed referee. The court also issued an alternative decree ordering that Michael and Joseph had to pay the appraised amount by a certain date and that, if they did not, the entities would be wound up and dissolved. Michael and Joseph appealed from that order, but voluntarily dismissed the appeal. They did not pay the buyout amount, and the court proceeded to wind up and dissolve the family business, including the five additional limited liability companies.

Meanwhile, Leonard proceeded on his cause of action for breach of fiduciary duty against Michael and Joseph. Following a court trial, the court found in favor of Leonard on that cause of action, awarded Leonard compensatory and punitive damages, and entered judgment in favor of Leonard and against Michael and Joseph. The court also denied various postjudgment motions.

Michael and Joseph argue the alternative decree to wind up and dissolve the family business and the “follow-up judgments and orders” are void as a matter of law because the trial court lacked jurisdiction to dissolve the five limited liability companies the parties stipulated to include in the appraisal and buyout proceeding. We reject this argument because the trial court had fundamental jurisdiction and Michael and Joseph are estopped from collaterally attacking the alternative decree. Michael and Joseph also argue Leonard lacked standing to assert his cause of action for breach of fiduciary duty. We agree with this argument because Leonard’s cause of action was derivative, not individual. Therefore, we affirm the order of dissolution (with a modification), reverse the award of damages for breach of fiduciary duty, and dismiss the appeals from nonappealable orders.

FACTUAL AND PROCEDURAL BACKGROUND
A. Leonard Sues His Brothers To Dissolve the Family Business and for Breach of Fiduciary Duty
We pick up with the story in this (the parties’ third) appeal where we left off following Michael and Joseph’s appeal from an order awarding Leonard fees and expenses he incurred in a court-ordered appraisal under Corporations Code section 1800.[1] (See Schrage v. Schrage (Aug. 19, 2020, B288478) [nonpub. opn.] (Schrage I); see also Schrage v. Schrage (May 14, 2021, 133*133 B307539) [nonpub. opn.] (Schrage II).) But first we repeat some of the basic facts of the case summarized in Schrage I.

Leonard, Michael, and Joseph each owned a one-third interest in the Sage Automotive Group, a family-owned car dealership business founded by their father. In April 2015 Leonard filed this action against Michael, Joseph, and 14 corporate entities in the Sage Automotive Group to dissolve and wind up those entities. Leonard alleged Michael and Joseph engaged in a pattern of self-dealing and mismanaged the business by, among other things, misappropriating company assets to fund a separately owned car dealership and to pay for lavish personal expenses, making business decisions without Leonard’s consent, and denying Leonard access to corporate books and records. Leonard sought to dissolve five corporations under section 1800, eight limited liability companies under section 17707.03, and one limited partnership under section 15908.02. Leonard also sought compensatory and punitive damages against Michael and Joseph for breach of fiduciary duty. (Schrage I, supra, B288478.)

In June 2016 Michael and Joseph filed a motion under sections 2000, 15908.02, and 17707.03 (collectively, the buyout statutes) to stay the dissolution causes of action and determine the value of Leonard’s interest in the entity defendants. On August 23, 2016 the trial court stayed Leonard’s three dissolution causes of action (one for each legal form of business entity) to allow Michael and Joseph to proceed on their election to purchase Leonard’s interests in the business. The court did not stay Leonard’s breach of fiduciary duty cause of action or Michael and Joseph’s causes of action in their cross-complaint for breach of fiduciary duty, conversion, and recording confidential communications in violation of Penal Code sections 630 and 632. (Schrage I, supra, B288478.) The trial court also denied Michael and Joseph’s motion for judgment on the pleadings on Leonard’s cause of action for breach of fiduciary duty, ruling Leonard had alleged an individual cause of action against his brothers, not a derivative cause of action on behalf of the entities in the Sage Automotive Group.

On September 19, 2016 the parties entered into a stipulation, approved by the court, to appoint Retired Judge Louis M. Meisinger as the referee to oversee and adjudicate all aspects of the appraisal process, including selecting the appraisers, determining the buyout price, and setting a deadline for Michael and Joseph to pay the buyout price. The order stated that “Judge Meisinger’s determinations in this regard will be final, and all parties expressly waive any right to contest, challenge, or object to such rulings ….”

The parties entered into another stipulated order on January 5, 2017 to govern the appraisal and buyout proceeding. That order provided, among 134*134 other things, the appraisal and buyout process would include the 14 entity defendants named in the first amended complaint, plus five additional limited liability companies (collectively, the buyout entities). The five limited liability companies that were not named defendants in any of the three causes of action for involuntary dissolution, but that were subject to the appraisal and buyout process by stipulation, were UCNP 3, UCNP 4, UCNP 5, UCNP 6, and UCNP 8 (collectively, the UCNP entities). To allow the appraisers to value each entity, the order required the parties to give the appraisers a variety of information, including organizational agreements, historical and projected financial data, and real estate holdings. The stipulation provided that, after the appraisers submitted their written reports to the parties and Judge Meisinger, the parties would meet and confer to try to reach agreement on the valuation assigned to each entity and the overall value of Leonard’s one-third interest in the buyout entities, “which shall constitute the buy-out price to be paid by Michael and Joseph to Leonard.” If the parties were unable to agree on a buyout price, Judge Meisinger would set the price following a hearing.

On July 25, 2017, following a contested appraisal process, Judge Meisinger submitted a recommendation and proposed order confirming the value of Leonard’s interests in the buyout entities was $40,237,000 and stating that, if Michael and Joseph did not pay Leonard that amount by September 11, 2017, the buyout entities (including the UCNP entities) would be wound up and dissolved. Judge Meisinger’s recommendation also stated that, under the September 19, 2016 stipulation and order, his findings were “`final’ and `all parties expressly waive any right to contest, challenge, or object to such rulings before'” the court. On July 28, 2017 the trial court approved the referee’s recommendation and entered it as the court’s order and alternative decree.

Michael and Joseph did not pay Leonard by September 11, 2017, but they did file a notice of appeal from the July 28, 2017 order and alternative decree. Michael and Joseph subsequently filed requests to dismiss that appeal, and on May 31, 2018 this court granted those requests and dismissed the appeal.[2] Meanwhile, on September 27, 2017 the trial court appointed a receiver to wind up and dissolve the buyout entities. In Schrage I we modified and affirmed an order granting Leonard’s motion for attorneys’ fees and other expenses incurred in the appraisal process and in obtaining certain injunctive relief during that process. (Schrage I, supra, B288478.)

135*135 B. The Trial Court Enters a Net Judgment of Approximately $31 Million in Favor of Leonard and Against Michael and Joseph
A bifurcated court trial began in April 2018 on Leonard’s cause of action for breach of fiduciary duty and on Michael and Joseph’s cross-complaint. Following almost two months of testimony, the court on October 12, 2018 issued a tentative decision finding Michael and Joseph breached their fiduciary duties to Leonard, awarding Leonard compensatory damages offset by an amount for Leonard’s unclean hands, finding Michael and Joseph acted with malice, oppression, and fraud, and ruling against Michael and Joseph on their cross-complaint. The court began the punitive damages phase of the trial on November 26, 2018.

On March 12, 2019 the court entered judgment in favor of Leonard and against Michael and Joseph in the amount of approximately $31 million. The judgment consisted of $962,903.13 on the first, second, and third causes of action for involuntary dissolution,[3] $24,418,473 in compensatory damages on Leonard’s cause of action for breach of fiduciary duty offset by $3,506,412 for Leonard’s unclean hands, and punitive damages of $5 million against Michael and $5 million against Joseph.

Michael and Joseph filed motions to vacate and amend the judgment and for a new trial. Michael and Joseph argued the trial court lacked subject matter jurisdiction and personal jurisdiction over the UCNP entities for the July 28, 2017 alternative decree and the September 27, 2017 order appointing a receiver to wind up and dissolve the buyout entities, which made those orders void as a matter of law; the “one judgment rule” and claim preclusion (which they referred to as res judicata) barred Leonard’s cause of action for breach of fiduciary duty because the appraisal and buyout process should have included the value of that cause of action; the trial court erred in awarding compensatory and punitive damages on Leonard’s cause of action for breach of fiduciary duty; and Michael and Joseph’s affirmative defense of unclean hands precluded any recovery by Leonard on his cause of action for breach of fiduciary duty.

The trial judge was unavailable to hear Michael’s and Joseph’s postjudgment motions, and another judge heard them. Following a hearing, the court 136*136 denied the motions, and Michael and Joseph timely appealed from the judgment and the postjudgment orders.[4]

DISCUSSION
Michael and Joseph argue the alternative decree and subsequent orders and judgment are void as a matter of law because the trial court lacked jurisdiction to order the appraisal and dissolution of the UCNP entities; Leonard lacked standing to assert his cause of action for breach of fiduciary duty because his claims were derivative, not individual; the trial court exceeded its jurisdiction by failing in the appraisal and buyout process to assess the economic impact of the cause of action for breach of fiduciary duty; the election of remedies doctrine, the “one judgment rule,” and claim preclusion barred Leonard’s cause of action for breach of fiduciary duty; the trial court erred in awarding compensatory and punitive damages for Leonard’s cause of action for breach of fiduciary duty; and Michael and Joseph’s affirmative defense of unclean hands precluded any recovery by Leonard for his cause of action for breach of fiduciary duty. We conclude the standing argument has merit, the jurisdictional argument does not, and we do not reach the other issues.

A. The Buyout Statutes
As we explained in Schrage I, the “statutory buyout provisions of the Corporations Code provide a defendant in an involuntary dissolution action with a mechanism for avoiding dissolution by purchasing the plaintiff’s shares or other interests. [Citations.] Section 2000, subdivision (a), which applies to corporations, states that, `[i]n any suit for involuntary dissolution,… the corporation or, if it does not elect to purchase, the holders of 50 percent or more of the voting power of the corporation (the “purchasing parties”) may avoid the dissolution of the corporation and the appointment of any receiver by purchasing for cash the shares owned by the plaintiffs or by the shareholders so initiating the proceeding (the “moving parties”) at their fair value.’ If the parties are unable to agree on the fair value of the shares, and the purchasing parties post a bond with sufficient security to pay the moving parties’ estimated reasonable expenses, `the court upon application of the purchasing parties … shall stay the winding up and dissolution proceeding and shall proceed to ascertain and fix the fair value of the shares owned by the moving parties.'” (Schrage I, supra, B288478.)

“Section 2000, subdivision (c), prescribes the procedure for determining the fair value of the shares and the relief available to the moving parties if the 137*137 shares are not purchased. That provision states in relevant part: `The court shall appoint three disinterested appraisers to appraise the fair value of the shares owned by the moving parties, and shall make an order referring the matter to the appraisers so appointed for the purpose of ascertaining the value…. The award of the appraisers or of a majority of them, when confirmed by the court, shall be final and conclusive upon all parties. The court shall enter a decree, which shall provide in the alternative for winding up and dissolution of the corporation unless payment is made for the shares within the time specified by the decree.’ Sections 17707.03 and 15908.02 contain substantively identical buyout provisions for limited liability companies and limited partnerships, respectively.” (Schrage I, supra, B288478.)

“The statutory buyout procedure is `a special proceeding’ that, `once initiated, “supplants” a cause of action for involuntary dissolution.’ [Citations.] `In such a proceeding, [the] purchasing parties aspire to buy out the moving party, with minimal expenditure of time and money that would otherwise be spent in litigation, in order to preserve the corporation. If they … cannot pay the purchase price, or decide not to do so, then both sides must walk away, receiving pro rata the proceeds resulting from dissolution of the corporation. On the other hand, if the purchasing parties tender the amount determined by the court, the moving party cannot reject the share price as being too low.’ [Citation.] The buyout procedure `does not determine whether the corporation should be dissolved, but instead, provides the plaintiff and defendant with a statutory remedy without [a] trial’ on the merits.” (Schrage I, supra, B288478; see Ontiveros v. Constable (2018) 27 Cal.App.5th 259, 277 [237 Cal.Rptr.3d 892] [“A value of the corporation’s stock is determined and then the defendant has a period by which it is to pay the plaintiff for its stock. If the defendant does not do so, a judicial decree will dissolve the corporation.”].)

B. Michael and Joseph Cannot Collaterally Attack the Alternative Decree
Michael and Joseph contend the alternative decree and “confirming judgments and orders” are void and unenforceable because the trial court lacked subject matter jurisdiction to order the appraisal and buyout of the five UCNP entities.[5] The alternative decree, however, was an appealable order. (See § 2000, subd. (c); Cotton v. Expo Power Systems, Inc. (2009) 170 Cal.App.4th 1371, 1376 [89 Cal.Rptr.3d 112]; Dickson v. Rehmke (2008) 164 Cal.App.4th 469, 476 [78 Cal.Rptr.3d 874].) Michael and Joseph had an 138*138 opportunity to challenge that order in their appeal from the alternative decree, but they dismissed the appeal, making that order final. (See Code Civ. Proc., § 913; Estate of Sapp (2019) 36 Cal.App.5th 86, 100 [248 Cal.Rptr.3d 244]; Patchett v. Bergamot Station, Ltd. (2006) 143 Cal.App.4th 1390, 1396 [49 Cal.Rptr.3d 941]; Schrage I, supra, B288478.) Nevertheless, Michael and Joseph can challenge it in this appeal if it is a void order, because a party may collaterally attack a void judgment or order at any time. (Falahati v. Kondo (2005) 127 Cal.App.4th 823, 830, fn. 9 [26 Cal.Rptr.3d 104]; accord, Deutsche Bank National Trust Co. v. Pyle (2017) 13 Cal.App.5th 513, 526-527 [220 Cal.Rptr.3d 691]; see Code Civ. Proc., § 473, subd. (d) [“[t]he court … may, on motion of either party after notice to the other party, set aside any void judgment or order”].)

A judgment or order that is not void but “merely” voidable, however, is generally not subject to collateral attack. (See People v. American Contractors Indemnity Co. (2004) 33 Cal.4th 653, 661 [16 Cal.Rptr.3d 76, 93 P.3d 1020] (American Contractors); Adoption of Myah M. (2011) 201 Cal.App.4th 1518, 1531 [135 Cal.Rptr.3d 636].) “When a court has fundamental jurisdiction, but acts in excess of its jurisdiction, its act or judgment is merely voidable. [Citations.] That is, its act or judgment is valid until it is set aside, and a party may be precluded from setting it aside by `principles of estoppel, disfavor of collateral attack or res judicata.’ [Citation.] Errors which are merely in excess of jurisdiction should be challenged directly, for example by motion to vacate the judgment, or on appeal, and are generally not subject to collateral attack once the judgment is final unless `unusual circumstances were present which prevented an earlier and more appropriate attack.'” (American Contractors, at p. 661; see Adoption of Myah M., at p. 1531 [“A claim that does not concern the trial court’s fundamental subject matter jurisdiction is waived if not timely asserted.”].) We review de novo the trial court’s ruling that neither the alternative decree nor the judgment is void for lack of subject matter jurisdiction. (See Mack v. All Counties Trustee Services, Inc. (2018) 26 Cal.App.5th 935, 940 [237 Cal.Rptr.3d 568]; Talley v. Valuation Counselors Group, Inc. (2010) 191 Cal.App.4th 132, 146 [119 Cal.Rptr.3d 300].)

1. Michael and Joseph Cannot Collaterally Attack the Alternative Decree as a Void Order Because the Trial Court Had Fundamental Jurisdiction To Adjudicate the Buyout Proceeding
a. Applicable Law
“A judgment or order is void when there is an absence of fundamental jurisdiction. However, an act in excess of jurisdiction simply renders an order of judgment voidable. `Lack of jurisdiction in its most fundamental or 139*139 strict sense means an entire absence of … authority over the subject matter or the parties…. [Citation.]’ In contrast, a court acts in excess of jurisdiction in the broader sense `where, though the court has jurisdiction over the subject matter and the parties in the fundamental sense, it has no “jurisdiction” (or power) to act except in a particular manner, or to give certain kinds of relief, or to act without the occurrence of certain procedural prerequisites.’ [Citation.] `Action “in excess of jurisdiction” by a court that has jurisdiction in the “fundamental sense” … is not void, but only voidable.'” (Adoption of Myah M., supra, 201 Cal.App.4th at p. 1531; see In re Marriage of Goddard (2004) 33 Cal.4th 49, 56 [14 Cal.Rptr.3d 50, 90 P.3d 1209] [“A court can lack fundamental authority over the subject matter, question presented, or party, making its judgment void, or it can merely act in excess of its jurisdiction or defined power, rendering the judgment voidable.”]; see also American Contractors, supra, 33 Cal.4th at pp. 660-661; People v. The North River Ins. Co. (2020) 58 Cal.App.5th 300, 311-313 [272 Cal.Rptr.3d 370]; Torjesen v. Mansdorf (2016) 1 Cal.App.5th 111, 117 [204 Cal.Rptr.3d 325] (Torjesen).)

“Subject matter jurisdiction … is the power of the court over a cause of action or to act in a particular way.” (Greener v. Workers’ Comp. Appeals Bd. (1993) 6 Cal.4th 1028, 1035 [25 Cal.Rptr.2d 539, 863 P.2d 784]; see People v. Superior Court (Mitchell) (2010) 184 Cal.App.4th 451, 458 [109 Cal.Rptr.3d 207].) “[L]ack of subject matter jurisdiction means the entire absence of power to hear or determine a case; i.e., an absence of authority over the subject matter.” (Guardianship of Ariana K. (2004) 120 Cal.App.4th 690, 701 [15 Cal.Rptr.3d 817]; see Abelleira v. District Court of Appeal (1941) 17 Cal.2d 280, 288 [109 P.2d 942] (Abelleira) [“A court has no jurisdiction to hear or determine a case where the type of proceeding or the amount in controversy is beyond the jurisdiction defined for that particular court by statute or constitutional provision.”]; 2 Witkin, Cal. Procedure (2020) Jurisdiction, § 44 [“A court without authority to try actions of the type or class to which the action belongs is `not competent,’ i.e., it has no jurisdiction of the subject matter.”].)

“Subject matter jurisdiction is conferred by constitutional or statutory law.” (Guardianship of Ariana K., supra, 120 Cal.App.4th at p. 701.) In general, article VI, section 10 of the California Constitution confers broad authority on the superior courts. (Donaldson v. National Marine, Inc. (2005) 35 Cal.4th 503, 512 [25 Cal.Rptr.3d 584, 107 P.3d 254]; see Cal. Const., art. VI, § 10 [except as otherwise provided, “[s]uperior courts have original jurisdiction in all other causes”]; see also Code Civ. Proc., § 410.10 [a “court of this state may exercise jurisdiction on any basis not inconsistent with the Constitution of this state or of the United States”].) “A court does not necessarily act without subject matter jurisdiction merely by issuing a judgment going beyond the sphere of action prescribed by law. `Speaking generally, any acts which exceed the defined power of a court in any instance, 140*140 whether that power be defined by constitutional provision, express statutory declaration, or rules developed by the courts and followed under the doctrine of stare decisis, are in excess of jurisdiction.'” (Pajaro Valley Water Management Agency v. McGrath (2005) 128 Cal.App.4th 1093, 1101 [27 Cal.Rptr.3d 741]; see American Contractors, supra, 33 Cal.4th at p. 661 [“`”[W]hen a statute authorizes [a] prescribed procedure, and the court acts contrary to the authority thus conferred, it has exceeded its jurisdiction.”‘”].)

b. The Buyout Statutes Conferred Subject Matter Jurisdiction for the Buyout Proceeding
Michael and Joseph do not argue the trial court lacked subject matter jurisdiction over Leonard’s causes of action for involuntary dissolution. Nor do they contend the court lacked subject matter jurisdiction to adjudicate the appraisal and buyout proceeding for the 14 entity defendants Leonard named in those causes of action or to dissolve them. They argue only that the “addition of the UCNP entities in the buyout proceedings, when they were not the subjects of a pending judicial dissolution cause of action, rendered the alternative decree, and ensuing judgments and orders,” void.[6]

To determine whether an error is jurisdictional in a fundamental sense, courts “look first to the language of the statute.” (American Contractors, supra, 33 Cal.4th at p. 661; see In re Marriage of Goddard, supra, 33 Cal.4th at p. 54; People v. The North River Ins. Co., supra, 58 Cal.App.5th at p. 313.) For example, in American Contractors the Supreme Court considered whether the trial court lacked fundamental jurisdiction when it declared a bond forfeited without complying with two “jurisdictional prerequisites” in Pen. Code, §§ 1305 and 1306. (See generally People v. Safety 141*141 National Casualty Corp. (2016) 62 Cal.4th 703, 710 [199 Cal.Rptr.3d 272, 366 P.3d 57] [describing the jurisdictional prerequisites of Pen. Code, §§ 1305 and 1306].) The Supreme Court observed that neither statute declared the surety released or the bond exonerated if the court failed to comply with those prerequisites under the circumstances in that case. (American Contractors, at p. 661.) “Based on what sections 1305 and 1306 said and did not say, the Supreme Court [in American Contractors] concluded the failure `to follow the procedural requirements to enter judgment properly did not affect the court’s statutory control and jurisdiction over the bond.’ [Citation.] Accordingly, the court held the trial `court’s failure to comply with section 1306 … “does not effect a fundamental loss of jurisdiction, i.e., `an entire absence of power to hear or determine the case, an absence of authority over the subject matter of the parties.'”‘” (People v. The North River Ins. Co., at p. 314, quoting American Contractors, at pp. 662-663.)

