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Bits & Pieces

Mervyn v. Atlas Van Lines, Inc.

United States District Court,

N.D. Illinois.

Thomas MERVYN, individually and on behalf of others similarly situated, Plaintiffs,

v.

ATLAS VAN LINES, INC., and Ace Wide Moving & Storage Co., individually and on behalf of others similarly situated, Defendants.

 

No. 13 C 3587.

Oct. 2, 2013.

 

Andrew Szot, Matthew E. Van Tine, Marvin Alan Miller, Miller Law LLC, Norman L. Hafron, Rosenfeld, Rotenberg, Hafront & Shapiro, Chicago, IL, Edward Dennis McNamara, Jr., McNamara & Evans, Springfield, IL, Kevin Peter Roddy, Wilentz, Goldman & Spitzer, P.A., Woodbridge, NJ, for Plaintiffs.

 

David H. Levitt, Joel David Bertocchi, Steven M. Puiszis, Hinshaw & Culbertson, LLP, Chicago, IL, for Defendants.

 

ORDER

RONALD A. GUZMÁN, District Judge.

*1 Defendants’ motion to dismiss [20] is granted in part and denied in part. The RICO claim is dismissed with leave to replead in 21 days provided Plaintiff may do so commensurate with his obligations under Rule 11. The remainder of the motion to dismiss is denied. Defendants’ motion for partial summary judgment [23] is granted in part.

 

STATEMENT

Thomas Mervyn (“Plaintiff”) brings suit on behalf of himself and others similarly situated against Atlas Van Lines, Inc. (“Atlas”) and Ace World Wide Moving & Storage Co., Inc., individually and on behalf of others similarly situated. Plaintiff alleges that Atlas and Ace FN1 knowingly and unlawfully miscalculated and reduced payments to truck owner-operators. Defendants move to dismiss and for partial summary judgment as to the request for injunctive relief.

 

FN1. The Court refers only to Plaintiff and the two named defendants at this time because no classes have yet been certified.

 

I. Facts

Plaintiff is an owner-operator of a moving truck and van. (Compl ., Dkt.# 1, ¶ 3.) He entered into a leasing agreement listing with Atlas, a motor carrier, which claims to be the second largest van line and carrier of household goods in North America. (Id. ¶ 4(a).) Atlas operates through a network of agents and is the assignee of lease agreements from owner-operators of equipment. (Id.) Ace is a moving company headquartered in Wisconsin, and on Plaintiff’s information and belief, has been and continues to be one of the top revenue-producing agents of Atlas. (Id. ¶ 4(b) .) On Plaintiff’s information and belief, because of Ace’s past and believed present leadership positions held with Atlas, Ace plays a high-level role in shaping the way Atlas does business. (Id.) Ace was one of eleven agents that orchestrated the repurchase of Atlas in 1988 and its Chairman of the Board, John W. Steiner, was and continues to be a director and stockholder of Atlas. (Id.)

 

Under the terms of the relevant lease agreement, Plaintiff was supposed to receive compensation based on a fixed percentage of the line haul and accessorial service charges. (Id. ¶ 18.) Instead, defendants used understated line haul and accessorial service amounts to calculate owner-operator compensation, thus reducing the amount of compensation Plaintiff received under the lease agreement. (Id. ¶ 19.) Plaintiff brings the following claims: (1) violation of 49 C.F.R. § 376.12(d); (2) breach of contract; (3) violations of the Racketeering Influenced and Corrupt Organizations Act (RICO), 18 U.S.C. § 1961, et seq. Defendants move to dismiss each claim.

 

II. Standard

Plaintiff contends that the complaint should not be dismissed in part because the “dismissal is warranted only if it can be determined to a certainty that Plaintiff cannot prove any facts that would allow relief under the allegations of the complaint,” and cites to Conley v. Gibson, 355 U.S. 41–46, 78 S.Ct. 99, 2 L.Ed.2d 80 (1957), but Plaintiff is incorrect. The United States Supreme Court rejected this language when analyzing the federal pleading standards in 2007. See Bell Atl. Corp. v. Twombly, 550 U.S. 544, 563, 127 S.Ct. 1955, 167 L.Ed.2d 929 (2007) (“[A]fter puzzling the profession for 50 years, this famous observation has earned its retirement”).

