Amato v. Downs

California Court of Appeal·Decided May 6, 2022·No. E075421·Published

Opinion

Filed 5/6/22 CERTIFIED FOR PUBLICATION

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA FOURTH APPELLATE DISTRICT DIVISION TWO

JOSEPH AMATO, Plaintiff and Appellant, E075421 v. (Super.Ct.No. PSC1701800) STEVE DOWNS et al., OPINION Defendant and Respondent.

APPEAL from the Superior Court of Riverside County. Ronald Taylor, Judge.

(Retired judge of the Riverside County Super. Ct. assigned by the Chief Justice pursuant to art. VI, § 6 of the Cal. Const.) Reversed.

Law Offices of Joseph Amato and Joseph Amato; Weinstein Legal and Henry G.

Weinstein; Schlecht, Shevlin & Shoenberger and Ulrich R. McNulty for Plaintiff and Appellant.

Keathley & Keathley, H. James Keathley and Katherine D. Keathley for Defendants and Respondents.

Plaintiff and appellant Joseph Amato sold a house at a price that he now contends was much less than the property was worth. He sued the broker who listed the property for him, defendant and respondent Steve Downs, as well as the broker’s employer,

defendant and respondent Coldwell Banker Residential Brokerage Company (Coldwell Banker). On the day of trial, the court found that Amato had waived his right to a jury trial by failing to comply with a local pretrial procedural rule. It then denied Amato’s request that a different judge hear the case due to the trial judge’s involvement in pretrial

settlement negotiations. After Amato presented his evidence, the court granted a motion

1

for judgment (Code Civ. Proc. , § 631.8) in favor of Downs and Coldwell Banker on all

2

of Amato’s claims.

Amato contends the judgment should be reversed because he was erroneously deprived of his right to a jury trial. He further argues that the trial judge erred by failing to recuse himself as trier of fact, by dismissing one of Amato’s witnesses prior to the conclusion of the witness’s testimony, and by granting the defendants’ motion for judgment. We hold that the trial court erred in deeming Amato to have waived jury trial, despite his violations of the local rules. We therefore reverse the judgment without deciding Amato’s other claims of error.

1 Undesignated statutory references are to the Code of Civil Procedure.

2 The trial court and the parties sometimes use the term “nonsuit” to refer to defendants’ motion and the trial court’s ruling, but that is not accurate. (See Ford v. Miller Meat Co. (1994) 28 Cal.App.4th 1196, 1200 [“[I]n a trial by the court a motion for nonsuit is not recognized. The correct motion is for judgment pursuant to Code of Civil Procedure section 631.8, the purpose of which is to enable the court, after weighing the evidence at the close of the plaintiff’s case, to find the plaintiff has failed to sustain the burden of proof, without the need for the defendant to produce evidence”].) The trial court’s ruling was in substance a grant of judgment per section 631.8.

I. BACKGROUND

In 1995, Amato purchased a house in a gated community in Rancho Mirage. On October 1, 2016, Amato agreed in writing to list the property for sale through Downs for a list price of $775,000. Amato testified that he believed that the property was worth more, but he relied on Downs’s view that the house was in such poor condition that it would be attractive only to investors intending to tear it down and rebuild it. Downs told Amato that he knew investors who might be interested in buying the property in that condition, and Amato agreed to Downs acting in a dual agency role for the transaction, representing both buyer and seller.

On October 3, 2016, Downs presented Amato with a purchase offer from the eventual buyer, Bruno Lemay. After a series of counteroffers, Amato and Lemay agreed on a sale price of $750,000. During escrow, however, Amato concluded that “he had been duped” after an inquiry from Lemay suggested he did not in fact intend to tear down the house. Amato attempted to cancel the transaction. Lemay did not agree to do so, however, and Amato rescinded his attempt to cancel escrow; the sale closed in November 2016.

Amato filed this lawsuit in April 2017. The operative first amended complaint (complaint) asserts five causes of action against Downs and Coldwell Banker: (1) fraud; (2) breach of fiduciary duty; (3) professional negligence; (4) elder abuse (Amato was about 83 years old in 2016); and (5) recission of contract (specifically, the listing agreement, not the contract for sale of the property). Amato is an attorney, and he

participated in the litigation both as a party and as an attorney, but a second attorney, Henry Weinstein, also appeared on Amato’s behalf. In briefing on appeal, Amato describes himself as “lead counsel” and the second attorney as “co-counsel.”

After a series of continuances, the matter was set for jury trial in December 2019.

At the trial call in the master calendar department on December 13, the trial court inquired whether the parties were ready to proceed to trial; Weinstein answered in the affirmative. The trial court then asked: “You have your trial documents?” Weinstein responded: “We do.” Later on the same date, the court assigned the case to another department for trial, which was to begin on December 16, 2019. On December 16, the matter was continued to January 10, 2020, without a hearing. The register of actions describes the reason for the continuance as follows: “Court and counsel held settlement conference/trial.”

Just before noon on January 9, 2020, the courtroom assistant for the trial department sent counsel an email noting that trial was scheduled to begin the next day,

and stating that the judge “is requesting” that both “[c]ompleted trial binders” and

3

“[o]riginal [t]rial [d]ocuments to be filed” be delivered that afternoon. Amato did not

3 Downs and Coldwell Banker’s April 26, 2021 request that we take judicial notice of a copy of the email sent to counsel by the trial court’s courtroom assistant is unopposed, and is granted on that basis. (Cal. Rules of Court, rule 8.54(c).)

In a request for judicial notice filed June 14, 2021, Amato seeks judicial notice of certain documents filed in the trial court but not otherwise included in the appellate record, specifically, a surreply and declaration he submitted in opposition to Downs and Coldwell Banker’s postjudgment motion for attorney fees. This is more properly a request to augment the record; we treat it as such, and grant it. (See Cal. Rules of Court, [footnote continued on next page]

comply with this instruction; he would later represent to the court that he had been at a doctor’s office and did not get the email until late afternoon.

On January 10, 2020, Amato submitted a binder of some documents. The trial court found that submission inadequate under Riverside Superior Court Local Rule 3401 (Rule 3401), which describes certain pretrial rules and procedures. The court deemed Amato to have “waived jury trial” because of the failure to comply with Rule 3401 and ordered the matter to continue as a bench trial after a fifteen minute recess. After the recess, Amato made an oral motion for the judge to recuse himself, based on the judge’s participation in a December 16, 2019 settlement conference. Amato emphasized that he had no objection to the judge presiding over a jury trial, but he did not believe it appropriate for the judge to sit as trier of fact. The judge declined to recuse, and the bench trial proceeded.

After Amato’s case in chief, Downs and Coldwell Banker moved for judgment in their favor. The trial court granted the motion, and it entered a written judgment reflecting that ruling.

II. DISCUSSION

The Legislature has authorized each superior court to implement local rules “designed to expedite and facilitate the business of the court,” including rules that apply “solely to cases in [a particular] judge’s courtroom, or a particular branch or district of a

rule 8.155(a)(1)(A).) These documents, however, are irrelevant to our analysis, and will not be further discussed.

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