The buyout statutes established the court’s subject matter jurisdiction to conduct and adjudicate the buyout proceeding and to dissolve the entities subject to that proceeding. As discussed, the relevant language of section 2000 states: “In any suit for involuntary dissolution, … the holders of 50 percent or more of the voting power of the corporation (the `purchasing parties’) may avoid the dissolution of the corporation and the appointment of any receiver by purchasing for cash the shares owned by the plaintiffs … (the `moving parties’) at their fair value. [T]he court upon application of the purchasing parties, … in the pending action …, shall stay the winding up and dissolution proceeding and shall proceed to ascertain and fix the fair value of the shares owned by the moving parties. The court shall enter a decree, which shall provide in the alternative for winding up and dissolution of the corporation unless payment is made for the shares within the time specified by the decree. If the purchasing parties do not make payment for the shares within the time specified, judgment shall be entered against them and the surety or sureties on the bond for the amount of the expenses (including attorneys’ fees) of the moving parties.” (§ 2000, subds. (a)-(c), italics added; see §§ 15908.02, 17707.03.) Thus, if the purchasing parties follow through on buying out the minority shareholder (or member or partner), the buyout proceeding successfully avoids litigation and the dissolution of the corporation. But if the purchasing parties are unable or unwilling to buy out the minority shareholder, the entity subject to the proceeding is wound up and dissolved.

In compliance with the buyout statutes, the trial court on August 23, 2016 granted Michael and Joseph’s motion to stay Leonard’s involuntary dissolution causes of action, thereby establishing subject matter jurisdiction for the buyout proceeding. The court still had subject matter jurisdiction over the proceeding on January 5, 2017, when Michael, Joseph, and Leonard stipulated to include the UCNP entities in the proceeding. And the court had 142*142 subject matter jurisdiction on July 28, 2017, when it issued the alternative decree providing that the entity defendants and the UCNP entities would be wound up and dissolved if Michael and Joseph did not pay Leonard by September 11, 2017.

The buyout statutes do not address circumstances where, as here, the owners of an entity all agree to submit that entity (or, here, several entities) to an existing buyout proceeding over which the trial court undoubtedly had authority. But considering the statutes’ silence on this issue, the broad authority conferred on superior courts (including the power to dissolve companies organized under the laws of California), and cases holding that neither the addition of nonparties to an action nor the violation of certain statutory requirements (even where “jurisdictional”) divests a court of its subject matter jurisdiction, we conclude the addition of the UCNP entities to the existing buyout proceeding did not undermine the court’s “inherent authority to deal with the case or matter before it.” (Law Offices of Ian Herzog v. Law Offices of Joseph M. Fredrics (1998) 61 Cal.App.4th 672, 680 [71 Cal.Rptr.2d 771]; see American Contractors, supra, 33 Cal.4th at p. 661; Abelleira, supra, 17 Cal.2d at p. 288; Conservatorship of O’Connor (1996) 48 Cal.App.4th 1076, 1087-1088 [56 Cal.Rptr.2d 386].)

For example, in Serrano v. Stefan Merli Plastering Co., Inc. (2008) 162 Cal.App.4th 1014 [76 Cal.Rptr.3d 559] the court held the trial court adjudicating a personal injury action had subject matter jurisdiction to adjudicate a fee dispute between the plaintiff and a nonparty court reporting company. Even though the dispute “was not within the scope of the pleadings and pertained to a third party” (id. at p. 1028), the matter involved a right created by California discovery statutes and the court’s authority to control the conduct of its ministerial officers, and the dispute was “typical of those commonly adjudicated in California courts” (id. at p. 1030). Similarly, in Lovett v. Carrasco (1998) 63 Cal.App.4th 48 [73 Cal.Rptr.2d 496] the court held the trial court had subject matter jurisdiction to adjudicate third parties’ medical lien claims in an underlying personal injury action. (Id. at p. 54.) The court in Lovett stated that “adjudication of claimants’ medical lien claims is clearly within the general subject matter jurisdiction of the superior court.” (Ibid.) Thus, the “jurisdictional issue [was] whether the court acted in excess of its jurisdiction by adjudicating the liens in the [underlying] action,” not whether the court had fundamental jurisdiction. (Ibid.; see Law Offices of Stanley J. Bell v. Shine, Browne & Diamond (1995) 36 Cal.App.4th 1011, 1021-1023 [43 Cal.Rptr.2d 717] [trial court in an underlying personal injury action had subject matter jurisdiction to issue an order denying a claim under an attorney’s lien, even though contractual liens generally are enforced in an independent action by the attorney against the client].)

143*143 Nor did the fact the trial court arguably acted contrary to the authority conferred by the buyout statutes divest the court of subject matter jurisdiction. In Torjesen the plaintiff judgment creditor filed a petition under the Enforcement of Judgments Law (Code Civ. Proc., § 680.010 et seq.) to invalidate a third party claim on a deceased judgment debtor’s property. (Torjesen, supra, 1 Cal.App.5th at p. 113.) The Enforcement of Judgments Law, however, provides that, “[a]fter the death of the judgment debtor, enforcement of a judgment against property in the judgment debtor’s estate is governed by the Probate Code, and not by this title.” (Code Civ. Proc., § 686.020.) The trial court nevertheless granted the judgment creditor’s petition under the wrong statute. (Torjesen, at p. 113.) The third party claimant did not appeal from that ruling, but two years later filed a motion to vacate the order, arguing the trial court did not have jurisdiction to proceed under the Enforcement of Judgments Law. (Torjesen, at p. 113) The court in Torjesen rejected that argument: “Without question, the superior court has jurisdiction over disputes related to the enforcement of judgments and the validity of claims to property that has been levied upon. [Citations.] The statutory scheme does not deprive the superior court of jurisdiction over these matters. It simply limits the manner in which a judgment creditor may enforce a judgment against a deceased judgment debtor’s property.” (Id. at p. 118.) The court in Torjesen agreed that the superior court erred in allowing the judgment creditor to proceed under the Enforcement of Judgments Law, but the court held “that error was an act in excess of jurisdiction” rendering the order voidable, not void for lack of subject matter jurisdiction. (Torjesen, at p. 118; see Barquis v. Merchants Collection Assn. (1972) 7 Cal.3d 94, 97-98, 99 [101 Cal.Rptr. 745, 496 P.2d 817] [default judgments erroneously entered in favor of a collection agency that knowingly filed “statutorily inadequate complaints” in the wrong counties were not void for lack of “`jurisdiction’ in the fundamental sense”]; Law Offices of Ian Herzog v. Law Offices of Joseph M. Fredrics, supra, 61 Cal.App.4th at p. 680 [order compelling arbitration in the absence of an arbitration agreement, in violation of Code Civ. Proc., § 1281, was only an act in excess of jurisdiction]; In re Marriage of Hinman (1992) 6 Cal.App.4th 711, 718 [8 Cal.Rptr.2d 245] [“while the court’s award [granting joint custody to a nonbiological parent] may have been beyond its statutory authority, the court did not lack jurisdiction in the fundamental sense”].)

Thus, even if the trial court erred by including the five UCNP entities in the appraisal and buyout proceeding, the trial court undoubtedly had subject matter jurisdiction over the proceeding. Michael and Joseph do not contest the court’s jurisdiction to hear and determine the case with regard to the 14 entity defendants. Neither the voluntary addition of the five UCNP entities to the buyout proceeding nor the trial court’s purported error in issuing the alternative decree over entities that were not parties to the involuntary 144*144 dissolution causes of action disturbed or eliminated the court’s subject matter jurisdiction. At most, the alternative decree was an act in excess of the statutory authority conferred by the buyout statutes. (See Barquis v. Merchants Collection Assn., supra, 7 Cal.3d at p. 99; People v. The North River Ins. Co., supra, 58 Cal.App.5th at p. 314.)

The cases cited by Michael and Joseph do not hold otherwise. In general, those cases stand for the proposition that the court’s power to conduct a special proceeding under the buyout statutes depends on the existence of a cause of action for involuntary dissolution. (See Boschetti v. Pacific Bay Investments, Inc. (2019) 32 Cal.App.5th 1059, 1066 [244 Cal.Rptr.3d 480] [“`the right of buyout under section 15908.02 is dependent upon a cause of action for judicial dissolution'”]; Ontiveros v. Constable, supra, 27 Cal.App.5th at p. 271 [“a party’s right under section 2000 depends entirely on the existence of a cause of action for involuntary dissolution of a corporation”]; Kennedy v. Kennedy (2015) 235 Cal.App.4th 1474, 1481 [186 Cal.Rptr.3d 198] [“[u]pon dismissal of [a] dissolution cause of action, there is no dissolution to avoid and, thus, no right to buy out plaintiff’s interests” under section 2000]; Panakosta Partners, LP v. Hammer Lane Management, LLC (2011) 199 Cal.App.4th 612, 635 [131 Cal.Rptr.3d 835] [“[w]ithout a pending judicial dissolution action, the trial court was without jurisdiction to allow the buyout petition to proceed”]; Dabney v. Dabney (2002) 104 Cal.App.4th 379, 383 [127 Cal.Rptr.2d 917] [“no court has inherent authority to decide a matter for which there is no legally recognized cause of action”]; Housing Group v. United Nat. Ins. Co. (2001) 90 Cal.App.4th 1106, 1107-1108 [109 Cal.Rptr.2d 497] [pending litigation is required before parties may stipulate to the appointment of a judicial referee or temporary judge to secure a settlement enforceable by the court].) Unlike those cases, here there were causes of action for involuntary dissolution pending at the time Michael and Joseph moved to stay them and initiate the buyout proceeding and at the time Michael, Joseph, and Leonard agreed to add the five UCNP entities to the pending proceeding.

Michael and Joseph also argue the trial court could not have subject matter jurisdiction unless Leonard added the UCNP entities as defendants to a pending cause of action. But third parties may appear and be bound by a judgment without being named in a complaint. (See People ex rel. Becerra v. Superior Court (2018) 29 Cal.App.5th 486, 493 [240 Cal.Rptr.3d 250]; Fireman’s Fund Ins. Co. v. Sparks Construction, Inc. (2004) 114 Cal.App.4th 1135, 1145-1147 [8 Cal.Rptr.3d 446]; In re Marriage of Williams (1985) 163 Cal.App.3d 753, 759-760 [209 Cal.Rptr. 827].) As stated, Michael and Joseph do not argue the trial court lacked personal jurisdiction over the five UCNP entities, and in any event the UCNP entities’ participation in the appraisal and buyout proceeding without objection (to this day) acknowledged the authority of the court in that proceeding. (See Rockefeller 145*145 Technology Investments (Asia) VII v. Changzhou SinoType Technology Co., Ltd. (2020) 9 Cal.5th 125, 139 [260 Cal.Rptr.3d 442, 460 P.3d 764] [“`a party may voluntarily submit himself to the jurisdiction of the court, or may, by failing to seasonably object thereto, waive his right to question jurisdiction over him'”]; Becerra, at p. 493 [“a person can become a party to an action, even if not named in the complaint, by appearing and participating without any objection by the other parties”]; Thomson v. Anderson (2003) 113 Cal.App.4th 258, 266 [6 Cal.Rptr.3d 262] [“`[b]ecause the personal jurisdiction requirement is a waivable right, there are a “variety of legal arrangements” by which a litigant may give “express or implied consent to the personal jurisdiction of the court”‘”].)[7]

2. Michael and Joseph Cannot Collaterally Attack the Alternative Decree as a Voidable Order
As discussed, a party generally may not collaterally attack errors in excess of jurisdiction once the judgment or order is final unless there are “unusual circumstances” that prevented the party from making an “earlier and more appropriate attack.” (American Contractors, supra, 33 Cal.4th at p. 661; see People v. The North River Ins. Co., supra, 58 Cal.App.5th at p. 311; Torjesen, supra, 1 Cal.App.5th at p. 118.) No unusual circumstances prevented Michael and Joseph from an earlier attack on the alternative decree.[8] Indeed, Michael and Joseph could have appealed, and did appeal, from the 146*146 alternative decree, but they dismissed their appeal. And the UCNP entities never objected to their inclusion in the buyout proceeding or appealed from the alternative decree or judgment. (See Travis v. Brand (2021) 62 Cal.App.5th 240, 254 [276 Cal.Rptr.3d 535] [nonparties have standing to appeal where “the judgment has a `res judicata effect'” or is otherwise binding on the nonparty], review granted June 23, 2021, S268480; Marsh v. Mountain Zephyr, Inc. (1996) 43 Cal.App.4th 289, 295 [50 Cal.Rptr.2d 493] [same].)

Moreover, a “party may be precluded from setting aside a voidable act or judgment made in excess of jurisdiction by `”principles of estoppel.”‘ [Citation.] `When … the court has jurisdiction of the subject, a party who seeks or consents to action beyond the court’s power as defined by statute or decisional rule may be estopped to complain of the ensuing action in excess of jurisdiction. [Citations.] Whether he shall be estopped depends on the importance of the irregularity not only to the parties but to the functioning of the courts and in some instances on other considerations of public policy. A litigant who has stipulated to a procedure in excess of jurisdiction may be estopped to question it when “[t]o hold otherwise would permit the parties to trifle with the courts.”‘” (Mt. Holyoke Homes, LP v. California Coastal Com. (2008) 167 Cal.App.4th 830, 842 [84 Cal.Rptr.3d 452]; see Garibotti v. Hinkle (2015) 243 Cal.App.4th 470, 481 [197 Cal.Rptr.3d 61] [“`The doctrine of estoppel to contest jurisdiction … “provides that when a court has subject matter jurisdiction over an action, `a party who seeks or consents to action beyond the court’s power as defined by statute or decisional rule may be estopped to complain of the ensuing action in excess of jurisdiction.'”‘”].)

Michael and Joseph agreed to include the five UCNP entities in the buyout proceeding and did not question the validity of the court’s alternative decree for 18 months (when they first raised the issue on appeal from the award of attorneys’ fees and costs in Schrage I).[9] They are estopped from arguing the trial court acted in excess of its jurisdiction by including the UCNP entities in the alternative decree. (See Kristine H. v. Lisa R. (2005) 37 Cal.4th 156, 166 [33 Cal.Rptr.3d 81, 117 P.3d 690] [“Given that the court had subject matter jurisdiction to determine the parentage of the unborn child, and that [the plaintiff] invoked that jurisdiction, stipulated to the issuance of a judgment, and enjoyed the benefits of that judgment for nearly two years, it would be unfair both to [the defendant] and the child to permit [the plaintiff] to challenge the validity of that judgment.”]; Torjesen, supra, 1 Cal.App.5th at 147*147 p. 116 [a court order in excess of jurisdiction “was not subject to collateral attack two years after it was entered”]; Mt. Holyoke Homes, LP v. California Coastal Com., supra, 167 Cal.App.4th at p. 842 [applicants could not set aside a voidable judgment where the applicants did not question jurisdiction until three and a half years after the latest date on which it contended the coastal commission lost jurisdiction].)

Michael and Joseph attempt to salvage their collateral attack on the alternative decree by asserting they “forewarned the trial court of this jurisdictional impediment” and agreed only to include the UCNP entities in the appraisal, not for purposes of the winding up and dissolution that followed their failure to buy Leonard’s interest in the appraised entities. This assertion does not persuade. First, Michael and Joseph’s so-called forewarning appeared in their motion to stay the involuntary dissolution causes of action filed six months before their stipulation to include the UCNP entities in the appraisal and buyout proceeding, and it made no mention of the UCNP entities. Second, the plain language of the stipulated order undermines Michael and Joseph’s position. It is true the stipulated order lists the UCNP entities as “Entities to be Valued as Part of the Appraisal Engagement,” which in turn is defined as “the engagement and qualifications of the appraisers and the appraisal process.” But the stipulated order also provides Judge Meisinger was to issue an order stating the cumulative value of Leonard’s one-third interest in the Sage Automotive Group, “which shall constitute the buy-out price to be paid by Michael and Joseph to Leonard (the `Buy-Out Value’),” and the order defines the Sage Automotive Group to include the UCNP entities. Thus, Michael and Joseph agreed the amount they had to pay to prevent the winding up and dissolution of the Sage Automotive Group included the value of the UCNP entities. If Michael and Joseph intended only to submit the UCNP entities to the appraisal process, they would not have agreed to an aggregate buyout value that did not differentiate among individual entities, or at least among the entity defendants and the UCNP entities.[10]

148*148 Michael and Joseph are attempting to unwind the alternative decree on the basis the trial court erred in doing the very thing Michael and Joseph asked the court to do. To approve their belated request would invite the very trifling with the courts the doctrine of estoppel to contest jurisdiction seeks to prevent. (See Lovett v. Carrasco, supra, 63 Cal.App.4th at pp. 54-55 [allowing a litigant to stipulate to a procedure in excess of jurisdiction and then challenge the procedure on appeal, would permit the parties “`”`to trifle with the courts'”‘”]; Law Offices of Ian Herzog v. Law Offices of Joseph M. Fredrics, supra, 61 Cal.App.4th at p. 680 [defendant’s stipulation the court could order the parties to arbitration estopped him from attacking arbitration award on that basis]; see also Kristine H. v. Lisa R., supra, 37 Cal.4th at p. 166; Mt. Holyoke Homes, LP v. California Coastal Com., supra, 167 Cal.App.4th at p. 842; In re Marriage of Jackson (2006) 136 Cal.App.4th 980, 989 [39 Cal.Rptr.3d 365]; Conservatorship of O’Connor, supra, 48 Cal.App.4th at p. 1092.)[11]

C. Leonard Lacked Standing To Assert His Cause of Action for Breach of Fiduciary Duty
Michael and Joseph contend Leonard did not have standing to assert an individual cause of action against them for breach of fiduciary duty because Leonard sought and received an award of damages to the Sage Automotive Group and not to himself. Leonard contends that he suffered an individual injury and that, in any event, close corporations like those comprising the Sage Automotive Group are not subject to the derivative action rule. Michael and Joseph have the better argument: The allegations in Leonard’s complaint, the evidence at trial, and the court’s findings show Leonard’s causes of action were derivative.

149*149 1. Applicable Law
“[M]ajority shareholders, either singly or acting in concert to accomplish a joint purpose, have a fiduciary responsibility to the minority and to the corporation to use their ability to control the corporation in a fair, just, and equitable manner. Majority shareholders may not use their power to control corporate activities to benefit themselves alone or in a manner detrimental to the minority. Any use to which they put the corporation or their power to control the corporation must benefit all shareholders proportionately and must not conflict with the proper conduct of the corporation’s business.” (Jones v. H. F. Ahmanson & Co. (1969) 1 Cal.3d 93, 108 [81 Cal.Rptr. 592, 460 P.2d 464] (Jones); accord, Sheley v. Harrop (2017) 9 Cal.App.5th 1147, 1171 [215 Cal.Rptr.3d 606]; see § 17704.09 [describing the fiduciary duties of members and managers of a limited liability company]; Feresi v. The Livery, LLC (2014) 232 Cal.App.4th 419, 425 [182 Cal.Rptr.3d 169] [same]; Everest Investors 8 v. McNeil Partners (2003) 114 Cal.App.4th 411, 424-425 [8 Cal.Rptr.3d 31] [describing the fiduciary obligations in a partnership].)