 

*2 When considering a Rule 12(b)(6) motion to dismiss, the Court accepts the well-pleaded factual allegations as true and draws all reasonable inferences from them in plaintiff’s favor. Hecker v. Deere & Co., 556 F.3d 575, 580 (7th Cir.2009). However, a complaint must “ ‘give the defendant fair notice of what the … claim is and the grounds upon which it rests’ “ and set forth facts sufficient “to raise a right to relief above the speculative level.” Bell Atl., 550 U.S. at 555 (quoting Conley v. Gibson, 355 U.S. 41, 47, 78 S.Ct. 99, 2 L.Ed.2d 80 (1957)). “Threadbare recitals of the elements of a cause of action, supported by mere conclusory statements, do not suffice.” Ashcroft v. Igbal, 556 U.S. 662, 678, 129 S.Ct. 1937, 173 L.Ed.2d 868 (2009).

 

III. Analysis

 

A. Motion to Dismiss

 

1. Terms of Agreement

 

Defendants first argue that the complaint should be dismissed in its entirety because Mervyn was paid consistent with the unambiguous terms of the contractor agreement. Specifically, Defendants challenge Plaintiff’s characterization of how he was supposed to be paid. While Plaintiff states that he was supposed to receive compensation based on a fixed percentage of line haul and accessorial service charges, Defendants point to the language of the Contractor Agreement attached to Plaintiff’s complaint, which, under the compensation schedule detailing the payments to contractors, states:

 

(a) Linehaul and accessorial service charges shall be determined by applying the applicable effective or predetermined effective bottom line discount (determined under Atlas’ rules) to the transportation and accessorial charges for each shipment.

 

(Compl., Ex. A, Contractor Agreement Addendum, at 21 of 32.)

 

Defendants note that the words “fixed percentage,” as referenced by Plaintiff, are not included in the compensation provision and assert that the words “effective,” “bottom line” and “discount,” which are part of the relevant text, are common English language words with an unambiguous meaning, citing to the Merriam–Webster online dictionary. They further state that the term “effective bottom line discount” or “EBLD” is defined on the Atlas website. They then state that the exhibits to the complaint establish that Mervyn was paid as the contract provides; however, they argue that Exhibit D to complaint is incomplete and attach to their motion what they deem is a “complete” copy of the relevant document.

 

Defendants’ reference to information outside the four corners of the pleadings dooms this argument in the context of this Rule 12(b) (6) motion. The Court may take into consideration on a motion to dismiss information in documents attached to the complaint or documents central to Plaintiff’s claim that Defendants attach to their motion to dismiss. Bogie v. Rosenberg, 705 F.3d 603, 609 (7th Cir.2013). The Court may also take judicial notice of certain information. Geinosky v. City of Chi., 675 F.3d 743, 745 n. 1 (7th Cir.2012). But, the Atlas website does not fall within any of these categories. In addition, the additional page to Exhibit D of the complaint to which Defendants’ refer has not been authenticated. Moreover, as Plaintiff notes, under the compensation provision quoted above, certain compensation terms are “determined under Atlas’ rules,” which are apparently undefined in the Contractor Agreement, and will presumably require consideration of evidence outside of the complaint. For these reasons, the Court denies Defendant’s motion to dismiss the Complaint based on the purported plain meaning of the relevant contract terms.

 

2. Failure to Challenge Amounts

*3 Defendants next point to § 11(f) of the Contractor Agreement, which states that:

 

Financial entries made by Company on payment documents shall be conclusively presumed correct and final if not disputed by Contractor within 30 days after distribution. On the date 30 days after distribution, such documents shall constitute the primary and/or primary prima facie business records between Company and the Contractor with respect to financial transactions existing between the parties as reflected on the statements, and additional underlying documentation, in support of the documents, shall not be required as a matter of proof before any administrative or judicial tribunal.

