Alvarez v. Ramirez CA1/3

CourtCalifornia Court of Appeal
DecidedMay 15, 2026
DocketA172234
StatusUnpublished

This text of Alvarez v. Ramirez CA1/3 (Alvarez v. Ramirez CA1/3) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Alvarez v. Ramirez CA1/3, (Cal. Ct. App. 2026).

Opinion

Filed 5/15/26 Alvarez v. Ramirez CA1/3

NOT TO BE PUBLISHED IN OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA FIRST APPELLATE DISTRICT DIVISION THREE

BALTHASAR ALVAREZ et al., A172234 Plaintiffs and Respondents, v. (Alameda County Super. Ct. No. 22-CV-018329) NOEL RAMIREZ, Defendant and Appellant.

Noel Ramirez (defendant) appeals from an order denying his motion to set aside a default judgment awarding substantial damages to four of his former tenants (plaintiffs). (Civ. Proc. Code, § 473, subd. (d) (§ 473(d)); statutory references are to this code unless otherwise indicated.) Defendant contends the judgment is void for lack of jurisdiction or, alternatively, the trial court abused its discretion by denying him relief from default. We affirm. BACKGROUND Plaintiffs’ Complaint In September 2022, plaintiffs filed their operative complaint seeking damages for harm they suffered while living at a property on Wildwood Street in Hayward that was owned by defendant (the Wildwood property). According to the complaint, each plaintiff entered into a verbal agreement with defendant to rent a different room at the Wildwood property, which had

1 three bedrooms and a living room that was walled off to form two additional bedrooms. Plaintiffs alleged they were all “victims of [a] consistent pattern of harassment, intimidations, and other violations from Defendant.” Defendant’s conduct allegedly included invading plaintiffs’ privacy by entering their rooms without notice, rifling through and taking their property, and installing a camera in the kitchen. Plaintiffs alleged that defendant called them offensive names, habitually threatened eviction, destroyed their property, and intimidated them into complying with unreasonable demands. The complaint contains specific allegations regarding each plaintiff’s interactions with defendant, which we summarize briefly. Plaintiff Morales moved into the garage of the Wildwood property, pursuant to a verbal agreement to pay rent of $1,300 a month. Defendant accepted Morales’s payments but never provided the receipts Morales requested. The garage was not permitted or suitable for habitation, and it flooded during heavy rains. Defendant allegedly entered without notice on several occasions and when Morales protested, defendant “used intimidation tactics, physical violence, and aggressive behavior against Morales.” He also “filed false criminal allegations against Morales,” causing Morales to suffer a weekend in jail before he was released without charges. In addition, defendant allegedly took Morales’s property and documents, attempted to withdraw $1,300 from Morales’s bank account, and cut the cable to Morales’s satellite dish. Plaintiff Martinez moved into an unpermitted bedroom at the Wildwood property, pursuant to a verbal agreement to pay monthly rent of $800 in cash. Defendant accepted Martinez’s payments without providing the receipts Martinez requested. Subsequently, Martinez moved into the

2 master bedroom and agreed to pay $1,100 in monthly rent. Defendant allegedly entered Martinez’s room without notice or permission, took photographs, and sent Martinez texts from the room. When Martinez returned after defendant had been there, he discovered property and money were missing. Defendant allegedly changed the locks on Martinez’s door multiple times, and then removed the door entirely before Martinez finally moved out. Plaintiff Alvarez moved into one of the bedrooms carved out of the living room, pursuant to a verbal agreement to pay rent of $500 a month. Defendant accepted Alvarez’s rent payments, never providing the receipts Alvarez requested. A few months after Alvarez moved in, defendant increased the rent to $800 a month, without prior notice. Other alleged conduct included vandalizing Alvarez’s car, and throwing away his food and dishes. In addition, defendant allegedly committed several acts of harassment to entice Alvarez to move out, which included removing Alvarez’s door, and demolishing the walls to his unpermitted bedroom, destroying Alvarez’s clothes and property in the process. Thereafter, defendant allegedly tore down sheets Alvarez put up for privacy, despite knowing Alvarez’s wife was recovering from treatment for multiple sclerosis. Plaintiff Inocencio moved into the second bedroom that had been carved out of the living room, pursuant to a verbal agreement to pay rent of $850 a month. Defendant accepted Inocencio’s rent payments but never provided the receipts Inocencio requested. While Inocencio lived at the property, defendant allegedly stole Inocencio’s construction tools that were valued at $750, and took property from Inocencio’s locked room, having entered without permission. In April 2022, Inocencio was forced to vacate the Wildwood property after defendant demolished the walls to Inocencio’s room without

3 providing any prior notice. The demolition started at around 8:30 a.m., plaintiffs alleged, and drywall fell on Inocencio, who was still in bed at the time. Inocencio left immediately, and when he returned the next day his electronics, documents, and other personal items were missing. Plaintiffs incorporated their factual allegations into twelve causes of action, which included claims for constructive and wrongful eviction, breach of contract, conversion, negligence, violations of the City of Hayward’s Residential Rent Stabilization and Tenants Protection Ordinance, and elder abuse as to plaintiff Morales. Plaintiffs’ prayer for relief included requests for general damages of $100,000 for each plaintiff, in addition to compensation for property damages; special damages of $30,000 for each plaintiff; additional damages according to proof; attorney fees and costs. Requests for Entry of Default and a Default Judgment On May 3, 2023, plaintiffs filed a request for entry of default against defendant, which was entered by the clerk that same day. On July 5, plaintiffs filed their request for a court judgment against defendant in the amount of $612,355, which included general and special damages as well as attorney fees. The request was supported by declarations and statements of damages for each plaintiff. On September 1, the court rejected plaintiffs’ request for a default judgment on the ground that they failed to establish reasonable diligence to justify substitute service of their summons and complaint on defendant. (Citing § 415.20, subd. (b) (§ 415.20(b)); Sup. Ct. Alameda County, Local Rules, rule 3.50.) The rejection notice directed that any new application must include the mandatory request for entry of default forms, and that plaintiffs should resubmit their supporting documents, “plus any additional documents that the court need[ed] to consider.”

4 On September 25, plaintiffs filed a new request for a default judgment along with their declarations and damages statements. The request for entry of default form reflects that a deputy clerk at the superior court checked a box indicating that default had been entered “as requested,” without specifying a date. On October 9, plaintiffs filed two proofs of service and an affidavit of reasonable diligence pertaining to the service of their summons, complaint and related documents on defendant. The first proof of service reflects that on February 28, 2023, defendant was served by substitute service at an address on Mission Boulevard in Hayward, which is a UPS store. The registered process server served defendant by leaving copies of the documents with the store manager.

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Alvarez v. Ramirez CA1/3, Counsel Stack Legal Research, https://law.counselstack.com/opinion/alvarez-v-ramirez-ca13-calctapp-2026.