A minority shareholder may bring a cause of action for breach of fiduciary duty against majority shareholders as an individual claim or as a derivative claim, depending on the circumstances. (See Daly v. Yessne (2005) 131 Cal.App.4th 52, 63 [31 Cal.Rptr.3d 420]; Jara v. Suprema Meats, Inc. (2004) 121 Cal.App.4th 1238, 1252-1253, 1257-1258 [18 Cal.Rptr.3d 187] (Jara); see also Sutter v. General Petroleum Corp. (1946) 28 Cal.2d 525, 530 [170 P.2d 898] [“a stockholder may sue as an individual where he is directly and individually injured although the corporation may also have a cause of action for the same wrong”]; Goles v. Sawhney (2016) 5 Cal.App.5th 1014, 1018, fn. 3 [210 Cal.Rptr.3d 261] [“A single cause of action by a shareholder can give rise to derivative claims, individual claims, or both.”]; Denevi v. LGCC, LLC (2004) 121 Cal.App.4th 1211, 1222 [18 Cal.Rptr.3d 276] [same].) But where a cause of action seeks to recover for harms to the corporation, the shareholders have no direct cause of action “[b]ecause a corporation exists as a separate legal entity” (Grosset v. Wenaas (2008) 42 Cal.4th 1100, 1108 [72 Cal.Rptr.3d 129, 175 P.3d 1184] (Grosset)) and “`is the ultimate beneficiary of such a derivative suit'” (Patrick v. Alacer Corp. (2008) 167 Cal.App.4th 995, 1003 [84 Cal.Rptr.3d 642]). (See Cotton v. Expo Power Systems, Inc., supra, 170 Cal.App.4th at p. 1380 [“A derivative claim is a property right that belongs to the corporation.”].)

“The shareholders may, however, bring a derivative suit to enforce the corporation’s rights and redress its injuries when the board of directors fails or refuses to do so. When a derivative suit is brought to litigate the rights of the corporation, the corporation is an indispensable party and must be joined as a nominal defendant.” (Grosset, supra, 42 Cal.4th at p. 1108; 150*150 accord, Jones, supra, 1 Cal.3d at pp. 106-107; see Patrick v. Alacer Corp., supra, 167 Cal.App.4th at p. 1004 [“Though the corporation is essentially the plaintiff in a derivative action, `[w]hen a derivative suit is brought to litigate the rights of the corporation, the corporation … must be joined as a nominal defendant.'”].)

“An action is deemed derivative `”if the gravamen of the complaint is injury to the corporation, or to the whole body of its stock and property without any severance or distribution among individual holders, or it seeks to recover assets for the corporation or to prevent the dissipation of its assets.”‘ [Citation.] When a derivative action is successful, the corporation is the only party that benefits from any recovery; the shareholders derive no benefit `”except the indirect benefit resulting from a realization upon the corporation’s assets.”‘” (Grosset, supra, 42 Cal.4th at p. 1108, fn. omitted; see Bader v. Anderson (2009) 179 Cal.App.4th 775, 793 [101 Cal.Rptr.3d 821] [“a derivative suit is one in which the shareholder seeks `redress of the wrong to the corporation'”].)

“`The stockholder’s individual suit, on the other hand, is a suit to enforce a right against the corporation which the stockholder possesses as an individual.'” (Jones, supra, 1 Cal.3d at p. 107, fn. omitted; see Bader v. Anderson, supra, 179 Cal.App.4th at p. 793; Denevi v. LGCC, LLC, supra, 121 Cal.App.4th at p. 1222.) For example, “`[i]f the injury is one to the plaintiff as a stockholder and to him individually, and not to the corporation, as where the action is based on a contract to which he is a party, or on a right belonging severally to him, or on a fraud affecting him directly, it is an individual action.'” (Sutter v. General Petroleum Corp., supra, 28 Cal.2d at p. 530.) “The individual wrong necessary to support a suit by a shareholder need not be unique to that plaintiff. The same injury may affect a substantial number of shareholders. If the injury is not incidental to an injury to the corporation, an individual cause of action exists.” (Jones, supra, 1 Cal.3d at p. 107, fn. omitted; see Bader, at p. 793 [“A direct (as opposed to a derivative) action is maintainable `only if the damages [are] not incidental to an injury to the corporation.'”]; see also Schuster v. Gardner (2005) 127 Cal.App.4th 305, 313 [25 Cal.Rptr.3d 468]; Denevi, at p. 1222; Nelson v. Anderson (1999) 72 Cal.App.4th 111, 124 [84 Cal.Rptr.2d 753] (Nelson).)

The principles governing derivative actions in the context of corporations apply to limited liability companies and limited partnerships. (See Sprengel v. Zbylut (2019) 40 Cal.App.5th 1028, 1040-1041 [253 Cal.Rptr.3d 561] [limited liability company]; Everest Investors 8 v. McNeil Partners, supra, 114 Cal.App.4th at pp. 425-426 [limited partnership].) We review de novo the trial court’s ruling Leonard had standing to maintain his cause of action for breach of fiduciary duty as an individual claim, rather than a 151*151 derivative claim. (See A.J. Fistes Corp. v. GDL Best Contractors, Inc. (2019) 38 Cal.App.5th 677, 687 [251 Cal.Rptr.3d 423] [standing is a question of law to which we apply a de novo standard of review]; Citizens for Amending Proposition L v. City of Pomona (2018) 28 Cal.App.5th 1159, 1174 [239 Cal.Rptr.3d 750] [same].)

2. Leonard Sought and Recovered Damages for Injuries to the Sage Automotive Group
Leonard alleged Michael and Joseph committed a wide variety of misdeeds, including “misappropriat[ing] at least $1.7 million of company funds” to open, advertise, and operate a Lotus dealership without Leonard’s consent or participation; mismanaging the Sage Automotive Group by engaging in “dishonest and manipulative accounting practices”; using Sage Automotive Group assets for personal gain; undermining Leonard’s authority with Sage Automotive Group employees; denying Leonard access to Sage Automotive Group’s books, records, and bank accounts; ceasing payment for directors and officers insurance coverage; and rebranding the Sage Automotive Group without Leonard’s consent. Leonard alleged these acts “significantly impeded Leonard’s ability to manage or participate in the affairs of the [Sage Automotive Group],” “caused damage to the [Sage Automotive Group,] and devalued his interest in turn.”

At trial, Leonard’s expert witness on damages, Gordon Klein, calculated Leonard’s damages as one-third the difference between the 2015 court-approved valuation in the alternative decree and the value of the Sage Automotive Group at the time of trial, adjusted for market changes. Klein reviewed the dealerships’ financial statements “to ascertain the diminution in value which ha[d] occurred” and concluded they collectively had declined in value over $65 million since April 2015. Klein attributed additional losses to a $3.6 million settlement with the Federal Trade Commission that arose from alleged misconduct by Michael and Joseph, “[e]xcess payments” to accountants and lawyers, and a reserve of $6 million for the anticipated settlement of a warranty fraud case brought by Nissan Motor Company against Michael and Joseph. Klein opined the total “loss in value” of the Sage Automotive Group was over $75 million, of which one-third, or approximately $25 million, was “[s]uffered by [Leonard]” because he owned one-third of the businesses. Klein estimated that, depending on the court’s findings, losses due to market forces not attributable to Michael and Joseph’s “alleged mismanagement” could reduce Leonard’s damages to about $18 million. For this reason, Klein determined Leonard’s damages were between $18,311,746 and $24,418,473.

152*152 Klein also testified he did not include in his analysis any amounts for Leonard’s claims against Michael and Joseph for “`personal misappropriations'” or “personal aggrandizement,” which Klein defined as “taking economic benefits or sums that are outside the ordinary course of business and/or were not expenses incurred for the economic benefit of the business or its partners.” Klein also said he did not analyze whether using Sage Automotive Group funds to seed the Lotus dealership caused specific losses to the Group. Klein said the scope of his assignment was to focus on, “at the core, the diminution in the value of the dealerships, plus … avoidable liabilities and payments that, but for alleged misconduct …, should not have happened and, therefore, result[ed] in damages.”

The trial court, in its statement of decision, found Michael and Joseph “pushed [Leonard] out” of the Sage Automotive Group, leaving him no “meaningful control over its operations”; engaged in self-dealing by diverting Sage Automotive Group funds to the separately held Lotus dealership; expended Sage Automotive Group assets without authorization; engaged in false advertising that led to the settlement with the Federal Trade Commission and a “dramatic drop in profit[s]”; and left the Sage Automotive Group in such “financial turmoil” that some of its assets had to be sold to a competitor. The trial court credited Klein’s damages analysis and awarded Leonard the upper end of Klein’s range (i.e., $24,418,472), “given the defense’s total failure to substantiate market causes for the precipitous and undisputed decline” in the Sage Automotive Group’s value, offset by losses attributable to Leonard’s unclean hands.

The allegations in Leonard’s first amended complaint, the basis and calculation of Leonard’s damages at trial, and the court’s findings show that the gravamen of Leonard’s action was injury to the Sage Automotive Group and the “whole body of its stock and property” and that Leonard sought to, and ultimately did, recover damages for injuries to the entities. (Grosset, supra, 42 Cal.4th at p. 1108; see Avikian v. WTC Financial Corp. (2002) 98 Cal.App.4th 1108, 1115 [120 Cal.Rptr.2d 243] (Avikian) [plaintiffs’ “core claim” of mismanagement that caused the corporation’s demise “amount[ed] to a claim of injury to [the corporation] itself”]; Nelson, supra, 72 Cal.App.4th at p. 127 [“the action must be derivative” where the defendant’s actions caused the corporation to lose “earnings, profits, and opportunities, rendering all the shares valueless”].) Leonard did not allege, and the trial court did not award, damages for any injury that was not “incidental to an injury to the corporation.” (Jones, supra, 1 Cal.3d at p. 107; see ibid. [although the plaintiff alleged “the value of her stock [was] diminished by defendants’ actions,” she did not allege “the diminished value reflect[ed] an injury to the corporation and resultant depreciation in the value of the stock”]; Avikian, at p. 1116 [the plaintiffs’ “own damages, the loss in value of their investments 153*153 in [the corporation], were merely incidental to the alleged harm inflicted upon [the corporation] and all its shareholders” (italics omitted)].)

Indeed, Leonard’s primary complaint was that his brothers’ mismanagement (including by driving him out of the Sage Automotive Group) squandered the Sage Automotive Group’s assets and ultimately led to its demise. That is a derivative claim. “[W]here conduct, including mismanagement by corporate officers, causes damage to the corporation, it is the entity that must bring suit; the individual shareholder may not bring an action for indirect personal losses (i.e., decrease in stock value) sustained as a result of the overall harm to the entity.” (Bader v. Anderson, supra, 179 Cal.App.4th at p. 788; see Heshejin v. Rostami (2020) 54 Cal.App.5th 984, 994, fn. 10 [268 Cal.Rptr.3d 836] [“`”a shareholder cannot bring a direct action for damages against management on the theory their alleged wrongdoing decreased the value of his or her stock (e.g., by reducing corporate assets and net worth)”‘”; instead, the “`”corporation itself must bring such an action, or a derivative suit may be brought on the corporation’s behalf”‘”]; Oakland Raiders v. National Football League (2005) 131 Cal.App.4th 621, 651 [32 Cal.Rptr.3d 266] [plaintiff’s breach of fiduciary duty claim for corporate mismanagement and diverting corporate assets was derivative]; PacLink Communications Internat., Inc. v. Superior Court (2001) 90 Cal.App.4th 958, 964 [109 Cal.Rptr.2d 436] [minority members’ fraudulent transfer claim was derivative where the “injury was essentially a diminution in the value of their membership interest in the [limited liability company] occasioned by the loss of the company’s assets”]; Nelson, supra, 72 Cal.App.4th at pp. 125-126 [minority shareholder’s breach of fiduciary duty claim alleging the other shareholder of the corporation negligently managed the business was derivative]; Marsh et al., Marsh’s Cal. Corp. Law (2021 supp.) Derivative Action, § 15.11[A][1] [“The clearest cases [of derivative actions] are those involving situations where the alleged wrongful actions of the defendants have reduced the corporate assets and net worth.”].)

Leonard makes two arguments to show his cause of action for breach of fiduciary duty was an individual claim. First, Leonard lists 10 injuries that he says “hurt [him] alone.” None of the listed injuries, however, caused a discrete injury or damages to Leonard. Five of the listed injuries affected or reduced corporate assets or value without creating any nonincidental injuries to Leonard: (1) destruction of a document “related to personal spending using [Sage Automotive Group] funds”; (2) exclusion of Leonard from operational decisions; (3) falsification of corporate records and decisionmaking without Leonard’s input; (4) falsification of Leonard’s signature on an application to 154*154 purchase a Hyundai dealership;[12] and (5) the purchase of the Hyundai dealership without consulting Leonard.[13] Two injuries listed by Leonard—(6) instruction to Sage Automotive Group’s counsel to file a cross-complaint against Leonard, requiring Leonard “to `pay for a lawsuit against himself,'” and (7) use of the cross-complaint “as a `pretextual threat to remove Leonard as a board member'”—were cited by the trial court as evidence of Michael and Joseph’s oppression in support of the award of punitive damages; they were not bases for the compensatory damages award.

Another listed injury—(8) failure to honor the wish of the brothers’ father to make Leonard the majority owner of the Sage Automotive Group—is conduct ascribed to Sage Automotive Group’s (or their father’s) lawyer, not to Michael and Joseph; and another—(9) issuance of unequal distribution checks—is contradicted by the court’s statement of decision, which acknowledged that Leonard eventually received the missing distribution check, albeit six weeks after Michael and Joseph received theirs. That leaves (10), Leonard’s claim he suffered discrete injuries when Michael and Joseph reneged on their promise “`to “indemnify” Leonard'” for losses related to the Lotus dealership separately held by Michael and Joseph. The promise apparently flowed from the two brothers’ recognition they used Sage Automotive Group funds to seed the new Lotus dealership. Even if Michael and Joseph’s failure to indemnify Leonard and make him whole created an individual injury, the court awarded Leonard damages based on the overall diminution in value to the Sage Automotive Group, not the amount Michael and Joseph owed Leonard from funds used to start a separately owned venture.

Second, Leonard argues we should follow the decision in Jara, which, according to Leonard, “support[ed] the notion that the policy reasons undergirding the rule requiring shareholder lawsuits to proceed derivatively do not apply to actions involving closely held businesses” like the Sage Automotive Group. In Jara the minority shareholder of a corporation alleged the two other shareholders breached their fiduciary obligations by paying themselves excessive executive compensation without the plaintiff’s approval and for the purpose of reducing the amount of profit to be shared with the plaintiff. (Jara, supra, 121 Cal.App.4th at pp. 1248, 1258.) The plaintiff did not allege the two majority shareholders mismanaged the corporation; in fact, the corporation’s success enabled the majority shareholders to increase their executive compensation. (Id. at p. 1247.)

155*155 The court in Jara held that, while “the alleged payment of excessive compensation did have the potential of damaging the business,” the plaintiff stated an individual cause of action against the majority shareholders because he alleged the payment of executive compensation “was a device to distribute a disproportionate share of the profits to the two officer shareholders during a period of business success.” (Jara, supra, 121 Cal.App.4th at p. 1258.) The court read the Supreme Court’s decision in Jones to allow “a minority shareholder to bring a personal action alleging `a majority stockholders’ breach of a fiduciary duty to minority stockholders, which resulted in the majority stockholders retaining a disproportionate share of the corporation’s ongoing value.'” (Jara, at pp. 1257-1258; see Jones, supra, 1 Cal.3d at p. 107; see also Crain v. Electronic Memories & Magnetics Corp. (1975) 50 Cal.App.3d 509, 521-522 [123 Cal.Rptr. 419] [breach of fiduciary cause of action against a majority shareholder for self-dealing that enriched the majority shareholder and left minority shares “valueless and unsalable” was an individual claim].)

We have some doubt whether Jara was correctly decided. At a minimum, however, it is distinguishable. The court in Jara characterized the plaintiff’s claim as “tantamount to a discriminatory payment of dividends” and cited cases allowing individual causes of action to recover the value of disproportionate payments to majority shareholders. (Jara, supra, 121 Cal.App.4th at pp. 1256-1257, citing Smith v. Tele-Communication, Inc. (1982) 134 Cal.App.3d 338, 341-342 [184 Cal.Rptr. 571] [majority shareholders retained disproportionate value of tax savings]; Crain v. Electronic Memories & Magnetics Corp., supra, 50 Cal.App.3d at p. 521 [majority shareholder “deprived plaintiffs of their ownership interests in an ongoing and potentially profitable business without any compensation whatsoever”]; Low v. Wheeler (1962) 207 Cal.App.2d 477, 479 [24 Cal.Rptr. 538] [majority shareholders “refused to declare dividends” to minority shareholder]; De Martini v. Scavenger’s Protec. Assn. (1935) 3 Cal.App.2d 691, 698 [40 P.2d 317] [majority shareholders deprived the minority shareholders of their “`share of the profits of the business'”].)

The Jara court distinguished the circumstances in these cases from those in cases “dealing with mismanagement,” such as Avikian, supra, 98 Cal.App.4th 1108 and Nelson, supra, 72 Cal.App.4th 111. (Jara, supra, 121 Cal.App.4th at p. 1258.) In Avikian a group of minority shareholders alleged the majority shareholders improperly bought and sold assets of the corporation and, with the corporation in financial distress, chose to pursue a “self-serving arrangement[] causing the demise of [the corporation],” rather than accepting an investor who was “willing to rescue” the corporation. (Avikian, at p. 1116.) The court in Avikian held that these alleged acts harmed the corporation rather than merely “affect[ing] the way in which the parties owned it” (id. at p. 1115) and that, because the plaintiffs’ damages were “the loss in value of 156*156 their investments in [the corporation],” their damages were “merely incidental to the alleged harm inflicted upon [the corporation] and all its shareholders” (id. at p. 1116). In Nelson a minority shareholder sued the majority shareholder for breach of fiduciary duty after the majority shareholder made “improper management decisions,” causing the minority shareholder “to lose her investment and prospective profits.” (Nelson, at p. 124.) The minority shareholder argued she could bring an individual cause of action because she “suffered injury to her reputation and emotional distress, and lost her out-of-pocket expenses, as well as other employment opportunities.” (Ibid.) The court in Nelson disagreed: “Because all of the acts alleged to have caused [the plaintiff’s] injury amount to alleged misfeasance or negligence in managing the corporation’s business, causing the business to be a total failure, any [fiduciary] obligations so violated were duties owed directly and immediately to the corporation.” (Id. at p. 125.) Moreover, “[t]he economic damages proven at trial were lost profits to the corporation as the result of rejected opportunities.” (Id. at p. 126.)

This case is more like Avikian and Nelson than Jara. Unlike the plaintiff in Jara, Leonard did not allege Michael and Joseph retained a disproportionate share of the Sage Automotive Group’s value; he alleged Michael and Joseph destroyed the value of the businesses for all of the shareholders (and members and partners). The court awarded Leonard damages based on the overall diminution in value of the Sage Automotive Group, not the difference in value between Leonard’s shares in the Group and those of Michael and Joseph. (Cf. Jara, supra, 121 Cal.App.4th at p. 1258 [describing the plaintiff’s damages as his “fair share of the corporation’s profits”]; see also Jones, supra, 1 Cal.3d at p. 107 [the diminution in value of the minority shareholders’ stock did not “reflect[] an injury to the corporation,” but instead resulted from the majority shareholders’ self-serving scheme to increase the value of their shares]; Smith v. Tele-Communication, Inc., supra, 134 Cal.App.3d at p. 342 [plaintiff was “deprived of a portion of his distributive share of [the corporation]”].) Similar to the plaintiffs’ allegations in Avikian and Nelson, Leonard alleged that his brothers’ mismanagement diminished the value of the Sage Automotive Group overall and that the value of each of their interests, “in turn,” suffered accordingly. That Klein computed Leonard’s damages by dividing the Sage Automotive Group’s overall diminution of value by three confirms the gravamen of Leonard’s complaint was injury to the corporation as a whole, “`”without any severance or distribution among individual holders,”‘” and not to Leonard individually. (Grosset, supra, 42 Cal.4th at p. 1108; see Avikian, supra, 98 Cal.App.4th at p. 1116.)

The court in Jara also relied on the absence of policy considerations favoring a derivative action in the context of that case, including preventing “`a multiplicity of actions by each individual shareholder,'” protecting creditors “`who have first call on the corporate assets,'” and complying with procedural 157*157 prerequisites for bringing a derivative action under section 800.[14] (Jara, supra, 121 Cal.App.4th at pp. 1258-1259.) Section 800, the court stated, “shield[s] the corporation from meritless lawsuits by requiring the plaintiffs to have contemporaneous stock ownership and by giving the defendants the right to move the court for an order requiring a bond” and “requires the plaintiffs to submit a demand to the board of directors before filing suit” to encourage the “`intracorporate resolution of disputes'” and protect “`managerial freedom.'” (Jara, at p. 1259; see § 800, subds. (b) & (c).) The court in Jara observed: “The objective of preventing a multiplicity of lawsuits and assuring equal treatment for all aggrieved shareholders does not arise at all when there is only one minority shareholder. The objective of encouraging intracorporate resolution of disputes and protecting managerial freedom is entirely meaningless where the defendants constitute the entire complement of the board of directors and all the corporate officers. And the policy of preserving corporate assets for the benefit of creditors has, at best, a very weak application where the corporation remains a viable business.” (Jara, at p. 1259.)