 

(Compl., Ex. A, Contractor Agreement, § 11(f).) Defendants assert that Plaintiff has not alleged that he timely challenged the amounts paid. Because this is essentially a statute of limitations defense that Plaintiff need not plead around, and Plaintiff has not plead facts establishing an “impenetrable defense” to its claim, the Court denies this basis for relief. Tamayo v. Blagojevich, 526 F.3d 1074, 1086 (7th Cir.2008).

 

3. Ace as a Carrier

Under the Motor Carrier Act, 49 U.S.C. § 14704(a)(2), “[a] carrier or broker providing transportation or service subject to jurisdiction under chapter 135 is liable for damages sustained by a person as a result of an act or omission of that carrier or broker in violation of this part.” According to Defendants, Plaintiff does not allege that Ace is a carrier or broker, and therefore the claim against it pursuant to the Act and its regulations must be dismissed.

 

But, in the Contractor Agreement attached to the complaint, Ace indicates it “serves as an agent for [Atlas], a carrier engaged in the business of interstate transportation of goods,” and “[p]rovides intrastate and local transportation of goods by motor vehicle under [Ace’s] Authority.” (Compl., Ex. A, Contractor Agreement, at page 1 of 32.) Construing the complaint in favor of Plaintiff, these statements are sufficient to allege Ace is a carrier.

 

4. RICO

Plaintiff alleges that Defendants violated RICO, 18 U.S.C. § 1962(c), by committing a pattern of racketeering activity, namely mail fraud. (Compl., Dkt. # 1, ¶¶ 38–40.) Specifically, Plaintiff alleges that Defendants committed numerous mail fraud violations “by mailing false and misleading driver settlement sheets to Plaintiff.” (Compl., Dkt.# 1, ¶ 38.) “A claim under section 1962(c) … requires a plaintiff to demonstrate (1) conduct (2) of an enterprise (3) through a pattern (4) of racketeering activity.” Rao v. BP Prods. N. Am., Inc., 589 F.3d 389, 399 (7th Cir.2009).

 

Defendants contend that Plaintiff has failed to allege racketeering activity, i.e., mail fraud in violation of 18 U.S.C. § 1341. In order to establish mail fraud, Plaintiff must show the following elements: “(1) a scheme to defraud (entailing a material misrepresentation), (2) an intent to defraud, and (3) the use of the mails.” United States v. Sorich, 523 F.3d 702, 708 (7th Cir.2008). A RICO claim based on alleged mail fraud must satisfy Rule 9(b)’s heightened pleading standard and must be pled with particularity.   Slaney v. Int’l Amateur Athletic Fed’n, 244 F.3d 580, 597 (7th Cir.2001). “[A] RICO plaintiff must, at a minimum, describe the two predicate acts of fraud with some specificity and state the time, place, and content of the alleged false representations, the method by which the misrepresentations were communicated, and the identities of the parties to those misrepresentations.” Id.

 

*4 Defendants first argue that Plaintiff has not alleged a material misrepresentation because, as they asserted above, the documents attached to the complaint show that Defendants expressly laid out all of the numbers on which the payments to Plaintiff were made. While Plaintiff might dispute whether those numbers are correct based on the terms of the contract, Defendants contend that the documents accurately set forth which numbers had been used to calculate the payments to him. As noted by the Seventh Circuit:

 

A mailing that is not in furtherance of the fraud, but instead works against it will not support a mail fraud conviction. Case law suggests that, in the context of mail fraud on an insurer, a mailing does not further the illegal scheme, and thus is outside the statute, when it serves to put the defrauded person on notice of the fraud, makes the execution of the fraud less likely, opposes the scheme, or discloses the nature of the fraud.

 

United States v. Koen, 982 F.2d 1101, 1107 (7th Cir.1992). Such an instance exists here. Indeed, the complaint refers to Exhibits C and D, example payment sheets received by Plaintiff from Defendants, which are annotated to show that “although the actual line haul (L/H) charge was $7,416.79, a different understated line haul (L/H) amount [which was also included on the payment sheet] was used to arrive at the line haul figure of $3,858.33.’ (Compl., Dkt. # 1, ¶¶ 21–22; id., Exs. C, D.) Because the mailings actually disclosed the numbers on which the payments to Plaintiff were made, i.e., the nature of the purported fraud, they cannot be in furtherance of the fraud. Therefore, the motion to dismiss the RICO claim for failing to allege a misrepresentation is granted.

