Amorastreya v. Torres CA1/2

CourtCalifornia Court of Appeal
DecidedDecember 14, 2023
DocketA162595
StatusUnpublished

This text of Amorastreya v. Torres CA1/2 (Amorastreya v. Torres CA1/2) 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
Amorastreya v. Torres CA1/2, (Cal. Ct. App. 2023).

Opinion

Filed 12/14/23 Amorastreya v. Torres CA1/2

NOT TO BE PUBLISHED IN OFFICIAL REPORTS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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.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 TWO

ADAM AMORASTREYA et al., Plaintiffs and Appellants, A162595 v. LUIS TORRES et. al., (Alameda County Super. Ct. No. Defendants and Respondents. RG16833583)

When plaintiffs’ tenancy ended, their landlords refused to return the $5,000 security deposit. Eschewing the expeditious, inexpensive—and tenant-friendly—procedure set forth in Civil Code section 1950.5, plaintiffs filed a complaint that sought the security deposit, a statutory penalty, damages for their efforts to obtain the deposit, damages for emotional distress, and over $1,200,000 in punitive damages. Defendants filed a cross- complaint for claimed damage to the property. Following a 10-day court trial, the court issued a comprehensive decision awarding plaintiffs less than $30,000—$16,468 to one plaintiff, $13,218 to the other. Following a later hearing, the court denied plaintiffs’ claim for punitive damages. Judgment was entered, and neither side filed an appeal.

1 Plaintiffs thereafter moved for attorney fees, seeking $312,229. Following defendants’ opposition, the motion came on for hearing as ordered by the trial court, which then entered a thoughtful order awarding plaintiffs $10,762.50 in attorney fees for their defense against the cross-complaint— and no fees for pursuit of the complaint. We affirm. BACKGROUND The General Setting Defendants Carina Campo and Luis Torres (when referred to collectively, defendants) owned a house at 55 Wildwood Lane, Novato (the house). The relationship pertinent here began in 2009, when, as the trial court would later put it, “plaintiff Kathryn Amorastreya moved into defendants’ house . . . with a roommate (Tracy) and together they tendered a $5,000 security deposit to defendants.” At some point Tracy moved out of the house, and Kathryn reimbursed her $2,500 portion of the security deposit. Then, in 2011, Adam Amorastreya moved into the house and paid Kathryn his portion of the security deposit. On April 12, 2015, a lease was executed between Carina Campo and Luis Torres as “landlord” and Kathryn Amorastreya as “tenant.” The lease provided that the premises would be for the sole use of three people: “Kathryn Amorastreya, Adam Amorastreya, and Taymar Edwards.”1 Despite that Kathryn is the only tenant, the lease is signed by Kathryn Amorastreya and Adam Amorastreya, and various pages calling for “tenant’s initials” contain “KA” and “AA.” In mid-September 2015, Kathryn and Adam Amorastreya vacated the house, and requested return of the security deposit. Defendants refused, and

1 Edwards moved out of the house in the summer of 2015, and is not

involved in this lawsuit.

2 served a “good faith estimate” claiming that $46,154 in damages was done to the house. This lawsuit followed. The Proceedings Below On June 9, 2017, plaintiffs Kathryn Amorastreya and Adam Amorastreya (when referred to collectively, plaintiffs) filed a first amended complaint, the operative complaint here (complaint).2 The complaint was a form pleading, and alleged two causes of action, both “intentional torts,” described as “California Civil Code section 1950.5(l); conversion.” The complaint sought “general damage” and “other damage,” described as follows: “Deprivation of $5,000.00 residential security deposit. Statutory damages of $10,000.00 for bad faith retention and conversion of security deposit pursuant to California Civil Code § 1950.5(l). Reasonable attorney fees, legal expenses, and costs according to proof.” And the complaint prayed for compensatory damages and punitive damages “in the amount of $1,265,000.00.”3 On July 25, 2017, defendants filed an answer and also a cross- complaint that sought $41,455 for claimed damage to the house. In August 2017, the case was assigned for all purposes to the Honorable Paul Herbert, a most experienced trial judge. Several case management conferences were held, and in May 2018, the matter was set for jury trial for December 3, 2018 and later reset for January 2, 2019. Then, on October 26, a withdrawal of demand for a jury trial was filed.

2 According to the register of actions, the original complaint was filed

on October 3, 2016. Defendants filed a motion to strike and a demurrer, both of which were scheduled to be heard in mid-May 2017, which hearings were rescheduled and then dropped on June 20. 3 Setting forth an amount was in direct violation of Civil Code

section 3295, subdivision (e), which states that “[n]o claim for exemplary damages shall state an amount or amounts.”

3 In late December, both sides filed trial briefs. Plaintiffs’ brief set forth their claim for the damages allegedly suffered by the conversion: (1) the security deposit due them, plus interest; (2) compensation for the time and money spent in attempting to recover their security deposit; and (3) emotional distress they suffered as a result of defendants’ conduct. They also sought punitive damages. Defendants filed a trial brief that gave the reasons in claimed support of the $41,455 sought in the cross-complaint: “In 2015 the landlords fell on hard financial times and decided that they needed to sell the property. They gave the Amorastreyas notice of their intent to sell and worked with them for a smooth transition out of the property. The Amorastreyas moved out September 14, 2015. Torres/Campo thereafter timely advised [the] Amorastreyas in writing that they were not returning any portion of the security deposit. This notice, their good faith estimate, complied with the requirements of Civil Code [section] 1941, outlining the damage to the premises that was beyond normal wear and tear. [¶] . . .[¶] Although the damages were large, Torres/Campo decided not to pursue the Amorastreyas for the cost of damage to the property as they had moved out of state. After [the] Amorastreyas sued them for non-return of the security deposit, they decided to answer and cross-complain for the property damages caused by the Amorastreyas. . . .” A court trial began before Judge Herbert on January 3, 2019, and involved 10 court days spread over the next few months, with final arguments on July 24.4 Neither side requested a statement of decision.

4 As to the length of trial, and how it could have consumed 10 trial

days, this is not apparent from the record, especially as on January 4, the second day of trial, Judge Herbert stated he understood the case would take three court days and would end “tomorrow.”

4 On October 17, Judge Herbert filed his “decision following court trial,” a comprehensive decision indeed. After setting forth the history of the pleadings, he set forth the applicable law, and then the facts leading to his findings. He then concluded that $1,199 of the deductions claimed by defendants in their cross-complaint were supported and that the remaining items sought to be deducted from the security deposit were not. Finally, Judge Herbert’s decision ended with his ruling on plaintiffs’ complaint, which was this: “18.

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Bluebook (online)
Amorastreya v. Torres CA1/2, Counsel Stack Legal Research, https://law.counselstack.com/opinion/amorastreya-v-torres-ca12-calctapp-2023.