The court in Nelson also considered whether the policies advanced by the derivative action rule applied in the context of close corporations and reached the opposite conclusion. The court stated: “A derivative action may appear to [the plaintiff] to be an empty formality when there are only two shareholders, and one of them is the alleged wrongdoer. However, the law demands certain prerequisites to bringing a derivative action which have not been alleged or proven in this case, such as alleging `in the complaint with particularity[, the] plaintiff’s efforts to secure from the board such action as plaintiff desires, or the reasons for not making such effort, and … further that plaintiff has either informed the corporation or the board in writing of the ultimate facts of each cause of action against each defendant or delivered to the corporation or the board a true copy of the complaint which plaintiff proposes to file.'” (Nelson, supra, 72 Cal.App.4th at p. 127.)

We acknowledge the policies underlying the derivative action rule do not apply with equal force in actions involving closely held companies. Requiring Leonard to name the entities that comprise the Sage Automotive Group (and the UCNP entities) as nominal defendants in this action will not prevent a multiplicity of lawsuits or assure equal treatment for all aggrieved shareholders. And the objective of encouraging intracorporate resolution of disputes and 158*158 protecting managerial freedom has less meaning where Michael, Joseph, and Leonard constitute the board of directors and corporate officers. (See Jara, supra, 121 Cal.App.4th at p. 1259.) But the plain language of sections 800, 15910.02, and 17709.02 does not exclude close corporations or small partnerships or companies from the procedural prerequisites before a shareholder, limited partner, or member may file a derivative action. (See Nelson, supra, 72 Cal.App.4th at p. 127.) To allow Leonard to maintain his cause of action for breach of fiduciary duty as an individual action would essentially eliminate the derivative action rule in the context of close corporations and other closely held entities. California law does not support that result.

3. Leonard Did Not Allege a Derivative Cause of Action or Comply with the Statutory Prerequisites To Bring Such an Action
Leonard did not allege a derivative cause of action on behalf of the Sage Automotive Group (or any of its constituent entities) or attempt to comply with the requirements of sections 800, 15910.02, or 17709.02 to do so. Therefore, Leonard did not have standing to bring such an action, and the judgment on the cause of action for breach of fiduciary duty must be reversed. (See Bader v. Anderson, supra, 179 Cal.App.4th at p. 793; Nelson, supra, 72 Cal.App.4th at pp. 127-128.)

DISPOSITION
The judgment on the causes of action for involuntary dissolution is modified, consistent with Schrage I, to correct the amount in favor of Leonard Schrage to $401,509.50 and, as modified, is affirmed. The order denying Michael and Joseph’s motion to set aside the judgment is affirmed. The appeals from the alternative decree and the order appointing the referee are dismissed. The judgment on the cause of action for breach of fiduciary duty is reversed. The parties are to bear their costs on appeal.

Perluss, P. J., and Feuer, J., concurred.

[1] Undesignated statutory references are to the Corporations Code.

[2] We take judicial notice of the May 31, 2018 order of dismissal in Schrage v. Schrage (B285049) under Evidence Code sections 452, subdivision (d), and 459. The notice of appeal in this case purports to appeal again from the July 28, 2017 order. We dismiss the second appeal from that order as untimely.

[3] Michael and Joseph appealed from this portion of the judgment in Schrage I, and we modified the amount to strike $561,393.63 in injunction-related attorneys’ fees, leaving an award of $401,509.50 for referee fees and appraisal-related attorneys’ fees. (Schrage I, supra, B288478.)

[4] Joseph Schrage died after the trial court entered judgment in this action, and the executor of his estate filed the notice of appeal.

[5] Michael and Joseph do not argue the trial court lacked personal jurisdiction over the UCNP entities, even though the two brothers claim they made that argument in their motions for a new trial and for an order vacating the judgment, and even though their opening brief on appeal cites law that a judgment is void if the trial court lacked personal jurisdiction.

[6] We do not address Michael and Joseph’s argument the trial court lacked subject matter and personal jurisdiction to order “post judgment, Sage Vermont, nunc pro tunc, as a `dissolved entity’ under the control of the receiver to be wound up.” There is no indication in the record Michael and Joseph appealed from that order, which was issued on August 16, 2019, after Michael and Joseph filed their notices of appeal in this action, and which is not included in the record of this appeal. Even assuming the August 16, 2019 order was appealable, we do not have jurisdiction to review it in this appeal. (See In re Baycol Cases I & II (2011) 51 Cal.4th 751, 761, fn. 8 [122 Cal.Rptr.3d 153, 248 P.3d 681] [“if an order is appealable, [an] appeal must be taken or the right to appellate review is forfeited”]; Williams v. Impax Laboratories, Inc. (2019) 41 Cal.App.5th 1060, 1071 [254 Cal.Rptr.3d 707] [same].) In addition, the vast majority of Michael and Joseph’s argument appears in a footnote. (See Sabi v. Sterling (2010) 183 Cal.App.4th 916, 947 [107 Cal.Rptr.3d 805] [“Footnotes are not the appropriate vehicle for stating contentions on appeal.”]; Evans v. Centerstone Development Co. (2005) 134 Cal.App.4th 151, 160 [35 Cal.Rptr.3d 745] [raising an issue in a two-page footnote “is a violation of court rules that require arguments to be contained in discrete sections with headings summarizing the point”]; see also Holden v. City of San Diego (2019) 43 Cal.App.5th 404, 419-420 [255 Cal.Rptr.3d 873] [an “appellant cannot bury a substantive legal argument in a footnote and hope to avoid waiver of that argument”].)

[7] We also question whether Michael and Joseph have standing to assert this argument on behalf of the UCNP entities. (See City of Riverside v. Horspool (2014) 223 Cal.App.4th 670, 678 [167 Cal.Rptr.3d 440] [a party may appeal “only that portion of the judgment adverse to the appealing party’s interest”]; In re Marriage of Hinman, supra, 6 Cal.App.4th at p. 719, fn. 3 [an “appellant may only complain of errors which injuriously affect her”]; Nichols v. Nichols (1933) 135 Cal.App. 488, 491 [27 P.2d 414] [an appellant cannot “urge errors which affect only his coparties who do not appeal, and such errors can be reviewed only at the instance of the parties affected thereby”]; see also Brenner v. Universal Health Services of Rancho Springs, Inc. (2017) 12 Cal.App.5th 589, 605 [219 Cal.Rptr.3d 135] [“As a general rule, a third party does not have standing to bring a claim asserting a violation of someone else’s rights.”].) After all, as we will discuss, Michael and Joseph argue Leonard lacked standing to assert his cause of action for breach of fiduciary duty for the very reason the alleged violations harmed only the entity defendants, not Leonard. Similarly, Michael and Joseph arguably lack standing to argue on behalf of the UCNP entities that the alternative decree and judgment cannot bind the UCNP entities. Although the buyout statutes give any shareholder aggrieved by an alternative decree standing to appeal the court’s decision (§§ 2000, subd. (c), 17707.03, subd. (c)(3), § 15908.02, subd. (d)), Michael and Joseph dismissed their appeal from the alternative decree. And they do not argue on appeal they were injured by the court’s exercise of jurisdiction over the UCNP entities.

[8] The January 5, 2017 stipulated order gave Michael and Joseph the right to raise any dispute concerning the proceedings with Judge Meisinger. According to the alternative decree, after the appraisal and valuation process was complete Michael and Joseph asked Judge Meisinger for the first time to make discrete findings on the value of the constituent entities comprising the Sage Automotive Group (which included the UCNP entities). Judge Meisinger denied Michael and Joseph’s request “for the reasons stated in the transcript of that hearing.” Michael and Joseph do not challenge that aspect of Judge Meisinger’s decision or the alternative decree, nor did they include the transcript of the hearing before Judge Meisinger in the record on appeal.

[9] In Schrage I we rejected Michael and Joseph’s argument the alternative decree was void for lack of jurisdiction because they failed to appeal directly from the order, file a motion under Code of Civil Procedure section 473, subdivision (d), or file a collateral action challenging the order. (Schrage I, supra, B288478.)

[10] Michael and Joseph recognize their collateral attack on the consent decree is limited to jurisdictional arguments. (See Kabran v. Sharp Memorial Hospital (2017) 2 Cal.5th 330, 339 [212 Cal.Rptr.3d 361, 386 P.3d 1159]; Armstrong v. Armstrong (1976) 15 Cal.3d 942, 950-951 [126 Cal.Rptr. 805, 544 P.2d 941].) In a nod to that limitation, Michael and Joseph argue the trial court “exceeded its jurisdiction” by failing to include in the buyout value “the economic impact of Leonard’s derivative allegations and prayer in his verified complaint.” This is not a jurisdictional argument; it is an argument the trial court made a substantive error in determining the value of the buyout entities. A “mistaken application of law” cannot be collaterally attacked. (Armstrong, at pp. 950-951; see Fireman’s Fund Ins. Co. v. Workers’ Comp. Appeals Bd. (2010) 181 Cal.App.4th 752, 767 [104 Cal.Rptr.3d 641] [“Errors of substantive law are within the jurisdiction of a court and are not typically acts beyond the court’s fundamental authority to act.”].)

[11] Michael and Joseph listed in their notices of appeal a “Void Judgment” dated September 27, 2017, which was actually the trial court’s order appointing a receiver. That order was appealable, and Michael and Joseph did not file a timely notice of appeal. (See Code Civ. Proc., § 904.1, subd. (a)(7); Wells Fargo Financial Leasing, Inc. v. D & M Cabinets (2009) 177 Cal.App.4th 59, 66 [99 Cal.Rptr.3d 97].) Because Michael and Joseph do not argue the order was void, except as a consequence of the court’s lack of jurisdiction to enter the alternative decree, we do not have jurisdiction to consider any appeal from the September 27, 2017 order and must dismiss the appeal from that order. (See City of Calexico v. Bergeson (2021) 64 Cal.App.5th 180, 189 [278 Cal.Rptr.3d 470].) And even if we had jurisdiction, Michael and Joseph forfeited the argument by failing to support it in their briefs with any argument or citation to authority. (See Rios v. Singh (2021) 65 Cal.App.5th 871, 881 [280 Cal.Rptr.3d 404]; Cal. Rules of Court, rule 8.204(a)(1)(B) [briefs must support each point by argument and, if possible, by citation of authority].) And, even if we considered the argument on the merits, it would fail for the same reasons the argument concerning the alternative decree fails.

Michael and Joseph also appeal from the trial court’s postjudgment order denying their motion to set aside the judgment under Code of Civil Procedure sections 663 and 663a on the same grounds. That order is appealable. (See Ryan v. Rosenfeld (2017) 3 Cal.5th 124, 131-135 [218 Cal.Rptr.3d 654, 395 P.3d 689].) We affirm it for the same easons we affirm the judgment of dissolution.

[12] Leonard presumably could allege an individual injury as a result of identity theft, but he did not, and the court did not award any damages for identity theft or similar injury.

[13] In connection with the withholding of books and records, Leonard did not allege his inability to inspect company records precluded him from discharging his fiduciary duty or attempting to enforce his inspection rights under section 1601 or 1602. (See generally Wolf v. CDS Devco (2010) 185 Cal.App.4th 903, 916 [110 Cal.Rptr.3d 850]; Havlicek v. Coast-to-Coast Analytical Services, Inc. (1995) 39 Cal.App.4th 1844, 1856 [46 Cal.Rptr.2d 696].)

[14] Section 800 states the procedural prerequisites to bringing a derivative action against a corporation. In general, section 800, subdivision (b), requires a shareholder to inform the directors about the action and to “make a reasonable effort to induce them to commence suit themselves or otherwise redress the wrong, unless such efforts would be `useless’ or `futile.'” (Friedman et al., Cal. Practice Guide: Corporations (The Rutter Group 2021 supp.)  6:622; see § 800, subd. (b)(2).) Section 800, subdivision (c), gives the corporation and its directors the right to ask the court to require a bond under certain circumstances. Sections 17709.02 and 15910.02 provide similar procedural requirements for derivative actions on behalf of limited liability companies and limited partnerships, respectively.

 

Brown v. Montage at Mission Hills, Inc.

NANCIE BROWN, Plaintiff and Appellant, v. MONTAGE AT MISSION HILLS, INC., Defendant and Respondent

Summary by Jillian M. Wright, Esq.:

In the case of Brown v. Montage at Mission Hills, Inc. (2021) 68 Cal. App. 5th 124, the California Court of Appeal, Fourth District found that a CID cannot require a rental to be for a minimum term for homeowners who owned prior to the CID adopting that requirement pursuant to Civil Code section 4740. In this case, Brown purchased a unit for the express purpose of renting it out as a short-term rental. Montage at Mission Hills later adopted a 30-day minimum rental period. Brown sued on the basis that she was exempt from that requirement because Civil Code section 4740 provides that homeowners are not subject to governing document provisions that “prohibit[ ] the rental or leasing of any of the separate interests … unless that governing document, or amendment thereto, was effective prior to the date the owner acquired title to their separate interest.”

The appellate court sided with Brown and found that minimum rental terms are rental prohibitions and not rental restrictions. Therefore, a short-term rental ban would not apply to homeowners who purchased prior to the ban’s adoption. The appellate court noted that “[t]he legislative history indicates that the Legislature’s intention was to ensure that owners maintained all rental and leasing rights they had at the time of purchase.”

What does this mean for your association?

If you have a minimum rental term in your governing documents it may not be enforceable against all homeowners, depending on the language of the provision and when it was adopted. If you have questions about the enforceability of your association’s minimum rental term, please contact us or your association’s legal counsel for further guidance.

*** End Summary **

 

Nos. E074341, E075762.
Court of Appeals of California, Fourth District, Division Two.
Filed August 20, 2021.
APPEAL from the Superior Court of Riverside County, Super. Ct. No. PSC1801783, Kira L. Klatchko, Judge. Reversed.

Slovak Baron Empey Murphy & Pinkney, Shaun M. Murphy and David A. Smith for Plaintiff and Appellant.

Fiore, Racobs & Powers and Julie R. Balbini for Defendant and Respondent.

 

CERTIFIED FOR PUBLICATION

OPINION

RAPHAEL, J.

An individual bought a condominium, which she consistently rented for short terms. Sixteen years after her purchase, the owner’s association amended its governing documents to prohibit renting properties for less than 30 days. We agree with the owner that she was exempt from this prohibition under Civil Code section 4740, subdivision (a) (section 4740). That provision provides that an owner of a property in a common interest development “shall not be subject to a provision in a governing document or an amendment to a governing document that prohibits the rental or leasing of” the owner’s property unless that document or amendment “was effective prior to the date the owner acquired title” to the property. The trial court held that she was not exempt, so we reverse.

I. FACTUAL AND PROCEDURAL BACKGROUND

Defendant and respondent Montage at Mission Hills, Inc. is a common interest development (CID) located in Cathedral City.[1] Plaintiff and appellant Nancie Brown purchased and acquired title to a property in Montage in 2002. At the time, Montage’s CC&Rs—Montage’s governing documents—did not prohibit any form of renting. Although the governing documents imposed some recordkeeping requirements for rentals, they did not ban short-term rentals (STRs) or require rentals to be for a minimum duration. This was important to Brown because she planned to use the property as an investment rental property and expected to be able to rent it for any length of time.

Brown consistently rented the property for short terms (that is, less than 30 days) from 2002 until the fall of 2017. In January 2018, Montage amended its governing documents to prohibit its members, including Brown, from renting or leasing their properties for periods shorter than 30 days. Montage notified Brown that it would enforce the new prohibition against STRs if she continued to rent her property for short terms.

Brown thereafter sued Montage, seeking declaratory relief among other claims, all of which turned on her assertion that she is exempt from Montage’s prohibition against STRs under section 4740. Brown sought summary adjudication on her declaratory relief claim, requesting that the trial court declare that section 4740 exempts her from the prohibition.

Montage responded with a motion for summary judgment. It argued that Brown’s claims failed because (1) section 4740 precludes CIDs from imposing complete bans on renting, but Montage’s prohibition on STRs is only a restriction on renting, and (2) Brown’s use of her property for STRs violated the governing documents’ prohibition on using the property for commercial purposes.

The trial court sided with Montage, finding that section 4740 does not apply because Montage’s governing documents do not “prohibit the rental or leasing” of Brown’s property but instead only restrict its rental. Because all of Brown’s claims turn on her assertion that section 4740 exempts her from the prohibition on STRs in Montage’s governing documents, the trial court granted Montage’s motion for summary judgment and denied Brown’s motion for summary adjudication. Brown timely appealed.

II. DISCUSSION

Section 4740, subdivision (a) states that an owner of a property in a CID shall not be subject to a provision in its regulations “that prohibits the rental or leasing of any of the separate interests in that common interest development” unless that provision “was effective prior to the date the owner acquired title to their separate interest.” The sole issue in this appeal is whether section 4740 exempts Brown from the restriction on rentals added to Montage’s governing documents after she had acquired title to her condominium. We conclude that it does.

Because this case comes to us on an appeal from the grant of a motion for summary judgment (to Montage) and denial of a motion for summary adjudication (to Brown) that turn on the same issue, we review the matter de novo based on facts that are undisputed. (Avivi v. Centro Medico Urgente Medical Center (2008) 159 Cal.App.4th 463; Hypertouch, Inc. v. ValueClick, Inc. (2011) 192 Cal.App.4th 806, 817 fn. 3.)

When Brown purchased her property in 2002, Montage’s governing documents did not preclude her from renting her property for short terms. Now, however, the governing documents would prohibit her from doing so. The question in this appeal is whether Montage’s amendments to its governing documents in 2018 prohibiting STRs constitute “amendment[s] to a governing document that prohibit[] the rental” of Brown’s property under section 4740. If so, section 4740 exempts Brown from the amendments because she acquired title before they took effect.

We must interpret a statute to effectuate the law’s purpose. (Green v. State of California (2007) 42 Cal.4th 254, 260.) To do so, we first look to the usual and ordinary meaning of the statute’s words. (Ibid.) If the ordinary meaning of the words is clear and unambiguous, “the statute’s plain meaning controls.” (Ibid.)

With regard to STRs, the plain meaning of section 4740 is not clear and unambiguous. On the one hand, if a regulation forbids any category of rental, such as a short-term lease, that regulation “prohibits” that type of rental, even if it does not prohibit all rentals. On the other hand, the section’s language could be read to bar only complete “prohibitions” on leasing but not “restrictions” on leasing that fall short of outright bans on all leasing. A treatise Montage cites accordingly reads it as “address[ing] only `prohibitions’ on leasing, not `restrictions’ on leasing. To the extent leasing is not totally prohibited, it is unclear what rental restrictions a [CID] might adopt and enforce retroactively.” (Sproul, Howell & Rosenberry, Advising California Common Interest Communities (CEB 2017), § 6.49.) Another treatise identified the same ambiguity: “The express language of [section] 4740, which uses the wording `prohibition,’ raises the question about `restrictions’ or `limitations’ on rentals as distinguished from `prohibitions’ against rentals. The question is: `When does a restriction become a prohibition,’ or `when is a restriction not a prohibition’?” (Cal. Common Interest Developments Law & Prac. (2020 ed.) § 22:15.) These treatises both (a) conclude that there are some “restrictions” on leasing that are not “prohibitions” and (b) note that it is unclear what makes a regulation a restriction rather than a prohibition.

The parties dispute how to deal with these questions. Montage argues that its ban on STRs is a “restriction” on the rental of Brown’s property, not a “prohibition.” On the other hand, Brown argues that Montage “prohibits the rental” of her property because it prohibits her from renting her property for terms of less than 30 days. We do not think this dispute can be resolved by contemplating the text alone. Because both interpretations of section 4740 are plausible constructions of its plain language, the text of the statute is ambiguous as it relates to STRs. (See Hoechst Celanese Corp. v. Franchise Tax Bd. (2001) 25 Cal.4th 508, 519 [statute is ambiguous if it is “susceptible to more than one reasonable interpretation”].)