 

This flaw in Plaintiff’s allegations illustrates why courts have expressed an ongoing concern about turning general commercial disputes based on the parties’ different interpretations of a contract into federal RICO claims. Carr v. Tillery, 591 F.3d 909, 918 (7th Cir.2010) (explaining that breach of contract claims “cannot be transmogrified into a RICO claim by the facile device of charging that the breach was fraudulent, indeed criminal. RICO is not a proper vehicle for levering a breach of contract suit … into federal court.’). Particularly applicable here is the following observation in Carr:

 

The defendants did not pay Carr the fees to which he contends he was entitled by the Memorandum of Understanding: the complaint calls this extortion, financial exploitation of an elderly person, theft in interstate commerce, mail fraud, wire fraud, and so on almost ad infinitum. If such renaming satisfies civil RICO, we shall see a wholesale migration of breach of contract suits into the federal courts, given the procedural advantages of so proceeding that we noted earlier.

 

Id.

 

In any event, Plaintiff’s allegations of a pattern of racketeering are also insufficient. To show a pattern, Plaintiff must first demonstrate that Defendants committed at least two acts of racketeering activity in a ten-year period. 18 U.S.C. § 1961(5). To establish a pattern, “[u]ltimately, a civil RICO plaintiff must satisfy the ‘continuity plus relationship’ test: ‘the predicate acts must be related to one another (the relationship prong) and pose a threat of continued criminal activity (the continuity prong).” Dremco, Inc. v. Diver, No. 12 C 8703, 2013 WL 1873917, at *5 (N.D.Ill. May 3, 2013) (citation omitted). As to the continuity prong, “ ‘[r]elevant factors include the number and variety of predicate acts and the length of time over which they were committed, the number of victims, the presence of separate schemes and the occurrence of distinct injuries.” (Id.) (citation omitted).

 

*5 According to the complaint, “[o]n numerous occasions, Defendants Atlas and/or Ace and the members of the Defendant class either mailed, or caused to be mailed, false and misleading settlement sheets to Plaintiffs and the members of the Plaintiff Class.” (Compl., Dkt.# 1, ¶ 39.) The complaint goes on to allege that “[t]he predicate acts of mail fraud both (a) extended over a substantial period of time and/or (b) by their very nature, and the nature of the alleged scheme to defraud Plaintiff and the members of the Plaintiff class, project into the future with a threat of repetition.” (Id.) As an initial matter, the Court notes the absence of any specific allegations regarding the length of the purported fraud, how often it occurs, the number of victims, or the threat of continuity.

 

In addition, Plaintiff does not allege a variety of predicate acts and only one scheme. The Seventh Circuit does not “ ‘look favorably on many instances of mail and wire fraud to form a pattern,’ “ since “all modern business transactions entail use of the mails or wires.” Midwest Grinding Co., Inc. v. Spitz, 976 F.2d 1016, 1025 (7th Cir.1992) (citation omitted) (finding no pattern based on hundreds of invoices sent through the mails to the plaintiff’s former customers). “[M]ail and wire fraud allegations ‘are unique among predicate acts’ because multiplicity of such acts ‘may be no indication of the requisite continuity of the underlying fraudulent activity.’ “ Dremco, Inc., 2013 WL 1873917, at *5 (citations omitted). Plaintiff pleads no facts to support a finding of ongoing long-term criminal activity versus a simple difference in the interpretation of a contract and settlement sheets sent out based on Defendants’ interpretation. Midwest Grinding, 976 F.2d at 1022 (continuity component intended “to forestall RICO’s use against isolated or sporadic criminal activity, and to prevent RICO from becoming a surrogate for garden-variety … actions properly brought under state law”).

