Alpha Management Corporation v. Betty Harris, Individually, and Betty Harris on Behalf of All the Wrongful Death Beneficiaries of John Harris, and Kevin Gooden

Mississippi Supreme Court·Decided June 1, 2023·No. 2022-IA-00354-SCT·Published

Opinion

IN THE SUPREME COURT OF MISSISSIPPI NO. 2022-IA-00354-SCT

ALPHA MANAGEMENT CORPORATION v.

BETTY HARRIS, INDIVIDUALLY, AND BETTY HARRIS ON BEHALF OF ALL THE WRONGFUL DEATH BENEFICIARIES OF JOHN HARRIS, DECEASED, AND KEVIN GOODEN

DATE OF JUDGMENT: 03/29/2022 TRIAL JUDGE: HON. ADRIENNE ANNETT HOOPER-

WOOTEN

TRIAL COURT ATTORNEYS: JOE N. TATUM SAMUEL JOHN NICHOLAS, JR.

STEPHEN GILES PERESICH

COWLES EDGAR SYMMES

COURT FROM WHICH APPEALED: HINDS COUNTY CIRCUIT COURT ATTORNEYS FOR APPELLANT: STEPHEN GILES PERESICH COWLES EDGAR SYMMES

ATTORNEY FOR APPELLEES: JOE N. TATUM NATURE OF THE CASE: CIVIL - WRONGFUL DEATH DISPOSITION: REVERSED AND REMANDED - 06/01/2023 MOTION FOR REHEARING FILED:

CONSOLIDATED WITH

NO. 2022-IA-00355-SCT

COMMUNITY PARK APARTMENTS, INC., AND ALPHA MANAGEMENT CORPORATION

v.

BETTY HARRIS, INDIVIDUALLY, AND BETTY HARRIS ON BEHALF OF ALL THE WRONGFUL DEATH BENEFICIARIES OF JOHN HARRIS, DECEASED, AND KEVIN GOODEN

DATE OF JUDGMENT: 3/29/2022 TRIAL JUDGE: ADRIENNE ANNETT HOOPER-WOOTEN COURT FROM WHICH APPEALED: HINDS COUNTY CIRCUIT COURT ATTORNEYS FOR APPELLANTS: STEPHEN GILES PERESICH COWLES EDGAR SYMMES

LANNY R. PACE

JAMES SETH McCOY

ATTORNEY FOR APPELLEES: JOE N. TATUM NATURE OF THE CASE: CIVIL - WRONGFUL DEATH DISPOSITION: REVERSED AND REMANDED - 06/01/2023 MOTION FOR REHEARING FILED: MANDATE ISSUED:

BEFORE KITCHENS, P.J., MAXWELL AND CHAMBERLIN, JJ.

MAXWELL, JUSTICE, FOR THE COURT:

¶1. The controlling issue in this interlocutory appeal is fraudulent joinder—did the plaintiffs join a defendant for the sole purpose of establishing venue in Hinds County?

¶2. The plaintiffs are the wrongful-death beneficiaries of a man killed in an apartment fire and two other people injured in the same fire. The fire occurred at an apartment complex in Pike County. The plaintiffs sued the apartment complex’s management company, Alpha Management Corporation, which has its principal place of business in Madison County. And they also named as a defendant the purported property owner, Community Park Apartments, Inc. (CPA). At the time the complaint was filed, the Mississippi Secretary of State’s website listed CPA as having its principal office in Hinds County.1 So the plaintiffs filed suit in Hinds County.

1 But see Weeks, Inc. v. Lewis, 335 So. 3d 1049, 1054 (Miss. 2022) (holding that, for venue purposes, the address provided to the Secretary of State as a business’s principal office may be relevant but is not conclusive as to where a corporation’s principal place of business is located).

¶3. Alpha Management responded immediately. It asserted that CPA did not own the apartments. And because CPA was not a proper defendant, Alpha Management moved that venue be transferred from Hinds County to Pike County or Madison County. As support for its motion, Alpha Management attached a certified copy of a warranty deed showing CPA sold the apartment complex almost fifty years ago in 1975. CPA similarly filed a motion to dismiss, attaching a copy of the same warranty deed showing it had sold the apartments in 1975 and then ceased to operate as a nonprofit corporation.

¶4. Still, the Hinds County Circuit Court denied both motions. In the trial judge’s view, the warranty deed was not sufficient proof that CPA had in fact sold the property a half- century ago. The entity to which CPA sold the apartment complex had a similar name, Community Park Associates, Ltd., and only the grantor—but not the grantee—had signed the warranty deed. So the trial judge found it was “difficult to believe that the warranty deed shows that this was not a straw man’s action” in which CPA sold the apartment complex to itself.

¶5. We reverse the trial court’s ruling and remand with instructions to dismiss CPA as a defendant and transfer the case to either Madison County or Pike County. Mississippi has never required a deed be signed by the grantee to be valid. And no evidence supports the trial judge’s conjecture that the transaction was somehow fraudulent or anything other than what the deed showed it to be—the transfer of the property from one distinct corporation to another distinct partnership. Because CPA indisputably sold the apartment complex in 1975, the beneficiaries’ allegation that CPA owned the apartment building at the time of the fire

is demonstrably false. So the plaintiffs cannot recover from CPA on their theory of premises liability. Therefore, CPA is not a material and proper party and cannot be joined to establish venue in Hinds County.2 Background Facts and Procedural History I. Complaint

¶6. At this early stage of litigation, the underlying facts have not been fully developed. But we know from the complaint that there was a fire in an apartment complex called Community Park Apartments in McComb, Mississippi. John Harris died, and Betty Harris and Kevin Gooden were injured. Betty Harris—individually and on behalf of John Harris’s wrongful-death beneficiaries—and Gooden (collectively, Harris) filed a complaint in Hinds County Circuit Court, First Judicial District, against Community Park Apartments, Inc. (CPA), and Alpha Management Corporation. At the time the complaint was filed, the Mississippi Secretary of State’s website listed CPA as having its principal office in Hinds County. Alpha Management undisputedly has its principal place of business in Madison County.