Montage suggests that any ambiguity as to whether section 4740 allows “limitations” and “restrictions” on rentals as opposed to “outright prohibitions” can be resolved by reference to other provisions of the Davis-Sterling Act. Montage notes that other statutes in the Davis-Sterling Act provide that CIDs cannot “limit or prohibit . . . the display of the flag of the United States” (Civ. Code, § 4705, subd.), “may not prohibit posting or displaying of noncommercial signs, posters, flags, or banners” and may not “effectively prohibit[] or unreasonably restrict[]” various things within a CID. (E.g., Civ. Code, §§ 4745, subd. (a) 4745.1, 4750, 4754, subd. (c).) In Montage’s view, the waythat other Sterling-Davis Act statutes use the terms “limit” and “restrict” in addition to the term “prohibit” means that “prohibits” in section 4740 does not encompass “limitations” or “restrictions” on “the rental or leasing” of CID properties, but rather contemplates only complete bans on “the rental or leasing” of CID properties. Thus, Montage argues bans on STRs are permissible under section 4740 because they are a “limitation” or “restriction” on the rental of CID properties.

Although we may consider other provisions in “the statutory scheme of which the statute is a part” to interpret an ambiguous statutory provision, we may consider “a variety of extrinsic aids, including . . . the legislative history.” (Wilcox v. Birtwhistle (1999) 21 Cal.4th 973, 997.) In doing so, we must “choose the construction that comports most closely with the Legislature’s apparent intent.” (Smith v. Superior Court (2006) 39 Cal.4th 77, 88.) We do not think the other Davis-Stirling provisions clearly settle the matter of interpreting the text of section 4740 because they also leave interpretive issues about what they prohibit and restrict. For the reasons explained below, we conclude the Legislature’s intent underlying section 4740 is best articulated in the statute’s legislative history. We therefore reject Montage’s argument that we need not consider section 4740’s legislative history, and we turn to that history to aid in determining the statute’s meaning. (Uber Technologies Pricing Cases (2020) 46 Cal.App.5th 963, 973.)

That history indicates that the Legislature intended broad protection for owners against restrictions on renting, including the sort of restriction at issue in this case. When enacting section 4740, the Senate’s originating committee recognized that “[s]ome CIDs have restrictions on renting out units,” such as “requiring a minimum amount of time for leases.” (Sen. Com. on Judiciary, Analysis of Sen. Bill No. 150 (2011-2012 Reg. Sess.) as amended Apr. 25, 2011.) Section 4740 was proposed to “respond to those restrictions.” The corresponding Assembly committee stated that section 4740 was necessary because “only express legislative language will protect an owner’s right to lease his or her property from leasing restrictions that may be adopted by CID members subsequent to purchase.” (Sen. Rules Com., Off. of Sen. Floor Analyses, 3d reading analysis of Sen. Bill No. 150 (2011-2012 Reg. Sess.) as amended June 9, 2011.) In these reports, then, the committees not only used the word “restrictions” (rather than “prohibitions”) but also made at least one reference to minimum-time restrictions.

Further, the legislative history indicates that the Legislature’s intention was to ensure that owners maintained all the rental and leasing rights they had at the time of purchase. By enacting section 4740, the Legislature sought to “preserv[e] the CID’s right to adopt leasing restrictions, while at the same time ensuring that the owner can only be so limited if the restrictions were in place at the time the interest was acquired.” The Legislature thus intended section 4740 to ensure that “[i]f members of a [homeowners association] vote to pass a restriction on rentals the restriction would not apply to an owner that had the right to rent or lease when they purchased unless they agree to waive that right.” (Sen. Rules Com., Off. of Sen. Floor Analyses, 3d reading analysis of Sen. Bill No. 150 (2011-2012 Reg. Sess.) as amended June 9, 2011.)

Put another way, in enacting section 4740, the Legislature “declare[d] that the rights of CID owners to rent or lease their properties, as the rights existed at the time they acquired them, should be protected.” (Sen. Com. on Judiciary, Analysis of Sen. Bill No. 150 (2011-2012 Reg. Sess.) as amended Apr. 25, 2011.) That is, the Legislature passed the statute to “[p]rovide[] that the right of an owner to rent or lease his or her separate interest [in a CID] shall be the same as when the owner purchased his or her separate interest throughout the life of ownership.” (Sen. Rules Com., Off. of Sen. Floor Analyses, 3d reading analysis of Sen. Bill No. 150 (2011-2012 Reg. Sess.) as amended June 9, 2011.)

In both its language and its substance, then, section 4740’s legislative history shows that the Legislature sought for it to broadly address both rental “restrictions” and rental “prohibitions” in CIDs. In our view, the statute’s legislative history demonstrates that the statute’s goal is to exempt CID property owners from any kind of rental prohibition or restriction that did not exist when the owner acquired title to the property. The exemption must include at least the type of restriction at issue here, where a category of rentals (STRs) is barred. We do not address whether an association could enact a generally applicable limitation on occupants (such as a noise restriction) or impose certain generally applicable requirements (such as a fee for using a common facility, or housekeeping rules) that affect renting but do not directly prohibit “the rental or leasing” of the property itself. That is, we need not decide whether a CID association may pass generally applicable rules that may negatively affect a CID property owner’s ability to rent or lease her property yet do not “prohibit” its renting or leasing. We need not deal with that question in this case, where the regulation bars all STRs. That is a prohibition on renting or leasing, not a prohibition on something else that happens to affect it.

We note that the Legislative Counsel, whose opinions we must “give due deference” (Grupe Development Co. v. Superior Court (1993) 4 Cal.4th 911, 922), reached the same conclusion. In its opinion, “the legislative history [of section 4740] demonstrates that the Legislature sought to address both rental restrictions and outright prohibitions,” and that the statute’s purpose “was to exempt [CID property] owners from any rental prohibition, regardless of its nature, that took effect on or after January 1, 2012, unless the prohibition took effect before the owner acquired title.”

The Legislative Counsel thus summarized its opinion about section 4740’s effect on rental prohibitions in CIDs, including prohibitions on STRs, as follows: “[U]nder Civil Code section 4740, an owner of a separate interest in a [CID] is subject to a provision of a governing document or an amendment to a governing document that became effective on or after January 1, 2012, and that prohibits an owner from renting out the owner’s interest in the property under certain conditions, such as a short-term lease, only if either (1) the prohibition took effect before the owner acquired title to his or her separate interest in that development, or (2) the owner consented to the governing document or amendment containing that provision.” (Italics added.) Given section 4740’s legislative history, we agree.

In briefing, Montage dismisses section 4740’s legislative history as “irrelevant”—an assertion we reject—and offers the following three arguments why Brown is not exempt from its ban on STRs.

Montage first argues an STR is a “limited license” to use the property, and thus Brown’s guests who rent her property on a short-term basis are licensees, not “tenants” who rent the property under section 4740. Montage failed to preserve this line of argument for consideration on appeal. (See Karlsson v. Ford Motor Co. (2006) 140 Cal.App.4th 1202, 1216-1217.)[2]

Regardless, we reject the argument. In analogous contexts, courts have routinely used the term “rent” and its variants to refer to short-term occupancies. (See City of San Bernardino Hotel/Motel Assn. v. City of San Bernardino (1997) 59 Cal.App.4th 237, 246 [“The ordinance defines `rent’ as `the consideration charged, whether or not received for the occupancy of space in a hotel . . . .'”]; Batt v. City and County of San Francisco (2010) 184 Cal.App.4th 163, 167 [“[T]he Hotel Tax imposes a levy of 14 percent `on the rent for every occupancy of a guest room in a hotel in the City and County.'”]; In re Transient Occupancy Tax Cases (2016) 2 Cal.5th 131, 135 [discussing ordinance that defined “rent” as “`the total consideration charged to a Transient'”].) The same conclusion is supported by the common, dictionary definition of the terms: The rental of a property is “a usually fixed periodical return made by a tenant or occupant of property to the owner for the possession and use thereof.” (https://www.merriam-webster.com/dictionary/rent, italics added.) A STR is a “rental” under section 4740, even if it could be described as a “license” as well.

Montage next argues that Brown is effectively running a hotel out of her property. Montage thus contends Brown’s use of her property for STRs violates regulations in the governing documents added in 2018 that allow her to use her property for “residential” use only and prohibit her from using it for “business or commercial activities.” This argument is curious in that a lease exceeding 30 days also is a “business or commercial” activity in the sense that Montage is construing that phrase, particularly when that lease is for profit. Because the association does not purport to ban renting or leasing in general, the prohibition on business or commercial activity must refer to operating a business at the property, not renting or leasing the property itself. Indeed, the governing documents’ prohibition is for such activities “in” any residence or “on” any portion of the property. We cannot see how the prohibition on “business or commercial” activity can be read to prohibit short term rentals but not longer term ones. Regardless, as we explained above, section 4740 exempts Brown from any regulation, whatever its label, that restricts her rights to rent her property if the regulation did not exist at the time she acquired title to the property and she does not agree to the regulation. Montage’s prohibition on “business or commercial” activities, if interpreted the way Montage does as a prohibition on STRs, is another such regulation that would contravene section 4740.[3]

Montage nonetheless argues its STR prohibition is permissible due to “public policy considerations.” Montage observes that individual property owner’s rights must sometimes give way to the public interest and the right of CIDs to decide their rules and restrictions. We must give effect, however, to the public policy considerations that were given priority by the Legislature when it adopted section 4740. (See Palmer v. Agee (1978) 87 Cal.App.3d 377, 384 [statutory interpretation that “will promote legislative intent, purpose and policy will override a construction that would defeat it”].) Section 4740 was enacted to protect “the rights of CID owners to rent or lease their properties, as the rights existed at the time they acquired them.” (Sen. Com. on Judiciary, Analysis of Sen. Bill No. 150 (2011-2012 Reg. Sess.) as amended Apr. 25, 2011.) (Italics added.) Its goal is to ensure that “the right of an owner to rent or lease his or her separate interest [in a CID] shall be the same as when the owner purchased his or her separate interest throughout the life of ownership.” (Sen. Rules Com., Off. of Sen. Floor Analyses, 3d reading analysis of Sen. Bill No. 150 (2011-2012 Reg. Sess.) as amended June 9, 2011.) Our task is to ensure that goal is met. (Palmer v. Agee, supra, at p. 384; Bernard v. City of Oakland (2012) 202 Cal.App.4th 1553, 1560-1561.)

Finally, we note that the Legislature enacted Civil Code section 4741 while this appeal was pending. That statute provides, among other things, that a CID may “adopt[] and enforce[] a provision in a governing document that prohibits transient or short-term rental of a separate property interest for a period of 30 days or less.” (Civ. Code, § 4741, subd. (c).) But Civil Code section 4741 also provides that, “[i]n accordance with [s]ection 4740, [Civil Code section 4741] does not change the right of an owner of a separate interest who acquired title to their separate interest before the effective date of this section to rent or lease their property.” (Civ. Code, § 4741, subd. (h).) Even recently, the Legislature sought to protect the short-term rental rights of CID property owners who took title to their properties before sections 4740 and 4741 went into effect, much like section 4740’s general protection for the rental rights of owners who took title before a change to rental prohibitions in governing documents, even though in section 4741 the Legislature permitted CIDs to regulate STRs going forward.

Because Montage’s prohibition on STRs did not exist when Brown acquired title to her property, she is exempt from the prohibition under section 4740. We therefore reverse the trial court’s orders granting Montage’s motion for summary judgment and denying Brown’s motion for summary adjudication.

III. DISPOSITION

The judgment granted to Montage is reversed. The trial court is directed to enter a new order denying Montage’s motion for summary judgment and granting Brown’s motion for summary adjudication. Brown is awarded costs on appeal.

MILLER, Acting P. J. and MENETREZ, J., concurs.

[1] The Davis-Sterling Act defines a common interest development as including a community apartment project, a condominium project, a planned development, or a stock cooperative. (Civ. Code, § 4100.) Any of these is managed by an association that is called either an owner’s association or a community association. (Civ. Code, § 4800.) An association’s governing document is called a “Declaration” (Civ. Code, § 4250), or more fully a “Declaration of Covenants, Conditions and Restrictions,” which is commonly called the association’s “CC&Rs.” (See generally Nahrstedt v. Lakeside Village Condominium Association (1994) 8 Cal.4th 361, 369.)

[2] Montage’s one-line argument on the issue made in its summary judgment reply brief without any supporting authority or analysis is insufficient to preserve the argument on appeal. (See Bently Reserve LP v. Papaliolios (2013) 218 Cal.App.4th 418, 437.)

[3] We do not address whether Montage and other CIDs can enforce a new generally applicable prohibition on operating a business at the property, even if that new rule burdens renters. That issue is not presented here however because Brown uses her property only for STRs.

Gonzalez v. Mathis

Gonzalez v. Mathis

(2021) 12 Cal.5th 29.

Supreme Court of California

August 19, 2021

No. S247677

Summary by Jillian M. Wright Esq.:

Landowners owe no duty to independent contractors or contractors’ workers, and landowners are not legally responsible to protect them against known hazards on premises unless the landowner directed the contractor to perform the job in a way that caused the injury.
TAKEAWAY: Associations can tell an independent contractor what to do, but should stay away from instructing them how to do it. Additionally, requiring a contractor to use an association’s equipment, promising and then failing to fix a known safety hazard, and refusing to allow the contractor to take safety precautions could subject the association to liability if injury results.

***End Summary***

12 Cal.5th 29 (2021)
LUIS GONZALEZ, Plaintiff and Appellant,
v.
JOHN R. MATHIS et al., Defendants and Respondents.
Appeal from the Superior Court of Los Angeles County, Super. Ct. BC542498. Gerald Rosenberg, Judge.

Second Appellate District, Division Seven, B272344.

Review Granted (published) XX 20 Cal.App.5th.

Evan D. Marshall; Law Offices of Wayne McClean, Wayne McClean; Panish Shea & Boyle, Brian J. Panish and Spencer R. Lucas for Plaintiff and Appellant.

Arbogast Law, David M. Arbogast; The Bronson Firm and Steven M. Bronson for Consumer Attorneys of California as Amicus Curiae on behalf of Plaintiff and Appellant.

Latham & Watkins, Marvin S. Putnam, Jessica Stebbins, Robert J. Ellison and Michael E. Bern for Defendants and Respondents.

Fred J. Hiestand for the Civil Justice Association of California as Amicus Curiae on behalf of Defendants and Respondents.

June Babiracki Barlow and Neil Kalin for California Association of Realtors as Amicus Curiae on behalf of Defendants and Respondents.

Newmeyer & Dillion, Alan H. Packer and Jack R. Rubin for California Building Industry Association as Amicus Curiae on behalf of Defendants and Respondents.

Greines, Martin, Stein & Richland, Edward L. Xanders and Eleanor S. Ruth for Association of Southern California Defense Counsel as Amicus Curiae on behalf of Defendants and Respondents.

LeClairRyan and William A. Bogdan for Associated General Contractors of California as Amicus Curiae on behalf of Defendants and Respondents.

Horvitz & Levy, Stephen E. Norris and Joshua C. McDaniel for American Property Casualty Insurance Association and Chamber of Commerce of the United States of America as Amici Curiae on behalf of Defendants and Respondents.

37*37 OPINION
GROBAN, J.—

There is a strong presumption under California law that a hirer of an independent contractor delegates to the contractor all responsibility for workplace safety. (See generally Privette v. Superior Court (1993) 5 Cal.4th 689 [21 Cal.Rptr.2d 72, 854 P.2d 721] (Privette); SeaBright Ins. Co. v. US Airways, Inc. (2011) 52 Cal.4th 590 [129 Cal.Rptr.3d 601, 258 P.3d 737] (SeaBright).) This means that a hirer is typically not liable for injuries 38*38 sustained by an independent contractor or its workers while on the job. Commonly referred to as the Privette doctrine, the presumption originally stemmed from the following rationales: First, hirers usually have no right to control an independent contractor’s work. (Privette, at p. 693.) Second, contractors can factor in “the cost of safety precautions and insurance coverage in the contract price.” (Ibid.) Third, contractors are able to obtain workers’ compensation to cover any on-the-job injuries. (Id. at pp. 698-700.) Finally, contractors are typically hired for their expertise, which enables them to perform the contracted-for work safely and successfully. (See id. at p. 700; Rest.3d Torts, Liability for Physical and Emotional Harm, § 57, com. c, p. 402.)

We have nevertheless identified two limited circumstances in which the presumption is overcome. First, in Hooker v. Department of Transportation (2002) 27 Cal.4th 198 [115 Cal.Rptr.2d 853, 38 P.3d 1081] (Hooker), we held that a hirer may be liable when it retains control over any part of the independent contractor’s work and negligently exercises that retained control in a manner that affirmatively contributes to the worker’s injury. (Id. at p. 202.) Second, in Kinsman v. Unocal Corp. (2005) 37 Cal.4th 659 [36 Cal.Rptr.3d 495, 123 P.3d 931] (Kinsman), we held that a landowner who hires an independent contractor may be liable if the landowner knew, or should have known, of a concealed hazard on the property that the contractor did not know of and could not have reasonably discovered, and the landowner failed to warn the contractor of the hazard. (Id. at p. 664.)

We granted review in this case to decide whether a landowner may also be liable for injuries to an independent contractor or its workers that result from a known hazard on the premises where there were no reasonable safety precautions it could have adopted to avoid or minimize the hazard. We conclude that permitting liability under such circumstances, thereby creating a broad third exception to the Privette doctrine, would be fundamentally inconsistent with the doctrine. When a landowner hires an independent contractor to perform a task on the landowner’s property, the landowner presumptively delegates to the contractor a duty to ensure the safety of its workers. This encompasses a duty to determine whether the work can be performed safely despite a known hazard on the worksite. As between a landowner and an independent contractor, the law assumes that the independent contractor is typically better positioned to determine whether and how open and obvious safety hazards on the worksite might be addressed in performing the work. Our case law makes clear that, where the hirer has effectively delegated its duties, there is no affirmative obligation on the hirer’s part to independently assess workplace safety. Thus, unless a landowner retains control over any part of the contractor’s work and negligently exercises that retained control in a manner that affirmatively contributes to the injury (Hooker, supra, 27 Cal.4th at p. 202), it will not be liable to an 39*39 independent contractor or its workers for an injury resulting from a known hazard on the premises. Because the Court of Appeal held otherwise, we reverse the judgment.

I. BACKGROUND
This case comes before us after the trial court granted a motion for summary judgment. We therefore “take the facts from the record that was before the trial court when it ruled on that motion. [Citation.] `”We review the trial court’s decision de novo, considering all the evidence set forth in the moving and opposing papers except that to which objections were made and sustained.”‘ [Citation.] We liberally construe the evidence in support of the party opposing summary judgment and resolve doubts concerning the evidence in favor of that party. [Citation.]” (Yanowitz v. L’Oreal USA, Inc. (2005) 36 Cal.4th 1028, 1037 [32 Cal.Rptr.3d 436, 116 P.3d 1123].)

Defendant John R. Mathis lives in a one-story house with a flat, sand-and-gravel roof. The roof contains a large skylight covering an indoor pool. Plaintiff Luis Gonzalez is a professional window washer who first started cleaning Mathis’s skylight in the 1990s as an employee of Beverly Hills Window Cleaning. In the mid-2000s, Gonzalez started his own professional window washing company. Gonzalez advertised his business as specializing in hard to reach windows and skylights. His marketing materials stated that he “trains his employees to take extra care … with their own safety when cleaning windows.”

In or around 2007, Mathis began regularly hiring Gonzalez’s company to clean the skylight. Gonzalez would climb a ladder affixed to the house to access the roof. Directly to the right of the top of the ladder, a three-foot-high parapet wall runs parallel to the skylight. Mathis constructed the parapet wall for the aesthetic purpose of obscuring air conditioning ducts and pipes from view. The path between the edge of the roof and the parapet wall is approximately 20 inches wide. Gonzalez would walk between the parapet wall and the edge of the roof and use a long, water-fed pole to clean the skylight. Gonzalez testified that he did not walk on the other side of the parapet wall—i.e., between the parapet wall and the skylight—because air conditioning ducts, pipes, and other permanent fixtures made the space too tight for him to navigate.

On August 1, 2012, at the direction of Mathis’s housekeeper, Gonzalez went up on to the roof to tell his employees to use less water while cleaning the skylight because water was leaking into the house. While Gonzalez was walking between the parapet wall and the edge of the roof on his way back to the ladder, he slipped and fell to the ground, sustaining serious injuries. Gonzalez did not have workers’ compensation insurance.