 

Nor does the complaint satisfy the RICO distinctiveness test. “Section 1962(c) requires a plaintiff to identify a ‘person’i.e ., the defendant-that is distinct from the RICO enterprise.” United Food and Commercial Workers Unions and Emp’rs Midwest Health Benefits Fund v. Walgreen Co., 719 F.3d 849 (7th Cir.2013). “And that person must have conducted or participated in the conduct of the enterprise’s affairs, not just its own affairs.’ “ Id. (quoting Reves v. Ernst & Young, 507 U.S. 170, 185, 113 S.Ct. 1163, 122 L.Ed.2d 525 (1993) (internal quotation marks and alterations omitted) (emphasis in original)). Here, Plaintiff identifies the “person” as “Atlas and/or Ace.” (Compl., Dkt. # 1, at ¶ 36.) But, “how [are Atlas and/or Ace] conducting the affairs of an enterprise through a pattern of racketeering activity?” Baker v. IBP, Inc., 357 F.3d 685, 691 (7th Cir.2004).

 

Plaintiff identifies Atlas and its owners-agents as a cooperative and therefore a legal entity RICO enterprise. (Compl., Dkt. # 1, at ¶ 37.) It alleges in the alternative that Atlas and its ownersagents constitute an association in fact enterprise. (Id.) FN2 But, Plaintiff also alleges that Atlas is a “cooperative van line owned by its agents.” (Compl., Dkt.# 1, ¶ 4 .) Thus, Plaintiff’s own allegations define Atlas to be the same as the purported enterprise, but “[w]ithout a difference between the defendant and the ‘enterprise’ there can be no violation of RICO.” Baker, 357 F.3d at 692. “The nub of the complaint is that [Atlas] operates itself unlawfully.”   Id. at 691. “[T]he complaint does not allege … that [Atlas] has infiltrated, taken over, manipulated, disrupted, or suborned a distinct entity or even a distinct association in fact.” Id.

 

FN2. Specifically, Plaintiff alleges that “Atlas and its owners-agents have a common purpose to operate a profitable moving van line and wrongfully increase their respective profits by underpaying Plaintiff [ ].” (Compl., Dkt.# 1, ¶ 37) (emphasis added). It goes on to allege that “Atlas and its owners-agents had and maintained relationships with each other, such relationships being defined by contractual agreements between and amongst them, as well as their common course of dealing.” (Id.)

 

*6 In its response to the motion to dismiss, Plaintiff asserts, despite having used the term “Atlas and/or Ace” throughout the relevant allegations in the complaint, that it was actually Ace that used the enterprise as “a vehicle to conduct the underpayment scheme.” (Pl.’s Resp., Dkt. # 31–1, at 22). But Plaintiff alleges no facts in support of such a claim. Plaintiff alleges only that Ace has historically been one of the top revenue-producing agents in the Atlas network, and, on information and belief, because of the leadership positions Ace has held within Atlas, including that its Chairman of the Board was and continues to be a director of Atlas, “plays a high level role in shaping the way Atlas does business.” (Compl., Dkt.# 1, ¶ 40.) The complaint is completely devoid of any facts supporting a claim that Ace “infiltrated, took over, manipulated, disrupted, or suborned” the purported legal entity of the cooperative van line or association in fact. Baker, 357 F.3d at 691.

 

For these reasons, the Court grants the motion to dismiss the RICO claim. Plaintiff is granted an opportunity to amend its complaint based on this order. The Court, however, admonishes Plaintiff that “Congress enacted RICO to target long-term criminal activity, not as a means of resolving routine commercial disputes.” Kaye v. D ‘Amato, 357 Fed. Appx. 706, 717 (7th Cir.2009). Plaintiff has 21 days to amend his complaint to the extent he can in compliance with Rule 11.

 

B. Motion for Partial Summary Judgment

Defendants have also filed a motion for summary judgment as to Plaintiff’s (and ultimately, the putative class’) request for injunctive and declaratory relief because Plaintiff no longer has any contractual relationship with Defendants. According to Defendants, Plaintiff lacks standing to sue for injunctive relief because past violations of the law do not support the Article III case or controversy requirement as to injunctive relief. Gates v. Towery, 430 F.3d 429, 432 (7th Cir.2005). Plaintiff acknowledges that he no longer has a contractual relationship with Defendants but argues that he will benefit from an injunction in this case because it will “set a precedent in the industry and ensure that all owner-operator agreements are revised accordingly.” (Pl.’s Resp., Dkt. # 37, at 4.) The Court is unwilling to accept this broad assertion with no evidentiary or legal support as a basis for Plaintiff’s standing.