¶7. The complaint alleged that CPA and Alpha Management “owned, operated, and managed” Community Park Apartments. Further, Harris alleged, “as owners, operators and managers of the subject premises,” CPA and Alpha Management “failed to fulfill their duties to make the premises reasonably safe and secure and to take reasonable measures to protect tenants from foreseeable harm and danger from fire . . . .”

2 Stubbs v. Miss. Farm Bureau Cas. Ins. Co., 825 So. 2d 8, 13 (Miss. 2002)

II. Defendants’ Responses

¶8. Alpha Management responded to the complaint with a motion to dismiss or, alternatively, transfer venue. Alpha Management asserted that venue was improper because the defendant that was sued to establish venue in Hinds County, CPA, had been fraudulently joined. Contrary to the allegation in the complaint, CPA did not own, operate, or manage Community Park Apartments. Instead, CPA sold the property in 1975. As the only valid defendant, Alpha Management asserted venue was proper in Pike County, where the fire occurred, or Madison County, where Alpha Management’s principal place of business is located, but not in Hinds County.3 See Miss. Code Ann. § 11-11-3(1)(a)(i) (Rev. 2019).

¶9. The same day Alpha Management filed the motion to dismiss or transfer venue, Harris filed an application for entry of default against CPA, which had not yet responded to the complaint. The clerk quickly entered a default the next day. A month later, Harris moved for a default judgment against CPA. Alpha Management filed a response to this motion, asserting the venue and jurisdictional issues needed to be resolved before the trial court addressed Harris’s motion.

¶10. CPA then filed an answer and motion to dismiss. In this brief filing, CPA asserted it had been a non-profit corporation that developed a low-income housing project called Community Park Apartments. In 1974, a tornado struck the complex. CPA claimed that the complex “was restored in accord with federal and local housing requirements.” Then, in 1975, Community Park Apartments was sold to Community Park Associates, Ltd. And CPA,

3 Alpha Management additionally claimed process and service of process were insufficient.

“the formerly established and recognized Mississippi non-profit corporation ceased to be.”4 Counsel for CPA explained that he had personally met with Harris’s counsel about this fact around the close of the thirty-day window for CPA to file its answer. Harris’s counsel said he would get back with CPA’s counsel, but he never did.

III. Trial Court’s Ruling

Free access — add to your briefcase to read the full text and ask questions with AI

Alpha Management Corporation v. Betty Harris, Individually, and Betty Harris on Behalf of All the Wrongful Death Beneficiaries of John Harris, and Kevin Gooden, (Mich. 2023).

Alpha Management Corporation v. Betty Harris, Individually, and Betty Harris on Behalf of All the Wrongful Death Beneficiaries of John Harris, and Kevin Gooden (Alpha Management Corporation v. Betty Harris, Individually, and Betty Harris on Behalf of All the Wrongful Death Beneficiaries of John Harris, and Kevin Gooden) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

B., Inc. v. Miller Brewing Company
663 F.2d 545 (Fifth Circuit, 1981)
Wayne General Hosp. v. Hayes
868 So. 2d 997 (Mississippi Supreme Court, 2004)
Jefferson v. Magee
205 So. 2d 281 (Mississippi Supreme Court, 1967)
New Biloxi Hospital, Inc. v. Frazier
146 So. 2d 882 (Mississippi Supreme Court, 1962)
Estate of Jones v. Quinn
716 So. 2d 624 (Mississippi Supreme Court, 1998)
Park on Lakeland Drive, Inc. v. Spence
941 So. 2d 203 (Mississippi Supreme Court, 2006)
Salts v. Gulf Nat. Life Ins. Co.
743 So. 2d 371 (Mississippi Supreme Court, 1999)
Johnson & Higgins of Miss., Inc. v. COMMR. OF INS. OF MISSI.
321 So. 2d 281 (Mississippi Supreme Court, 1975)
Blackledge v. Scott
530 So. 2d 1363 (Mississippi Supreme Court, 1988)
Buchanan v. Ameristar Casino Vicksburg
957 So. 2d 969 (Mississippi Supreme Court, 2007)
Stubbs v. MISS. FARM BUREAU CASUALTY INSURANCE COMPANY
825 So. 2d 8 (Mississippi Supreme Court, 2002)
Anderson v. FRED WAGNER, ETC.
402 So. 2d 320 (Mississippi Supreme Court, 1981)
Harrison v. Chandler-Sampson Ins., Inc.
891 So. 2d 224 (Mississippi Supreme Court, 2005)
Murdock Acceptance Corp. v. Adcox
138 So. 2d 890 (Mississippi Supreme Court, 1962)
West End Corp. v. Royals
450 So. 2d 420 (Mississippi Supreme Court, 1984)
Bailey v. Georgia Cotton Goods Co.
543 So. 2d 180 (Mississippi Supreme Court, 1989)
Flight Line, Inc. v. Tanksley
608 So. 2d 1149 (Mississippi Supreme Court, 1992)
Guice v. Mississippi Life Ins. Co.
836 So. 2d 756 (Mississippi Supreme Court, 2003)
Corley v. Evans
835 So. 2d 30 (Mississippi Supreme Court, 2003)