40*40 Gonzalez contends that his accident was caused by the following dangerous conditions on Mathis’s roof: (1) Mathis’s lack of maintenance caused the roof to have a very slippery surface made up of “loose rocks, pebbles, and sand”; (2) the roof contained no tie-off points from which to attach a safety harness; (3) the roof’s edge did not contain a guardrail or safety wall; and (4) the path between the parapet wall and the roof’s edge was unreasonably narrow and Gonzalez could not fit between the parapet wall and the skylight due to obstructing fixtures. Gonzalez testified that he knew of these conditions since he first started cleaning Mathis’s skylight, although the roof’s condition became progressively worse and more slippery over time. Gonzalez also testified that he told Mathis’s housekeeper and accountant “months before the accident” that the roof was in a dangerous condition and needed to be repaired, though Gonzalez did not indicate that his work of cleaning the skylight could not be performed safely absent the roof’s repair.

The trial court granted Mathis’s motion for summary judgment, finding that Mathis owed no duty to Gonzalez pursuant to the Privette doctrine. The Court of Appeal reversed. It held that a landowner may be liable to an independent contractor or its workers for injuries resulting from known hazards in certain circumstances. (Gonzalez v. Mathis (2018) 20 Cal.App.5th 257, 272-273 [228 Cal.Rptr.3d 832] (Gonzalez).) More specifically, the Court of Appeal relied on dicta in Kinsman providing that, “`when there is a known safety hazard on a hirer’s premises that can be addressed through reasonable safety precautions on the part of the independent contractor, … the hirer generally delegates the responsibility to take such precautions to the contractor'” (Gonzalez, at p. 268) to hold that, “[a]s a corollary, the hirer can be held liable when he or she exposes a contractor (or its employees) to a known hazard that cannot be remedied through reasonable safety precautions” (id. at pp. 272-273). The Court of Appeal additionally held that disputed issues of material fact existed as to whether Gonzalez could have taken reasonable safety precautions to avoid the danger, precluding summary judgment. (Id. at pp. 273-274.)

We granted review.

II. DISCUSSION
The Privette doctrine holds that a hirer generally delegates to an independent contractor all responsibility for workplace safety and is not liable for injuries sustained by the contractor or its workers while on the job. We are asked to determine whether, despite the Privette doctrine, a landowner may be liable for injuries stemming from a known hazard on the premises that neither the contractor nor its workers could have avoided through the adoption of reasonable safety precautions. To resolve this, it is helpful to 41*41 provide an overview of the principles underlying Privette and its progeny. We then discuss the general premises liability rules that apply to known hazards on the landowner’s property. Finally, we discuss whether, under Privette, a landowner delegates to an independent contractor any duty it might otherwise owe under the usual premises liability rules to protect the contractor or its workers from known hazards on the property.

A. The Privette Doctrine
In Privette, we considered whether a landowner could be liable for injuries sustained when an independent contractor’s employee fell off a ladder while carrying hot tar up to a roof during a roof installation. (Privette, supra, 5 Cal.4th at pp. 691-692.) We held that the doctrine of peculiar risk—which provides that landowners are vicariously liable for injuries to third parties resulting from the negligence of independent contractors in performing inherently dangerous work on the landowners’ property—does not apply to injuries sustained by the contractor’s own employees. (Ibid.) We explained that the doctrine was meant to ensure that third parties received compensation from the person who benefitted from the work (i.e., the landowner) in the event the contractor was insolvent. (Id. at p. 701.) The availability of workers’ compensation, however, eliminates this concern as to the contractor’s own employees by ensuring that the employees will receive some compensation for their injuries. (Id. at pp. 701-702.) We also noted that allowing a contractor’s employees to sue the hirer would lead to the anomalous result where the “nonnegligent person’s liability for an injury is greater than that of the person whose negligence actually caused the injury” because the contractor’s exposure would be limited to workers’ compensation while the hirer would be subject to tort damages. (Id. at p. 698.) We further observed that imposing tort liability on hirers “would penalize those individuals who hire experts to perform dangerous work rather than assigning such activity to their own inexperienced employees.” (Id. at p. 700.)

Over the nearly three decades since we decided Privette, we have repeatedly reaffirmed the basic rule that a hirer is typically not liable for injuries sustained by an independent contractor or its workers while on the job. Our more recent cases emphasize delegation as the key principle underlying this rule: Because the hirer presumptively delegates to the independent contractor the authority to determine the manner in which the work is to be performed, the contractor also assumes the responsibility to ensure that the worksite is safe, and the work is performed safely. (SeaBright, supra, 52 Cal.4th at p. 600.) This rule applies even where the hirer was at least partially to blame due to its negligent hiring (Camargo v. Tjaarda Dairy (2001) 25 Cal.4th 1235, 1238 [108 Cal.Rptr.2d 617, 25 P.3d 1096]) or its failure to comply with preexisting statutory or regulatory workplace safety 42*42 requirements (SeaBright, at p. 594). It also applies to a solo independent contractor who has no employees and who has declined to obtain workers’ compensation insurance, such that the contractor will receive no coverage for his or her injuries. (Tverberg v. Fillner Construction, Inc. (2010) 49 Cal.4th 518, 521 [110 Cal.Rptr.3d 665, 232 P.3d 656] (Tverberg).)

We have nonetheless identified two situations in which a hirer has failed to effectively delegate all responsibility for workplace safety to the independent contractor. First, in Hooker, we held that a hirer will be liable where it exercises retained control over any part of the contractor’s work in a manner that affirmatively contributes to the worker’s injuries. (Hooker, supra, 27 Cal.4th at p. 202.) The hirer in Hooker had contractually retained the right to correct certain dangerous conditions on the worksite that were created by the contractor’s work. (Ibid.) We nevertheless rejected the plaintiff’s argument that such retained control over the safety conditions of the worksite, in and of itself, was sufficient to establish liability. (Id. at pp. 210-211.) We reasoned “it would be unfair to impose tort liability on the hirer of the contractor merely because the hirer retained the ability to exercise control over safety at the worksite” since “the person primarily responsible for the worker’s on-the-job injuries[] is limited to providing workers’ compensation coverage.” (Id. at p. 210.) But if the hirer negligently exercises its retained control “in a manner that affirmatively contributes to an employee’s injuries, it is only fair to impose liability on the hirer.” (Id. at p. 213.) We also made clear in Hooker that this exception to Privette is not met solely because a hirer is aware that there is an unsafe condition on the worksite or knows that the contractor is engaging in an unsafe work practice. (See id. at pp. 214-215.) Something more is required, such as “`inducing injurious action or inaction through actual direction'” (id. at p. 211); directing “`the contracted work be done by use of a certain mode'” (id. at p. 215); or interfering with “`the means and methods by which the work is to be accomplished'” (ibid.). Thus, we found that the hirer in Hooker did not exercise its retained control in a manner that affirmatively contributed to the injury where it merely permitted vehicles to use the overpass and knew that, in order to allow vehicles to pass through, the contractor’s crane operator was required to engage in the unsafe practice of retracting the crane’s stabilizing outriggers. (Id. at pp. 214-215.) But we did find that the hirer in Hooker’s companion case, McKown v. Wal-Mart Stores, Inc. (2002) 27 Cal.4th 219 [115 Cal.Rptr.2d 868, 38 P.3d 1094] (McKown), exercised its retained control in a manner that affirmatively contributed to the injury where it requested the independent contractor to use the hirer’s own defective equipment in performing the work. (Id. at p. 225.)

Second, in Kinsman, we addressed whether a landowner may be liable for injuries sustained by an independent contractor’s employee that were caused by a concealed hazard; specifically, hidden asbestos dust and 43*43 debris at a worksite. We held that the landowner could be liable if “the landowner knew, or should have known, of a latent or concealed preexisting hazardous condition on its property, the contractor did not know and could not have reasonably discovered this hazardous condition, and the landowner failed to warn the contractor about this condition.” (Kinsman, supra, 37 Cal.4th at p. 664, fn. omitted.) We based our holding on the premises liability rule that a landowner has a duty to warn a visitor of a dangerous condition on the property “`so that [the visitor], like the host, will be in a position to take special precautions when [the visitor] comes in contact with it.'” (Kinsman, at p. 673, quoting Rowland v. Christian (1968) 69 Cal.2d 108, 119 [70 Cal.Rptr. 97, 443 P.2d 561]; see also Rest.2d Torts, § 343.) Our holding was also grounded in Privette’s strong presumption in favor of delegation. We explained that, while a landowner delegates to an independent contractor the duty to protect its workers against hazards on the worksite, such delegation “is ineffective when the hirer, as landowner, fails to provide the contractor with the information—the existence of a latent hazard—necessary to fulfill that responsibility.” (Kinsman, at p. 679; see also id. at p. 673.)

B. Premises Liability Rules Applicable to Known Hazards
As described above, Kinsman involved a concealed hazard, which is not at issue here. Nonetheless, we discussed in Kinsman the usual landowner liability rule regarding an obvious hazard that applies to persons who visit the premises. (Kinsman, supra, 37 Cal.4th at pp. 672-674.) We explained that, typically, “`if a danger is so obvious that a person could reasonably be expected to see it, the condition itself serves as a warning, and the landowner is under no further duty to remedy or warn of the condition.'” (Id. at p. 673.) Still, we observed that landowners may be liable for injuries to persons resulting from an obvious hazard where “`”the practical necessity of encountering the danger, when weighed against the apparent risk involved, is such that under the circumstances, a person might choose to encounter the danger.”‘” (Ibid., quoting Krongos v. Pacific Gas & Electric Co. (1992) 7 Cal.App.4th 387, 391, 394 [9 Cal.Rptr.2d 124] [owner of a construction yard could be liable to an employee of the yard’s lessor for injuries resulting from an obvious hazardous power line].) This rule is consistent with the Restatement Second and Restatement Third of Torts. (Rest.2d Torts, § 343A [a landowner is generally not liable for injuries resulting from a “known or obvious” hazard, “unless the [landowner] should anticipate the harm despite such knowledge or obviousness”]; Rest.3d Torts, Liability for Physical and Emotional Harm, § 51, com. k, p. 251 [same].)

We did not determine in Kinsman whether or under what circumstances the above rule—which is set forth in section 343A of the Restatement Second of Torts (titled “Known or Obvious Dangers”)—might apply to 44*44 independent contractors. Instead, our rule in Kinsman applies only to situations in which an independent contractor could not be reasonably expected to ascertain or discover a hidden danger, a circumstance not at issue here. (Kinsman, supra, 37 Cal.4th at p. 673.) We did, however, squarely address the related section 343 of the Restatement Second of Torts (titled “Dangerous Conditions Known to or Discoverable by Possessor”). We observed that this section “must be modified, after Privette” as applied “to a hirer’s duty to the employees of independent contractors.” (Kinsman, at p. 674.) Section 343 provides that a landowner is liable for a hazard on the premises when it “`(a) knows or by the exercise of reasonable care would discover the condition, and should realize that it involves an unreasonable risk of harm to such invitees, and [¶] (b) should expect that they will not discover or realize the danger, or will fail to protect themselves against it.'” (Kinsman, at p. 674, quoting Rest.2d Torts, § 343, italics added by Kinsman.) We explained that the italicized phrase does not apply to independent contractors because, once the contractor becomes aware of a concealed hazard’s existence, it becomes the contractor’s responsibility to take whatever precautions are necessary to protect itself and its workers from the hazard. (Kinsman, at p. 674.)

Despite the above reasoning, we speculated in dicta in Kinsman that, even as to independent contractors, “[t]here may be situations … in which an obvious hazard, for which no warning is necessary, nonetheless gives rise to a duty on a landowner’s part to remedy the hazard because knowledge of the hazard is inadequate to prevent injury.” (Kinsman, supra, 37 Cal.4th at p. 673.) We further observed that, “when there is a known safety hazard on a hirer’s premises that can be addressed through reasonable safety precautions on the part of the independent contractor, a corollary of Privette and its progeny is that the hirer generally delegates the responsibility to take such precautions to the contractor….” (Kinsman, at p. 673.) The Court of Appeal relied on this discussion to create a third exception to the Privette doctrine: Where there were no reasonable safety precautions the independent contractor could have taken to avoid or protect against a known hazard, the landowner may be liable. (Gonzalez, supra, 20 Cal.App.5th at pp. 272-273.) But, as the Court of Appeal acknowledged, we did not set out to resolve in Kinsman whether or under what circumstances a landowner may be liable to an independent contractor or its workers for injuries resulting from known hazards on a premises; instead, we resolved only whether a landowner may be liable for concealed hazards on a premises. (Kinsman, supra, 37 Cal.4th at p. 664; see also Gonzalez, at p. 272, fn. 1.) And, we had no need to determine whether a landowner could be liable where no reasonable safety precautions exist that would protect an independent contractor or its workers from a known hazard on the premises, since the plaintiff in Kinsman acknowledged that “reasonable safety precautions against the hazard … were readily available….” (Kinsman, at p. 673; see also B.B. v. County of Los 45*45 Angeles (2020) 10 Cal.5th 1, 11 [267 Cal.Rptr.3d 203, 471 P.3d 329] [“`”[C]ases are not authority for propositions not considered”‘”].) We resolve this question below.

C. Delegation of a Landowner’s Duties Regarding Known Hazards Under Privette
This case compels us to answer a simple but important question: If there is a known hazard on a property that the independent contractor cannot remedy or protect against through the adoption of reasonable safety precautions, and the contractor or one of its workers is injured after proceeding to do the work anyway, is the landowner liable to the contractor in tort? We conclude that, pursuant to Privette’s strong presumption that a hirer delegates to an independent contractor all responsibility for workplace safety, a landowner owes no duty to the contractor or its workers to remedy a known hazard on the premises or take other measures that might provide protection against the hazard. Privette’s “no duty” rule applies even where the contractor is unable to minimize or avoid the danger through the adoption of reasonable safety precautions. A landowner does not fail to delegate responsibility to the contractor for workplace safety simply because there exists a known hazard on the premises that cannot be readily addressed by the contractor. Were we to hold otherwise, we would vastly expand hirer liability and create considerable tension with decades of case law establishing that a hirer is not liable where it is merely aware of a hazardous condition or practice on the worksite.

Further analysis of our reasoning in Kinsman, Hooker, and SeaBright make this conclusion clear. As we recognized in Kinsman, applying to independent contractors the Restatement’s rule that a landowner may be liable where it “`should expect'” that a visitor “`will fail to protect themselves against'” a known hazard on the premises would be inconsistent with Privette’s presumption of delegation. (Kinsman, supra, 37 Cal.4th at p. 674, italics omitted quoting Rest.2d Torts, § 343.) Once an independent contractor becomes aware of a hazard on the premises, “the landowner/hirer delegates the responsibility of employee safety to the contractor” and “a hirer has no duty to act to protect the employee when the contractor fails in that task….” (Kinsman, at p. 674.) A rule establishing landowner liability for a known hazard where there were no reasonable safety precautions the contractor could have adopted to protect against the hazard would turn Privette’s presumption of delegation on its head by requiring the landowner to affirmatively assess workplace safety. The landowner would need to determine whether the contractor is able to adopt reasonable safety precautions to protect against the known hazard and, if not, to remedy the hazard. This makes little sense given that a landowner typically hires an independent 46*46 contractor precisely because of the contractor’s expertise in the contracted-for work and the hirer usually has no right to interfere with the contractor’s decisions regarding safety or otherwise control the contractor’s work. (Privette, supra, 5 Cal.4th at pp. 693, 700; see also Torres v. Reardon (1992) 3 Cal.App.4th 831, 840 [5 Cal.Rptr.2d 52] [As between the hirer and the contractor, “the contractor better understands the nature of the work and is better able to recognize risks peculiar to it”]; Rest.3d Torts, Physical and Emotional Harm, § 57, com. c, p. 402 [“[H]irers of independent contractors have less knowledge than employers about the safety-related details and methods of the work”].) Our conclusion in Kinsman that a landowner delegates all responsibility to independent contractors to “`protect themselves against'” a known hazard (Kinsman, at p. 674, italics omitted), coupled with the principles underlying Privette’s straightforward rule that a hirer of an independent contractor delegates to the contractor all responsibility for workplace safety (see Privette, at p. 693; SeaBright, supra, 52 Cal.4th at p. 597), leads us to reject a rule that would allow a contractor to recover in tort so long as it proves it was unable to adopt reasonable safety precautions in the face of a known hazard.

In addition, a rule that would expose a landowner to tort liability whenever an independent contractor is unable to adopt reasonable safety precautions to protect against a known danger would create tension with our holding in Hooker by providing an avenue for liability premised upon a hirer’s failure to correct an unsafe work condition. In Hooker, we held that a hirer is not liable under Privette where it merely permits a dangerous work condition or practice to exist. (Hooker, supra, 27 Cal.4th at p. 215.) This is true even where the hirer knows of the danger and has the authority and ability to remedy it. The facts of Hooker make this clear: The hirer in Hooker had the authority to prevent traffic on an overpass the independent contractor was constructing. (Id. at p. 214.) The hirer also knew that, to allow traffic to pass through, the contractor’s crane operator was required to (i.e., had no other option other than to) engage in the unsafe practice of retracting the crane’s stabilizing outriggers. (Ibid.) Despite the hirer’s knowledge of the unsafe practice, we held that the hirer was not liable for failing to take affirmative steps within its authority to remedy it. (Id. at pp. 214-215.)

In the nearly two decades following our opinion in Hooker, courts have consistently reaffirmed that “[a] hirer’s failure to correct an unsafe condition” is insufficient, by itself, to establish liability under Hooker’s exception to the Privette doctrine. (Khosh v. Staples Construction Co., Inc. (2016) 4 Cal.App.5th 712, 718 [208 Cal.Rptr.3d 699]; see also Tverberg v. Fillner Construction, Inc. (2012) 202 Cal.App.4th 1439, 1446 [136 Cal.Rptr.3d 521] (Tverberg II) [“[P]assively permitting an unsafe condition to occur … does not constitute affirmative contribution”].) To be liable, a hirer must instead exercise its retained control over any part of the contracted-for 47*47 work—such as by directing the manner or methods in which the contractor performs the work; interfering with the contractor’s decisions regarding the appropriate safety measures to adopt; requesting the contractor to use the hirer’s own defective equipment in performing the work; contractually prohibiting the contractor from implementing a necessary safety precaution; or reneging on a promise to remedy a known hazard—in a manner that affirmatively contributes to the injury. (See Hooker, at pp. 212, fn. 3, 215; McKown, supra, 27 Cal.4th at p. 225; Tverberg II, at pp. 1446-1448; Ruiz v. Herman Weissker, Inc. (2005) 130 Cal.App.4th 52, 65-66 [29 Cal.Rptr.3d 641]; Ray v. Silverado Constructors (2002) 98 Cal.App.4th 1120, 1132-1134 [120 Cal.Rptr.2d 251] (Ray).)

We recognize that Hooker was based upon a retained control theory of liability (which applies to all hirers), whereas this action is based upon a premises liability theory (which would apply to only landowner hirers). Nevertheless, a rule that exposes a landowner to liability whenever there are no safety precautions available to protect an independent contractor or its workers against a known hazard would, in practice, swallow the rule we set forth in Hooker, at least as applied to landowners, because it would expose the landowner to liability even in situations in which it did not interfere with or exert control over any part of the contractor’s work, such as the contractor’s decisions regarding workplace safety. Indeed, it would give rise to a “Catch-22” situation: A landowner could avoid liability under Hooker by declining to interfere with the contractor’s decisions regarding whether or how it might safely perform the work in view of a hazard on the worksite, only to be potentially liable under the Court of Appeal’s rule for not exercising control over the contractor’s work by attempting to remedy or provide protections against that hazard.

Finally, our conclusion is consistent with our holding in SeaBright. In SeaBright, we addressed whether a hirer could be liable where an employee of an independent contractor hired to maintain and repair a luggage conveyor belt was injured because the conveyor belt lacked the safety guards required by Cal-OSHA regulations. (SeaBright, supra, 52 Cal.4th at pp. 594-595.) In answering “no” to this question, we explained that even though the hirer’s regulatory duty to install the safety guards preexisted the contract, the hirer delegated to the independent contractor “any tort law duty it owe[d] to the contractor’s employees to ensure the safety of the specific workplace that is the subject of the contract.” (Id. at p. 594, italics omitted; see also id. at pp. 601, 603.) The Court of Appeal’s proposed third exception to Privette would subject a landowner to liability for failing to remedy a known hazard on the premises, even though a hirer who fails to comply with clearly defined statutory and regulatory workplace safety requirements—and thereby creates an unsafe condition on the worksite—is not liable for such injuries under SeaBright.