 

Because Plaintiff has not demonstrated that he is likely to be subject to similar treatment in the future by Defendants he cannot seek prospective relief. Campbell v. Miller, 373 F.3d 834, (7th Cir.2004) (noting no class had been certified and “[u]nless the same events are likely to happen again to [plaintiff] there is no controversy between him and the City about the City’s future handling of other arrests,” thus “he [was] not the right party to pursue injunctive relief.”); Sierakowski v. Ryan, 223 F.3d 440, 445 (7th Cir.2000) (“[P]ast wrongs … [are] not sufficient to confer standing for injunctive relief”). Thus, the Court grants Defendants’ motion for summary judgment as to Plaintiff’s request for injunctive relief. To the extent Defendants ask for the same relief as to the putative class, the Court finds the request premature and will address the issue, if necessary, in the context of a motion for class certification.

OIS Investments Inc. v. AAA Free Move Ministorage, LLC

Court of Appeals of Texas,

San Antonio.

OIS INVESTMENTS INC., Appellant

v.

AAA FREE MOVE MINISTORAGE, LLC, Appellee.

 

No. 04–12–00775–CV.

Oct. 2, 2013.

 

From the County Court at Law No. 3, Bexar County, Texas, Trial Court No. 377499; David J. Rodriguez, Judge Presiding.

Robert E. Golden, San Antonio, TX, for OIS Investments Inc.

 

Gregory T. Van Cleave, Law Offices of Albert W. Van Cleave, III, San Antonio, TX, for AAA Free Move Ministorage, LLC.

 

Sitting: CATHERINE STONE, Chief Justice, SANDEE BRYAN MARION, Justice, PATRICIA O. ALVAREZ, Justice.

 

Opinion by SANDEE BRYAN MARION, Justice.

*1 Over the past three years, the landlord/tenant dispute between these parties has given rise to two forcible detainer proceedings, one declaratory judgment action, and one still-pending appeal to this court. This is an appeal from the second forcible detainer proceeding, which resulted in a judgment in favor of appellee, AAA Free Move Ministorage, LLC (“AAA”). We affirm.

 

BACKGROUND

Appellant, Official Inspection Station, Inc. (“OIS”), is the lessee under a ground lease with previous owners of the premises. In August 2009, AAA purchased the property, and in September 2009, notified OIS it was terminating the lease with six months’ notice. Before expiration of the six months, in February 2010, OIS filed a declaratory judgment action against AAA in district court, asking the court to construe the rental agreement and declare that AAA did not have the right to terminate the lease on six months’ notice and that OIS was properly in possession of the property.FN1 When AAA refused to accept any rental payments based on its claim that the lease had been terminated, OIS voluntarily paid the rent each month, from March 2010 through January 2011, into the court’s registry, for a total of $8,400.00. In its petition, OIS alleged as follows:

 

FN1. In this action, OIS pointed to a copy of the “Modification & Extension of Ground Lease Agreement” that allowed for additional terms through July 31, 2017, which option OIS exercised. AAA based its notice of termination on a copy of the ground lease agreement given it by the previous owner that contained a handwritten interlineation allowing the landlord to terminate the lease upon six months’ notice.

 

Since February 1, 2010, [OIS] has attempted to pay the monthly rental under the [ground lease] Agreement to [AAA] for [OIS’s] occupation of the premises. [AAA] has refused to accept [OIS’s] checks, claiming that since the lease has terminated, it will not accept any rental from [OIS]. Therefore, during the pendency of this cause, [OIS] will tender all monthly rent monies in the amount of $700.00 each into the Registry of the Court pending Order of the Court concerning disbursement of the accumulated funds.

