Acadian Properties Austin, LLC v. Kjmonte Investments, LLC

Court of Appeals of Texas·Decided July 30, 2021·No. 08-20-00048-CV·Published

Opinion

COURT OF APPEALS

EIGHTH DISTRICT OF TEXAS

EL PASO, TEXAS

ACADIAN PROPERTIES AUSTIN, LLC § No. 08-20-00048-CV Appellant, § Appeal from the v. § 423rd Judicial District Court KJMONTE INVESTMENTS, LLC, § of Bastrop County, Texas Appellee. § (TC#423-6368)

OPINION

This is a restricted appeal from an order granting a default judgment against Appellant Acadian Properties Austin, LLC (“Acadian”) in favor of Appellee KJMonte Investments, LLC (“KJMonte”). Finding no error on the face of the record, we affirm the trial court’s judgment.1 I. FACTUAL AND PROCEDURAL BACKGROUND A. The Original Petition and Citation On March 12, 2019, KJMonte filed a petition alleging, among other things, that Acadian had breached a 2012 agreement regarding a real estate development project in Bastrop County, Texas. In its petition, KJMonte alleged that Acadian was a “foreign limited liability company

1 This case was transferred from our sister court in Austin, and we decide it in accordance with the precedent of that court to the extent required by TEX.R.APP.P. 41.3.

having designated a registered agent in the State of Texas with the Texas Secretary of State.” KJMonte further alleged that Acadian could be served with process by delivering a copy of its petition and citation to Acadian’s designated agent, Brandon A. Badeaux, at his registered address located at 1254 Pine Forest Circle, Round Rock, Texas 78664 (the “1254 address”). That same day, the district clerk issued a citation to be served on Badeaux, as Acadian’s registered agent, at the 1254 address. The clerk signed the citation with the notation “under my hand and seal of said court,” but a stamped seal did not appear on the face of the citation.

B. The Affidavit of Non-Service on Badeaux The record contains an “Affidavit of Nonservice” from a certified process server, stating that he had received KJMonte’s petition and citation for service on March 14, 2019, but was unable to serve it on Badeaux at his registered address. In his affidavit, the process server explained that he had previously received a citation and petition to be served on Badeaux as Acadian’s registered agent in a “different case,” and that on March 11, 2019, he had attempted service on Badeaux at the 1254 address, but had discovered that the address did “not exist.” He stated that his office ran a search on the WCAD.org website, which revealed that Badeaux had previously owned a property on the same street located at 1354 Pine Forest Circle in Round Rock Texas (the “1354 address”), but that Badeaux had sold that property in July of 2009. 2 The process server stated that he nevertheless attempted service at the 1354 address on March 11, 2019--again in the other case-- but that no one answered the door. He therefore concluded that he could not, with “reasonable diligence,” serve KJMonte’s petition and citation on Badeaux, and that service of process should instead be obtained through the Secretary of State as agent for a foreign filing entity.

2 WCAD.org is the website for the Williamson County Central Appraisal District in which Round Rock Texas is located. See https://www.wcad.org.

C. Service on the Secretary of State The record next contains an “Affidavit of Service” signed by a second process server, stating that he had received duplicate copies of KJMonte’s petition and citation on March 14, 2019, to be served on Acadian, and that he had delivered them to the Secretary of State on March 27, 2019. The Secretary of State’s office subsequently provided a sworn certification stating that it had received copies of KJMonte’s petition and citation on March 27, 2019, and had forwarded them on March 28, 2019, to Badeaux as Acadian’s registered agent at the 1254 address by certified mail, return receipt requested, but that they were returned on April 2, 2019, bearing the following notation: “Return to Sender, Not Deliverable as Addressed, Unable to Forward.”

D. The Default Judgment On June 26, 2019, KJMonte filed a motion for entry of default judgment, attaching an affidavit from its attorney describing the steps he took to attempt to serve Acadian, as well as the process servers’ two affidavits and the Secretary of State’s certification as exhibits. In addition, KJMonte attached a document from the Secretary of State’s website, confirming that Acadian had named Badeaux as its registered agent at the 1254 address in its original filing with the Secretary of State in September of 2007.3 KJMonte also attached a sworn declaration from its manager, Kathleen J. Monte, detailing the alleged breaches that Acadian had committed, and averring that KJMonte had incurred damages in the amount of $600,724.83 as the result of those breaches.4

3 The document further provided an address for Acadian in Mandeville, Louisiana. Acadian, however, does not suggest that KJMonte should have attempted service at that address. 4 In her affidavit, Monte averred that pursuant to the parties’ agreement, her company had provided Acadian with financing to construct a number of “home projects” in Bastrop County, but that Acadian had breached its agreement by: (1) selling one of the properties it constructed with KJMonte’s funds and absconding with the profits, and (2) failing to complete construction of two other projects and misappropriating the funds KJMonte had given Acadian for their construction.

And finally, KJMonte’s attorney averred in his affidavit that he had, to date, rendered legal services to KJMonte in the approximate amount of $15,000.

The trial court scheduled a hearing on the motion for July 18, 2019, and KJMonte sent Acadian a notice of the hearing addressed to Badeaux at the 1254 address by certified mail, return receipt requested, but no one from Acadian appeared at the hearing. At the hearing, the trial court took judicial notice of all of the pleadings and affidavits on file. The trial court thereafter entered a default judgment in KJMonte’s favor in the total amount of $615,724.83, which included both an award of damages in accordance with Monte’s affidavit, and an award of reasonable and necessary attorney’s fees.

Based on a certificate of last known address submitted by KJMonte’s attorney, the clerk sent Acadian a notice of the default judgment, dated July 19, 2019, to the 1254 address in care of Badeaux. The mailing was returned to the clerk’s office with the following notation: “RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD.” Acadian filed its notice of restricted appeal on January 21, 2020.

II. ISSUES ON APPEAL

In one issue with multiple subparts, Acadian contends that the trial court erred in entering a no-answer default judgment because (1) the clerk’s citation did not contain a stamped seal, (2) KJMonte did not use reasonable diligence in attempting to serve Badeaux as its registered agent before serving the Secretary of State, (3) KJMonte failed to allege in its petition that service on the Secretary of State was proper, and (4) the record reflects that Acadian did not receive actual notice of KJMonte’s lawsuit prior to entry of the default judgment.

III. STANDARD OF REVIEW

A party can prevail in a restricted appeal only if: “(1) it filed its notice of restricted appeal within six months after the judgment was signed; (2) it was a party to the underlying suit; (3) it did not participate in the actual trial of the case and did not timely file any postjudgment motions or requests for findings of fact and conclusions of law; and (4) error is apparent on the face of the record.” Insurance Co. of the State of Pa. v. Lejeune, 297 S.W.3d 254, 255 (Tex. 2009) (per curiam); Collective Interests, Inc. v. Reagan Nat’l Advert., No. 03-08-00283-CV, 2010 WL 2977458, at *2 (Tex.App.--Austin July 29, 2010, no pet.) (mem. op.), citing TEX.R.APP.P. 26.1(c), 30. The parties agree that the first three elements have been met, and only contest the fourth element--whether error is apparent on the face of the record.

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Acadian Properties Austin, LLC v. Kjmonte Investments, LLC, (Tex. Ct. App. 2021).

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