48*48 Following our holdings in Hooker and SeaBright, several Court of Appeal decisions have found no hirer liability in circumstances strikingly similar to those presented here. In Delgadillo v. Television Center, Inc. (2018) 20 Cal.App.5th 1078 [229 Cal.Rptr.3d 594], an employee of an independent contractor fell to his death while he was washing a commercial building’s windows when his descent apparatus detached from the roof. (Id. at p. 1081.) The plaintiffs submitted evidence that (1) the building’s owners had a statutory and regulatory duty to provide approved anchor points on the roof to support window washers; (2) the building contained no such anchor points; and (3) without the anchor points, there was no safe way to clean the windows. (Id. at pp. 1083-1084.) The court nevertheless determined that the landowners owed no duty because, under our holding in SeaBright, they delegated to the contractor the duty to comply with all statutory and regulatory requirements necessary to provide a safe workplace. (Delgadillo, at p. 1091.) The court also found that the owners did not exercise retained control over the contractor’s work in a manner that affirmatively contributed to the injury because, while the building had inadequate anchor points, the owners did not “suggest or request” that the contractor use them in cleaning the windows. (Id. at p. 1093.) Like SeaBright, Delgadillo illustrates that even where an unsafe condition exists on the premises due to the landowner’s failure to comply with specific statutory and regulatory duties, the landowner is not liable because it is the contractor who is responsible for its own workers’ safety.

Similarly, in Madden v. Summit View, Inc. (2008) 165 Cal.App.4th 1267 [81 Cal.Rptr.3d 601], the court applied our holding in Hooker to find that the hirer (a general contractor) was not liable for injuries suffered by an employee of an independent contractor who fell from a raised patio during construction of a residential home. (Madden, at pp. 1271, 1276-1278.) The plaintiff claimed the hirer was negligent for failing to install protective railing along the open side of the patio. (Id. at pp. 1270-1271.) The court held that this was insufficient to amount to affirmative contribution. (Id. at pp. 1276-1278.) The court explained that, while the plaintiff alleged that its employer (the independent contractor) had no authority to install protective railing, there was no evidence that the hirer “participated in any discussion about placing a safety railing along the patio, became aware of any safety concern due to the lack of such a railing, or intervened in any way to prevent such a railing from being erected.” (Id. at p. 1277.) In other words, there was no evidence that the hirer “directed that no guardrailing or other protection against falls be placed along the raised patio, or that it acted in any way to prevent such a railing from being installed.” (Id. at pp. 1276-1277.)

Finally, in Brannan v. Lathrop Construction Associates, Inc. (2012) 206 Cal.App.4th 1170 [142 Cal.Rptr.3d 336] (Brannan), an employee of an independent contractor fell off a wet plastic scaffold that he believed was the 49*49 only means of access to the area in which he was working. (Id. at p. 1174.) The contractor had the authority to stop the work due to a safety concern but did not have any authority to remove the scaffold. (Id. at pp. 1174, 1178.) The court held that the hirer was not liable for the employee’s injuries because there was no indication that it exercised any retained control over the contractor’s work in a manner that affirmatively contributed to the injury. (Id. at pp. 1179-1180.) The court reasoned that even if the presence of the scaffold required the plaintiff to climb over it to perform his work, the hirer never directed the plaintiff to climb over the scaffold. (Id. at pp. 1178-1179.) The court further noted that the contractor did not ask the hirer to remove the scaffolding for safety reasons, nor did the hirer promise to do so. (Id. at p. 1180.)

The above cases illustrate how the Court of Appeal’s rule would subject landowners, but not general contractors or other hirers, to potential tort liability under an identical set of factual circumstances. All of our Privette line of cases, aside from Kinsman, considered “whether an employee of an independent contractor may sue the hirer of the contractor under tort theories covered in chapter 15 of the Restatement Second of Torts.” (Hooker, supra, 27 Cal.4th at p. 200.) That chapter covers the circumstances under which any hirer (whether a landowner or other hirer) may be liable for injuries sustained to third persons due to the work of an independent contractor. Kinsman, on the other hand, considered whether a landowner (but not a general contractor or subcontractor) may be liable for injuries sustained by an independent contractor’s workers under the premises liability tort theories covered by chapter 13 of the Restatement Second of Torts. (See Kinsman, supra, 37 Cal.4th at p. 673.) Thus, the Kinsman rule applied only to landowners (which we clarified in Kinsman also includes land possessors), and not to nonlandowner hirers.

If we were to adopt the Court of Appeal’s rule regarding known hazards, which is based on the premises liability rules discussed in Kinsman and thus applies exclusively to landowner hirers, we would be holding landowners liable for known dangerous conditions on the worksite even though nonlandowner hirers would not be liable under the same circumstances. To illustrate this discord, the landowners in Delgadillo would be liable because they owned a building that had an unsafe but known condition on the roof (i.e., the lack of statutorily required anchor points) and there were no reasonable safety precautions the window washers could have implemented in order to avoid the hazard and clean the windows safely. This liability would attach even though the landowner did not exercise any retained control over the contracted-for work in a manner that affirmatively contributed to the injury. But the general contractors in Brannan and Madden would not be liable 50*50 because they did not own the premises and also did not exercise any retained control over the contracted-for work in a manner that affirmatively contributed to the injury.

Tort law sometimes imposes heightened duties on landowners, including a duty to remedy obvious hazards on their property in certain circumstances. Nonetheless, we can think of no compelling reason for making the Privette doctrine largely inapplicable to landowner hirers such that they are unable to delegate the duty to maintain a safe workplace to an independent contractor. Indeed, it would be contrary to Privette’s strong presumption that all hirers delegate responsibility for workplace safety to independent contractors if we created two disparate rules under which landowners would be liable for known hazards on the worksite in certain circumstances while other nonlandowner hirers would not be liable for such hazards under the same circumstances. If anything, a landowner—perhaps especially a residential homeowner—will normally be less likely than a general contractor to have knowledge regarding the “methods used and requirements of the work being performed” by an independent contractor (Toland v. Sunland Housing Group, Inc. (1998) 18 Cal.4th 253, 268 [74 Cal.Rptr.2d 878, 955 P.2d 504] (Toland)) and is, therefore, less likely to understand whether and what safety precautions are available to protect the contractor’s workers from a known hazard on the premises. It made sense for us to adopt a rule in Kinsman that holds landowners accountable for concealed hazards on their property of which they should reasonably be aware and the independent contractor is unlikely to discover because the landowner is the only party with knowledge of the danger and cannot effectively delegate responsibility for workplace safety without alerting the contractor to the danger. (Kinsman, supra, 37 Cal.4th at p. 677; see also id. at p. 679.) This rationale does not apply where the hazard is open and obvious, as in this case. Moreover, we stopped short in Kinsman of imposing a duty on the landowner to remedy the concealed hazard or to provide the contractor with safety precautions that would protect it against the hazard, recognizing that it is the contractor’s duty to implement whatever precautions are necessary to protect its workers against the hazard once warned of it. (See id. at pp. 673-674.) Stated differently, once the hazard is known to the contractor, the contractor has at its disposal all of the information necessary to determine whether or how the work can be performed safely. We therefore decline to adopt a rule that subjects landowners to greater liability than other hirers for injuries stemming from known hazards.

Furthermore, it would be difficult, if not impossible, for a landowner to ever obtain summary judgment were we to adopt a rule that subjects landowners to potential liability where there are no reasonable safety precautions available to protect against a known danger. (Cf. Toland, supra, 18 Cal.4th at p. 268 [rejecting a rule that would impose liability based on a 51*51 hirer’s “`superior knowledge'” of the “`risk[s]'” of the work because the rule would not be amenable to summary judgment]; see also id. at pp. 275-276 (conc. & dis. opn. of Werdegar, J.).) The question of whether the independent contractor, in hindsight, could have adopted reasonable safety precautions to protect against a known hazard will almost always encompass disputed issues of material fact. (See Gonzalez, supra, 20 Cal.App.5th at pp. 273-274 [recognizing that the reasonableness of a party’s actions in confronting a known hazard or taking precautions to protect against the hazard “is generally a question of fact for the jury to decide”].) If a plaintiff were able to survive summary judgment merely by alleging there were no reasonable safety precautions available, Privette’s presumption of delegation would be rebuttable in nearly all instances, which would effectively amount to no presumption at all.

We acknowledge that there will sometimes be financial and other real world factors that might make it difficult for an independent contractor to raise safety concerns with the hirer or to simply walk away from a job it has deemed to be unsafe. But independent contractors can typically factor the cost of added safety precautions or any increased safety risks into the contract price. (Privette, supra, 5 Cal.4th at p. 693.) They can also purchase workers’ compensation to cover any injuries sustained while on the job. (Id. at pp. 698-700.)[1] Furthermore, our holding avoids the unfair “tort damages windfall” that would result from adopting a rule that allows independent contractors and their workers to obtain tort damages from the landowner while the landowner’s own employees are limited to workers’ compensation. (SeaBright, supra, 52 Cal.4th at p. 599; see also Privette, at p. 700.) Were we to adopt the Court of Appeal’s rule—which applies only to injuries suffered by independent contractors and their employees—we would allow contractors and their employees to obtain tort damages from the landowner when injured as a result of a known hazard on the premises. Conversely, those persons who were directly employed by the landowner would be limited to workers’ compensation for any injuries sustained while on the premises. To impose tort liability “on a person who hires an independent contractor for specialized work would penalize those individuals who hire experts to perform dangerous work rather than assigning such activity to their own inexperienced employees.” (Privette, at p. 700.)

Gonzalez argues that the Privette doctrine applies only where the independent contractor is specifically tasked with repairing the hazard or 52*52 where the hazard was created by the work for which the contractor was retained. Only then, in Gonzalez’s view, is the risk inherent to the work the contractor was hired to perform. Gonzalez’s argument goes well beyond the rule adopted by the Court of Appeal and fails on its merits for at least two reasons. First, Gonzalez’s view of the risk inherent to his work is overly narrow: It cannot be seriously disputed that cleaning a skylight will always entail at least some risk of falling off a roof. Second, Gonzalez’s position is contrary to our holdings in Tverberg and Kinsman. We recognized in Tverberg that the bollard holes that caused the independent contractor’s injury were wholly unrelated to his task of constructing a metal canopy. (Tverberg, supra, 49 Cal.4th at p. 523 [“The bollards had no connection to the building of the metal canopy, and [the independent contractor] had never before seen bollard holes at a canopy installation”].) The contractor also did not create the hazard; the holes were dug by a different subcontractor for a different purpose. (Id. at p. 522.) Nevertheless, we determined that the doctrine of peculiar risk does not apply when an independent contractor “seeks to hold the general contractor vicariously liable for injuries arising from risks inherent in the nature or the location of the hired work over which the independent contractor has, through the chain of delegation, been granted control.” (Id. at pp. 528-529, italics added.) Since the proximity of the bollard holes to the location where the canopy was to be constructed made “the possibility of falling into one of those holes … an inherent risk of” the contractor’s work, the contractor—and not the hirer—was responsible for protecting himself against that risk. (Id. at p. 529.) Similarly, in Kinsman, the independent contractor was hired to install scaffolding and not to remove or remediate the asbestos hazard. (Kinsman, supra, 37 Cal.4th at p. 664.) The plaintiff’s exposure to asbestos was also not caused by his work; instead, the work of other contractors generated asbestos dust and debris to which the plaintiff was exposed. (Ibid.) We did not hold that the landowner in Kinsman could be liable because the hazard was not inherent to the contractor’s work. Instead, we held that the landowner could be liable if the asbestos hazard was unknown to and undiscoverable by the contractor and the landowner failed to warn of it, irrespective of the fact that the contractor did not create the hazard and was not hired to remediate the hazard. (Id. at pp. 675, 683.) As these and our other Privette cases make clear, a hirer presumptively delegates to an independent contractor all responsibility for workplace safety, such that the hirer is not responsible for any injury resulting from a known unsafe condition at the worksite—regardless of whether the contractor was specifically tasked with repairing the unsafe condition and regardless of whether the danger was created by the work for which the contractor was retained.

Gonzalez additionally argues that delegation under Privette “is essentially a form of primary assumption of risk” and that, pursuant to the principles governing the primary assumption of risk doctrine, Mathis had “an 53*53 affirmative duty to not increase the risk above the level inherent in the activity.” Relying on primary assumption of risk cases, Gonzalez argues that since Mathis increased the risk that he would fall off the roof, Mathis must be held liable. Gonzalez is mistaken; the primary assumption of risk and Privette doctrines “are distinct.” (Gordon v. ARC Manufacturing, Inc. (2019) 43 Cal.App.5th 705, 717 [256 Cal.Rptr.3d 820].) The Privette doctrine is concerned with who owes a duty of care to ensure workplace safety—the hirer or the independent contractor—under principles of delegation. (See SeaBright, supra, 52 Cal.4th at pp. 599-600.) The assumption of risk doctrine asks whether a defendant owes a duty of care where the plaintiff voluntarily assumes the risks of a dangerous activity or occupation. (See Kahn v. East Side Union High School Dist. (2003) 31 Cal.4th 990, 1003-1005 [4 Cal.Rptr.3d 103, 75 P.3d 30].)

If the risks are inherent to the activity or occupation and cannot be mitigated without fundamentally altering the nature of the activity or occupation, primary assumption of risk applies and the defendant owes no duty of care. (See, e.g., Avila v. Citrus Community College Dist. (2006) 38 Cal.4th 148, 163 [41 Cal.Rptr.3d 299, 131 P.3d 383] [defendant owed no duty because being hit by a pitch, whether intentionally or not, is an inherent risk of baseball]; Priebe v. Nelson (2006) 39 Cal.4th 1112, 1132 [47 Cal.Rptr.3d 553, 140 P.3d 848] [defendant owed no duty because kennel worker “assumed the risk of being bitten or otherwise injured by the dogs under her care and control”].) Secondary assumption of risk is essentially a form of comparative negligence under which a defendant owes a duty of care to the plaintiff, but the plaintiff bears some fault for voluntarily encountering a known risk. (Gregory v. Cott (2014) 59 Cal.4th 996, 1001 [176 Cal.Rptr.3d 1, 331 P.3d 179].) If the strong presumption of delegation under Privette is overcome, assumption of risk and comparative fault principles may become relevant. (See McKown, supra, 27 Cal.4th at pp. 223, 226 [although the hirer was liable for affirmatively contributing to the injury, the jury allocated 55 percent of the fault to the independent contractor under comparative negligence principles].) But these principles have no bearing on whether, in the first instance, Mathis delegated to Gonzalez a duty to ensure workplace safety under Privette. If Gonzalez’s view were correct, then there would have been no need for us to articulate in Hooker that a hirer is liable only where it exercises retained control over any part of the independent contractor’s work in a manner that affirmatively contributes to the injury. Instead, we would have simply held that a hirer is liable whenever it increases the risk of injury.

For these reasons, we conclude that a landowner will generally not be liable for an injury to an independent contractor or its workers resulting from a known hazard on the property. Of course, if there is evidence that the landowner exercised any retained control over any part of the contractor’s work in a manner that affirmatively contributed to the injury, the landowner’s 54*54 actions would fall within the established Hooker exception to the Privette doctrine. But we decline to find a broad third exception to the Privette doctrine that would expose a landowner to liability for known hazards on the worksite where the independent contractor is unable to adopt reasonable safety precautions to protect against the hazard. Such a rule would be inconsistent with the strong presumption under Privette that a landowner delegates all responsibility for workplace safety to the independent contractor.

D. Application to the Present Case
We now apply our holding to the facts of this case. Gonzalez contends that Mathis’s roof was hazardous because the skylight could only be cleaned while walking along an unreasonably narrow path between the parapet wall and the roof’s exposed edge and, due to Mathis’s years-long failure to maintain the roof, this path was slippery and covered in loose sand, gravel, and rocks. Gonzalez additionally argues that he was not hired to and lacked the expertise necessary to repair the roof or change the permanent fixtures on the roof such that he and his workers could clean the skylight safely. Thus, Gonzalez concludes, Mathis’s duty to maintain the roof in a reasonably safe condition was never delegated to him. But while Mathis may not have delegated any duty to repair the roof or make other structural changes to it, Mathis did delegate to Gonzalez a duty to provide a safe workplace to his workers and to perform the work for which he was retained in a safe manner. This encompassed a duty on Gonzalez’s part to assess whether he and his workers could clean the skylight safely despite the existence of the known hazardous conditions on the roof. It would be contrary to the principles underlying Privette to hold that Mathis also had a duty to determine whether the work could be performed safely absent remediation of a known hazard. Landowners, like Mathis, hire independent contractors precisely because of their expertise in the contracted-for work. This expertise puts contractors in a better position to determine whether they can protect their workers against a known hazard on the worksite and whether the work can be performed safely despite the hazard.

We emphasize that our holding applies only to hazards on the premises of which the independent contractor is aware or should reasonably detect. (See Kinsman, supra, 37 Cal.4th at p. 675.) Although we recognized in Kinsman that the delegation of responsibility for workplace safety to independent contractors may include a limited duty to inspect the premises (id. at p. 677), it would not be reasonable to expect Gonzalez to identify every conceivable dangerous condition on the roof given that he is not a licensed roofer and was not hired to repair the roof (see id. at pp. 677-678). Here, however, it is undisputed that Gonzalez was aware of the roof’s dangerous conditions. 55*55 Consequently, Gonzalez had a duty to determine whether he and his workers would be able to clean the skylight safely despite the known dangerous conditions.

We also do not address whether and under what circumstances a landowner might be liable to an independent contractor or its workers who are injured as a result of a known hazard on the premises that is not located on or near the worksite. (See Kinsman, supra, 37 Cal.4th at p. 674, fn. 2.) Gonzalez argues that the path between the parapet wall and the edge of the roof was just a means to access the worksite, as opposed to being a part of the worksite, but this is belied by the undisputed evidence in the record. The path ran parallel to the skylight and Gonzalez testified that he utilized it while cleaning the skylight. Moreover, even if it were true that Gonzalez was required to traverse the path just to get to the skylight, it still would have constituted an inherent risk in the job for which he was hired. (See Tverberg, supra, 49 Cal.4th at p. 529 [“Because the bollard holes were located next to the area where Tverberg was to erect the metal canopy, the possibility of falling into one of those holes constituted an inherent risk of the canopy work”].) We do not resolve whether Mathis might have been liable under circumstances not presented on these facts, such as if the hazard had been located nowhere near the skylight and had been wholly unconnected to Gonzalez’s work in cleaning the skylight.

Gonzalez alternatively argues that, even if we decline to adopt the Court of Appeal’s rule, Mathis should still be held liable under the well-established Hooker exception to Privette. First, he claims that Mathis retained sole authority to hire a professional roofer to repair the roof and exercised that authority in a manner that affirmatively contributed to his injury by failing to do so. We made clear in Hooker, however, that a hirer does not exercise any retained control over the contractor’s work in a manner that affirmatively contributes to the contractor’s injury by merely permitting or failing to correct an unsafe work condition. (Hooker, supra, 27 Cal.4th at pp. 214-215; see also Padilla v. Pomona College (2008) 166 Cal.App.4th 661, 667, 671 [82 Cal.Rptr.3d 869] [hirer’s sole ability to depressurize the pipes that caused the plaintiff’s injury did not amount to an exercise of retained control in a manner that affirmatively contributed to the injury].) Although Gonzalez testified that he informed Mathis’s housekeeper and accountant that the roof was in poor condition and should be repaired, neither Mathis nor any of his staff promised, expressly or implicitly, to repair the roof. (See Hooker, at p. 212, fn. 3 [“[I]f the hirer promises to undertake a particular safety measure, then the hirer’s negligent failure to do so should result in liability if such negligence leads to an employee injury”]; Tverberg II, supra, 202 Cal.App.4th at p. 1448 [triable issue as to whether hirer’s statement that it did not currently have the materials needed to cover the bollard holes amounted to an implicit promise to cover the bollard holes once such materials were 56*56 obtained]; Brannan, supra, 206 Cal.App.4th at p. 1180 [case would have been decided differently had the hirer promised to remove the wet scaffolding].) They also did not prohibit or dissuade Gonzalez from implementing any particular safety measure or from requesting repairs as a condition of continuing the work. (See Ray, supra, 98 Cal.App.4th at pp. 1134, 1137 [hirer contractually prohibited independent contractor from implementing the one safety precaution that would have saved the worker’s life].)