 

In March 2010, while the declaratory judgment action was still pending, AAA filed a “Complaint for Eviction” against OIS in the justice of the peace court because OIS refused to vacate the property. The court later entered a take-nothing judgment against AAA. AAA appealed to county court, and following a trial de novo, the county court rendered a take-nothing judgment against AAA, awarding OIS attorney’s fees and costs in the amount of $13,362.12. This judgment became final, with no further appeals. With its favorable county court judgment in hand, OIS stopped making payments into the court’s registry beginning in February 2011. Instead, OIS “credited” AAA on OIS’s books with the judgment AAA owed to OIS against the amount of the rent OIS owed AAA, reducing the amount AAA owed under the county court judgment to $1,462.00. However, OIS did not notify AAA about the “credit” or otherwise inform AAA it had stopped making payments into the court’s registry.

 

Meanwhile, in July 2011, in the declaratory judgment action, the district court rendered summary judgment in favor of OIS, and awarded OIS $13,384.44 in attorney’s fees and costs. AAA appealed, and a panel of this court reversed and remanded. See AAA Free Move Mini Storage, LLC v. OIS Inv., Inc., 04–11–00849–CV, 2012 WL 5874320 (Tex.App.-San Antonio Nov. 21, 2012, n.pet. h.). FN2

 

FN2. On March 6, 2013, this court granted OIS’s motion for reconsideration en banc. The appeal has been submitted to the en banc court.

 

*2 While the above appeal was pending, in April 2012, AAA filed an “Original Petition for Forcible Detainer” against OIS in the justice of the peace court asking for past due rent in the amount of $9,800.00 and that OIS be evicted. The justice of the peace court entered an order in favor of AAA for past due rent in the amount of $9,800.00 and issued a writ of possession. OIS appealed to county court, and following a trial de novo, the court entered a judgment of eviction in favor of AAA on August 20, 2012. In this judgment, the trial court determined OIS stopped paying rent in February 2011 and the lease went into default for non-payment of rent beginning in March 2011, and ordered that AAA recover $11,900.00, plus attorney’s fees in the amount of $4,500.00 and costs. The court also found that OIS had a “valid and subsisting judgment against” AAA in the amount of $13,362.12 (plus $1,186.00 in interest) and that the two judgments could be offset. The trial court ordered that AAA recover possession of the premises, and OIS recover the net amount of its judgment in the amount of $1,851.88. OIS appeals from this judgment, specifically challenging three trial court conclusions that formed the basis of the court’s judgment: (1) OIS’s “hoped offset failed because it was neither agreed to by [AAA] or ordered through [the] Court nor otherwise supported by statutes and case law,” (2) “there was no Court Order related to any attempt to offset monies owed to [OIS] by [AAA],” and (3) “there was no reason in law to allow unilateral monies owed to [OIS] by [AAA] in a prior case.” In a single issue on appeal, OIS asserts it was entitled to use its judgment against AAA to offset the $11,900.00 in rent it owed to AAA and, therefore, because no rent was due to AAA, eviction based on non-payment of rent was improper.

 

DISCUSSION

There is no dispute that OIS stopped making rental payments into the court registry in February 2011. Although the parties dispute whether AAA could unilaterally terminate the lease upon six months’ notice, no party disputes that an event of default under the lease is a failure to pay the rent when due, and upon such default, the lessor was entitled to possession of the property and to recovery of any sum or sums then due and payable to lessor. Thus, AAA was entitled to file a forcible entry and detainer suit to determine the right of possession to the property. In an eviction suit, “the only issue shall be as to the right to actual possession; and the merits of the title shall not be adjudicated.” TEX. R. CIV. P. 746; see Rice v. Pinney, 51 S.W.3d 705, 709 (Tex.App.-Dallas 2001, no pet.) (justice court is limited to deciding right to immediate possession).

 

There also is no dispute that, generally and with exceptions not applicable here, a tenant is entitled to offset a debt owed by the landlord to the tenant against the landlord’s claim for rent owed by the tenant. Marlow v. Medlin, 558 S.W.2d 933, 938 (Tex. Civ. App .-Waco 1977, no writ). Here, for the purpose of determining the right to actual possession, the lower court by necessity had to first determine whether OIS was in default under the lease and this, in turn, required a determination of whether OIS was entitled to use its county court judgment to offset the rental payments as they came due rather than continue to deposit the payments into the court’s registry. The trial court concluded OIS was in default because it did not have the right to unilaterally “credit” the judgment against the rental payments. The narrow issue here is whether the trial court should have recognized OIS’s use of its county court judgment as a credit against OIS’s ongoing rental obligations.