We do not decide whether there may be situations, not presented here, in which a hirer’s response to a contractor’s notification that the work cannot be performed safely due to hazardous conditions on the worksite might give rise to liability. For example, we do not decide whether a hirer’s conduct that unduly coerces or pressures a contractor to continue the work even after being notified that the work could not be performed safely due to a premises hazard would fall under the Hooker exception to Privette. We decide only that neither Mathis nor any member of his staff exercised any retained control over Gonzalez’s work in a manner that affirmatively contributed to Gonzalez’s injury simply by being made aware that the roof was slippery and needed repair.

Second, Gonzalez argues that Mathis exercised his retained control over the work in a manner that affirmatively contributed to Gonzalez’s injury when Mathis’s housekeeper directed Gonzalez to go on to the roof on the day of the accident to tell his workers to use less water in cleaning the skylight. However, the general direction to “go on to the roof” did not interfere with or otherwise impact Gonzalez’s decisions regarding how to safely perform the work or provide a safe workplace for his employees. Mathis’s housekeeper did not, for example, direct Gonzalez to walk between the parapet wall and the roof’s edge or otherwise influence his decisions regarding whether and how he might safely cross over the roof in order to reach his workers. And, although Mathis’s housekeeper did exert some control over how Gonzalez conducted his work by directing him to “use less water,” Gonzalez does not contend that the use of less water was in any way causally connected to his injury. Gonzalez instead contends that he was injured because the configuration of the roof required him to walk between the parapet wall and the roof’s exposed edge, and the roof’s dilapidated condition made its surface very slippery. Thus, the housekeeper’s instruction did not amount to an exercise of retained control over any part of the work in a manner that affirmatively contributed to Gonzalez’s injury.

In sum, pursuant to Privette, Mathis delegated all responsibility for workplace safety to Gonzalez. This delegation included a responsibility on Gonzalez’s part to ensure that he and his workers would be able to clean the skylight safely despite the known dangerous conditions on the roof which 57*57 increased the risk of falling. Mathis is not liable under our well-established precedent because he did not exercise any retained control over any part of Gonzalez’s work in a manner that affirmatively contributed to Gonzalez’s injury.

III. DISPOSITION
We conclude that, under Privette, a landowner presumptively delegates to an independent contractor all responsibility for workplace safety, including the responsibility to ensure that the work can be performed safely despite a known hazard on the worksite. For this reason, a landowner will generally owe no duty to an independent contractor or its workers to remedy or adopt other measures to protect them against known hazards on the premises. Though a landowner may, nevertheless, be liable for a known hazard on the premises if it exercises its retained control over any part of the independent contractor’s work in a manner that affirmatively contributes to the injury, Gonzalez failed to present any evidence tending to show that such circumstances existed in this case. We therefore reverse the judgment of the Court of Appeal and remand to the Court of Appeal with instructions to affirm the trial court’s judgment.

Cantil-Sakauye, C. J., Corrigan, J., Liu, J., Cuéllar, J., Kruger, J., and Jenkins, J., concurred.

[1] That Gonzalez himself did not have workers’ compensation insurance does not change our analysis. Gonzalez was legally required to obtain workers’ compensation coverage for his employees (Lab. Code, § 3700) and he had the option of obtaining coverage for himself (Ins. Code, § 11846). Moreover, the “presence or absence of workers’ compensation coverage” is not key to determining whether Privette should apply. (Tverberg, supra, 49 Cal.4th at p. 522.)

 

Rischbieter v. Blue Lake Springs

Rischbieter v. Blue Lake Springs
(Aug. 11, 2021, No. C087880) __Cal.App.5th__ [2021 Cal. App. Unpub. LEXIS 5180].

Court of Appeals of California, Third District, Calaveras

Filed August 11, 2021

No. C087880

Summary by Jillian M. Wright, Esq.:

The corporation is a community association under the Davis-Stirling Common Interest Development Act even if its articles of incorporation do not comply with Civil Code section 4280 because that section does not articulate a consequence for such an omission and the association demonstrated a good faith attempt to organize under the Davis-Stirling Common Interest Development Act.

TAKEAWAY: Associations should check their articles of incorporation and other governing documents and check with legal counsel if there is any ambiguity as to whether the Davis-Stirling Common Interest Development Act applies.

***End Summary***

 

DOUGLAS C. RISCHBIETER, Plaintiff and Appellant,
v.
BLUE LAKE SPRINGS HOMEOWNERS ASSOCIATION, Defendant and Respondent.

DOUGLAS C. RISCHBIETER, Plaintiff and Appellant,
v.
BLUE LAKE SPRINGS HOMEOWNERS ASSOCIATION, Defendant and Respondent.

Appeal from the Superior Court No. 15CV40810

NOT TO BE PUBLISHED
California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

MAURO, Acting P. J.

Douglas Rischbieter, the owner of two property lots in a Calaveras County subdivision, sued the Blue Lake Springs Homeowners Association (Blue Lake) after it reinstated a requirement that property owners pay dues per lot rather than per member. The trial court granted Blue Lake’s motion for judgment (Code Civ. Proc., § 631.8) and entered judgment in favor of Blue Lake.

Rischbieter now contends (1) Blue Lake made a judicial admission that a property owner cannot hold more than one Blue Lake membership, and the trial court should not have allowed evidence to the contrary; (2) Blue Lake is not an “association” within the meaning of the Davis-Stirling Common Interest Development Act (the Davis-Stirling Act) (Civ. Code, § 4000 et seq.); (3) the Corporations Code exception allowing a property owner to hold more than one membership in a homeowners association does not apply to Blue Lake; and (4) the trial court erred in excluding a 2012 letter.

We asked the parties for supplemental briefing on whether an entity is not an association within the meaning of the Davis-Stirling Act if its articles of incorporation do not comply with Civil Code section 4280, subdivision (a), and also whether a de facto association could exist when there is a defect in the articles of incorporation.

Having considered the briefing and arguments of the parties, we conclude (1) Blue Lake did not make a clear and unequivocal admission that a property owner cannot hold more than one Blue Lake membership, (2) during the relevant time period, Blue Lake was an association under the Davis-Stirling Act, (3) the exception set forth in Corporations Code section 7312, subdivision (d) is applicable in this case, and (4) Rischbieter’s evidentiary challenge has not been preserved for review.

We will affirm the judgment.

BACKGROUND
Blue Lake filed articles of incorporation with the Secretary of State in 1963 and subsequently filed amended articles in 1965, 1969, and 1983. The amended articles filed in 1983 state that Blue Lake is a nonprofit mutual benefit corporation with the purpose to maintain and operate recreational facilities for the benefit of the owners of lots in the Blue Lake Springs subdivision.

At the time of trial, the recreational facilities for the Blue Lake Springs subdivision included two lakes, beaches, a lodge and restaurant, tennis courts, a swimming pool, a shuffleboard court, a basketball court, and a playground. Blue Lake also offered various programs and activities for children and adults.

The covenants, conditions and restrictions (CC&Rs) for the subdivision required property owners to become members of Blue Lake and to pay membership dues fixed by Blue Lake. Blue Lake’s manager testified that the words “dues” and “assessments” were used interchangeably.

Rischbieter and his wife owned two lots in the subdivision. From 1997 through 2008, Rischbieter made two dues payments for the two lots and received two membership cards. However, for the year 2009, the Blue Lake board voted that dues would be assessed per member rather than per lot. Rischbieter made only one dues payment that year. But the following year, the Blue Lake board voted that dues would again be assessed per lot.

Although Rischbieter made two dues payments in 2010 and 2015, he made only a single payment for the years 2011 through 2014 and 2016 through 2018. Blue Lake sent Rischbieter delinquent notices and eventually suspended his membership.

Rischbieter sued Blue Lake in 2015, asserting causes of action for breach of the CC&Rs, waiver, estoppel, and declaratory and injunctive relief. The matter proceeded to a bench trial and after Rischbieter rested his case, Blue Lake moved for judgment under Code of Civil Procedure section 631.8. The trial court granted the motion and issued a statement of decision.

The trial court found that Blue Lake was a planned development as defined in Civil Code section 4175. It said the absence of certain language in Blue Lake’s articles of incorporation, as required by the Davis-Stirling Act, was excused because the articles were filed with the Secretary of State before the Davis-Stirling Act was enacted and there was no requirement that Blue Lake file amended articles. It further concluded that Blue Lake fell within the exception of Corporations Code section 7312, subdivision (d), because it is a common interest development. In addition, the trial court determined that Blue Lake’s bylaws and CC&Rs permitted dues to be charged per lot, the governing documents authorized Blue Lake to suspend a membership when a member did not pay all dues, and the evidence showed that Rischbieter did not pay all dues. The trial court granted judgment in favor of Blue Lake.

STANDARD OF REVIEW
During a bench trial, a party may move for judgment after the other party has finished presenting evidence. (Code Civ. Proc., § 631.8, subd. (a).) The trial court must weigh the evidence and may render a judgment in favor of the moving party or may decline to render judgment until the close of all the evidence. (Ibid.)

Our review of such a judgment and its underlying findings is the same as it would be for a judgment entered after a completed trial. The findings and judgment are not erroneous if supported by substantial evidence, and we view the evidence in the light most favorable to the judgment, resolving evidentiary conflicts in favor of the prevailing party and indulging in all reasonable inferences to uphold the trial court’s findings. But we independently review an interpretation of the law based on undisputed facts. (San Diego Metropolitan Transit Development Board v. Handlery Hotel, Inc. (1999) 73 Cal.App.4th 517, 528; see Golden Rain Foundation v. Franz (2008) 163 Cal.App.4th 1141, 1147 (Golden Rain).)

DISCUSSION
I
According to Rischbieter, Blue Lake made a judicial admission that a property owner cannot hold more than one Blue Lake membership, and the trial court should not have allowed evidence to the contrary.

Paragraph 14 of Rischbieter’s complaint alleged that pursuant to Corporations Code section 7312, no property owner may hold more than one Blue Lake membership. Blue Lake admitted that allegation in its answer to the complaint.

A pleading can limit the issues at trial and narrow the proof. If facts alleged in the complaint are not controverted by the answer, they are not in issue, and no evidence need be offered to prove their existence. If an issue has been removed from a case by an admission in the answer, it is error to receive evidence on the matter. (Fuentes v. Tucker (1947) 31 Cal.2d 1, 4-5; see Welch v. Alcott (1921) 185 Cal. 731, 754.)

Nevertheless, paragraph 14 cannot be viewed in isolation. Paragraph 15 of the complaint alleged that no exception in Corporations Code section 7312 applied to Blue Lake, but Blue Lake denied that allegation. Blue Lake also denied the allegations in paragraphs 16 and 17 of the complaint that Rischbieter held only one Blue Lake membership and that pursuant to Corporations Code section 7312, Blue Lake could only charge Rischbieter dues for one membership. On this record, there was no clear and unequivocal admission by Blue Lake that a property owner could not hold more than one Blue Lake membership. (See Geimann v. Board of Police Commissioners (1910) 158 Cal. 748, 753-754; Spalding v. Spalding (1925) 75 Cal.App. 569, 581-582; see generally Fundin v. Chicago Pneumatic Tool Co. (1984) 152 Cal.App.3d 951, 955.) Rischbieter’s judicial admission contention lacks merit.

II
Rischbieter next claims Blue Lake is not an “association” within the meaning of Civil Code section 4080.

In California, common interest developments are subject to the provisions of the Davis-Stirling Act (§ 1350 et seq.), enacted in 1985. (Nahrstedt v. Lakeside Village Condominium Assn. (1994) 8 Cal.4th 361, 377-378.) Here, the trial court made the correct threshold determination that the Blue Lake Springs subdivision was a planned development (a type of common interest development) within the meaning of the Davis-Stirling Act. (Civ. Code, §§ 4100, subd. (c), 4175, 4185, subd. (a)(3), 4095, subd. (a).) There were over 2,000 properties in the Blue Lake Springs subdivision, and Rischbieter and his wife owned two lots. Blue Lake did not own those lots, but instead owned and maintained the common areas. The CC&Rs and amended bylaws required lot owners to pay dues and authorized Blue Lake to record a lien against the property of a delinquent member and institute foreclosure proceedings to collect delinquent dues and assessments. Based on the above, the Blue Lake Springs subdivision was a planned development under the Davis-Stirling Act. (Civ. Code, § 4175.)

An association under the Davis-Stirling Act is (1) a nonprofit corporation or unincorporated association (2) created for the purpose of managing (3) a common interest development. (Civ. Code, § 4080.) The record shows that Blue Lake was a nonprofit corporation created to manage the Blue Lake Springs subdivision, a type of common interest development. (Civ. Code, §§ 4080, 4100, 4175.)

Nevertheless, Rischbieter argues Blue Lake is not an association because its articles of incorporation do not comply with Civil Code section 4280.

Civil Code section 4280 is part of the Davis-Stirling Act. Its predecessor statute (former Civil Code section 1363.5) provided in relevant part: “The articles of incorporation of any common interest development association filed with the Secretary of State on or after January 1, 1995, shall include a statement that . . . identifies the corporation as an association formed to manage a common interest development . . . .” (Stats. 1994, ch. 204, § 1, italics added [former Civil Code section 1363.5].)

The Legislature amended former Civil Code section 1363.5 in 2011, deleting the phrase “on or after January 1, 1995.” (Stats. 2011, ch. 204, § 1.) Then, in 2014, the statutory language became Civil Code section 4280 without further substantive change. (Stats. 2012, ch. 180, § 2.) In 2013, the Legislature added subdivision (c) (Stats. 2013, ch. 605, § 20), which provides: “Documents filed prior to January 1, 2014, in compliance with former Section 1363.5, as it read on January 1, 2013, are deemed to be in compliance with this section.”

Blue Lake’s amended articles of incorporation were filed before the enactment of the Davis-Stirling Act and did not contain a statement that Blue Lake was an association formed to manage a common interest development. The question is whether this omission precludes a finding that Blue Lake is an association under the Davis-Stirling Act.

Civil Code section 4280 does not articulate a consequence for such an omission. But California law provides that when there are defects in the formation of a corporation, a de facto corporation may exist “where there is an attempt in good faith to organize under a valid law, followed by use of the corporate franchise, i.e., actual assumption of corporate powers.” (9 Witkin, Summary of Cal. Law (11th ed. June 2020 update) Corporations, § 23; accord Midwest Air Filters Pacific, Inc. v. Finn (1927) 201 Cal. 587, 592 [“The requisites to constitute a corporation de facto are three: (1) A charter or general law under which such a corporation as it purports to be might lawfully be organized; (2) a bona fide attempt to organize thereunder; and (3) an actual user of the corporate franchise.”]; Westlake Park Inv. Co. v. Jordan (1926) 198 Cal. 609, 613-616 (Westlake Park) [same]; Martin v. Deetz (1894) 102 Cal. 55, 65 [stating that a de facto corporation “exists where a number of persons have organized and acted as a corporation; have put on the habiliments of a corporation; have assumed the form and features of a corporation; have conducted their affairs, to some extent, at least, by the methods and through the officers usually employed by corporations; and have assumed the appearance, at least, of the counterfeit presentment of a legal corporate body”]; 15 Cal.Jur.3d (August 2020 Update) Corporations, § 77.) In Westlake Park, the California Supreme Court observed that upholding de facto corporations encourages the stability of business transactions. (Westlake Park, at pp. 614-615.)

Here, Blue Lake filed articles of incorporation and amended articles of incorporation, managed the planned development, and also filed Statements of Information with the Secretary of State pursuant to Corporations Code section 8210, affirming it was an association formed to manage a common interest development under the Davis-Stirling Act. (See Civ. Code, §4280, subd. (b).) Under the circumstances, even if Blue Lake did not amend its articles of incorporation after the enactment of former Civil Code section 1363.5 to state that it was an association formed to manage a common interest development, it was nevertheless a de facto association under the Davis-Stirling Act during the relevant time period. (Civ. Code, §§ 4080, 4100, 4175, 4200.)

Rischbieter urges in his supplemental opening brief that Golden Rain, supra, 163 Cal.App.4th 1141, demonstrates why strict compliance should be required. But Golden Rain is inapposite; it involved Civil Code section 1353, not Civil Code section 4280, and it did not discuss the effects of non-compliance. (Golden Rain, at p. 1152.)

Rischbieter further asserts that Blue Lake is a social and recreational club, not an association. He says Blue Lake was so identified in its articles of incorporation. However, we cannot find the words “social and recreational club” in the original or amended articles of incorporation or in the Davis-Stirling Act. In any event, Rischbieter does not explain why a social and recreational club cannot be an association under the Davis-Stirling Act. We reject his unsupported argument.

III
Rischbieter further contends the Corporations Code exception allowing a property owner to hold more than one membership in a homeowners association does not apply to Blue Lake.

A nonprofit mutual benefit corporation, such as Blue Lake, may admit persons to membership, as provided in its articles of incorporation or bylaws. (Corp. Code, § 7310.) Generally, no person may hold more than one membership, and no fractional memberships may be held in the corporation, except as provided in Corporations Code section 7312. (Corp. Code, § 7312.) Corporations Code section 7312, subdivision (d) provides that the articles or bylaws of an association created in connection with a planned development with five or more lots may permit a person who owns more than one lot or unit to hold a separate membership for each lot or unit. (See also Bus. & Prof. Code, §§ 11003, 11004.5.)

During the relevant time period, Blue Lake was an association, and the Blue Lake Springs subdivision was a planned development with more than five lots. Moreover, based on the provisions of the amended bylaws, which we review de novo, a property owner may hold more than one membership in Blue Lake. Among other things, those provisions indicate that membership and the number of votes awarded were based on ownership of a lot; specifically, ownership of one lot gives rise to one membership and the right to exercise one vote. Consistent with our reading of the above provisions, Rischbieter said he had the right to exercise two votes because he owned two lots. Also, the amended bylaws obligated the board to send a written notice to each owner of annual and special assessments that were “levied against his or her Lot,” suggesting that assessments were to be levied on a per-lot basis. Our construction is consistent with Blue Lake’s practice of charging multiple-lot owners for multiple memberships. Although Rischbieter argues the governing documents did not allow charging on a per-lot basis, his failure to cite to the record forfeits the argument. (Nwosu v. Uba (2004) 122 Cal.App.4th 1229, 1246-1247; City of Lincoln v. Barringer (2002) 102 Cal.App.4th 1211, 1239.)

Rischbieter urges that even if the exception set forth in Corporations Code section 7312, subdivision (d) is applicable, it could not require him to purchase two memberships, it would only “permit” him to do so upon his election. The language of the statute does not support the assertion that holding a separate membership for each lot under the section 7312, subdivision (d) is at the owner’s election. Rischbieter does not cite any authority supporting his interpretation of section 7312, subdivision (d).

Rischbieter also says Blue Lake did not have the authority to suspend his membership rights and privileges because he paid dues on one of his lots. But the CC&Rs provided that the right to use the recreational facilities may be suspended when a member is in default in the payment of any dues, fees or assessments levied by Blue Lake.

IV
In addition, Rischbieter argues the trial court abused its discretion by excluding an October 31, 2012 letter from evidence.

A trial court has broad discretion in determining the relevance of evidence. (Donlen v. Ford Motor Co. (2013) 217 Cal.App.4th 138, 148; McCoy v. Pacific Maritime Assn. (2013) 216 Cal.App.4th 283, 295.) The party challenging the trial court’s evidentiary ruling must make a clear showing that the ruling exceeds the bounds of reason. (Shaw v. County of Santa Cruz (2008) 170 Cal.App.4th 229, 281; Geffcken v. D’Andrea (2006) 137 Cal.App.4th 1298, 1307.)

Rischbieter argues the October 31, 2012 letter was probative of the fact that Blue Lake did not believe it had to follow the Davis-Stirling Act because it was an association. But he does not show where in the record he made such an argument in the trial court. He further argues the letter was relevant to paragraph 51.b of his complaint, which alleged that Blue Lake breached the CC&Rs and/or bylaws by unreasonably and arbitrarily suspending his membership and privileges to use the recreational facilities. Again, however, Rischbieter does not show that he pointed to paragraph 51.b in the trial court in arguing the relevance of the letter.”As a general rule, an appellate court will not review an issue that was not raised by some proper method by a party in the trial court.” (Morgan v. Imperial Irrigation Dist. (2014) 223 Cal.App.4th 892, 913.) The arguments have not been preserved for review. (Ibid.)

DISPOSITION
The judgment is affirmed. Blue Lake shall recover its costs on appeal. (Cal. Rules of Court, rule 8.278(a)(1) & (2).)

DUARTE, J., and KRAUSE, J., concurs.