 

*3 The purpose of offset is to adjust the demands between the parties and allow a recovery of only the balance that is due. CPS Int’l, Inc. v. Harris & Westmoreland, 784 S.W.2d 538, 544 (Tex.App.-Texarkana 1990, no writ). To offset one obligation against another, mutuality must exist. FDIC v. Projects Am. Corp., 828 S .W.2d 771, 772 (Tex.App.-Texarkana 1992, writ denied); see also Turner Bros. Trucking Co. v. Comm’r of Ins., 912 S.W.2d 386, 392 (Tex.App.-Austin 1995, no writ). Mutuality of obligation exists when debts are owing between the same parties standing in the same capacities. Id. For mutuality of obligation to exist, the debts must be such that the party asserting offset could maintain an action on that debt while the other party could claim its cause of action in that suit as an offset. Projects Am. Corp., 828 S.W.2d at 773; Turner Bros., 912 S.W.2d at 392. In this case, OIS asserts the claims of indebtedness involve the same parties and the claims arose from a dispute over the interpretation of the same lease; therefore, mutuality exists.

 

However, AAA relies on Benton v. Wilmer–Hutchins ISD, 662 S.W .2d 696 (Tex.App.-Dallas 1983, writ dism’d), for its argument that mutual debts cannot be offset in the absence of agreement or a court order. In Benton, the court held that the school district had no right to deduct from teachers’ salaries amounts claimed as overpayments to those teachers from previous years. The court noted that the district’s actions were “contrary to the common-law rule that mutual debts do not extinguish each other in the absence of agreement or judicial action.” Id. at 698. However, this statement was based on the court’s reasoning that the district had “no right to withhold payment of an amount otherwise lawfully due on a contract by offsetting an unrelated claim against his creditor and thus put the creditor to the burden of filing a suit and proving the invalidity of the unrelated claim.” Id. (emphasis added). We believe AAA’s reliance on Benton is misplaced because the court’s holding was based on whether the claims were related. Although the Benton court did not describe a standard for determining when claims are “related” for the purposes of offset, it is clear its reasoning is consistent with the mutuality of obligation standard.

 

None of the cases relied upon by either party addresses the narrow issue presented in this appeal. Therefore, we return to the law governing forcible detainer actions and what the record revealed in the underlying trial. In an eviction suit, “the only issue shall be as to the right to actual possession; and the merits of the title shall not be adjudicated.” TEX.R. CIV. P. 746. AAA’s right to actual possession was based on its allegation that OIS defaulted under the lease based on nonpayment of rent. The lease agreement required that “[a]ll installments of rent hereunder, when and as the same become due and payable, shall be paid in lawful money of the United States at the time to Lessor … at such other location as Lessor may designate hereafter.” At trial, AAA admitted it refused to accept OIS’s rental payments based on its belief that the lease had been terminated. Because termination of the lease was subject to litigation, OIS paid the rent into the court’s registry and AAA, as lessor, did not object to OIS paying the rent to this “other location.” OIS admitted at trial that it did not inform AAA when it stopped paying rent into the court registry beginning in March 2011 or that it was applying its county court judgment to rental payments beginning in March 2011. The trial court also heard evidence that AAA believed, based OIS’s July 21, 2011 petition in the declaratory judgment action, that rent was still being paid into the court registry at least as of that date, and AAA did not discover that the last rent payment into the registry was in February 2011 when it requested a “Case Activity” report from the Bexar County District Clerk’s Office sometime prior to filing their second forcible detainer suit in April 2012.

 

CONCLUSION

*4 We conclude the lease agreement requiring rental payments be made to the lessor at the address designated by the lessor provides a basis for the trial court’s conclusions that OIS’s offset failed, in part, because there was no agreement by AAA to allow payment at a location different from the court registry and that “there was no reason in law to allow unilateral offset of monies….” We also conclude that, based on the evidence at trial, the trial court did not err in concluding OIS was in default under the lease because it did not continue paying rent into the court registry. Accordingly, we overrule OIS’s issue on appeal, and affirm the trial court’s judgment.

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