[Cite as Buchenroth v. Adkins, 2014-Ohio-257.]
IN THE COURT OF APPEALS OF OHIO THIRD APPELLATE DISTRICT LOGAN COUNTY
STEVEN L. BUCHENROTH,
PLAINTIFF-APPELLANT, CASE NO. 8-13-17
v.
CARL ADKINS, OPINION
DEFENDANT-APPELLEE.
Appeal from Bellefontaine Municipal Court Trial Court No. 2013 CVG 00453
Judgment Reversed and Cause Remanded
Date of Decision: January 27, 2014
APPEARANCES:
Jeffrey M. Schulman for Appellant Case No. 8-13-17
SHAW, J.
{¶1} Plaintiff-appellant Steven L. Buchenroth (“Buchenroth”) appeals the
August 29, 2013, judgment entry of the Bellefontaine Municipal Court that
awarded Buchenroth rent and damages in a Forcible Entry and Detainer action
against defendant-appellee Carl Adkins (“Adkins”), but denied Buchenroth the
lease agreement’s rate of interest.
{¶2} The facts relevant to this appeal are as follows. On October 1, 2012,
Buchenroth and Adkins entered into a written lease agreement wherein Adkins
agreed to rent a residential property from Buchenroth for $525.00 per month.
(Doc. 3). The agreement provided, inter alia, that “[t]he tenant understands and
agrees that unpaid rent balances or damages awarded by a court shall bear interest
at the [rate] of 18% per annum.” (Id.) Along with signing the lease agreement,
Adkins initialed by the provision regarding interest. (Id.)
{¶3} On June 5, 2013, Buchenroth filed a “Complaint for Forcible Entry
and Detainer and Rent” alleging that Adkins was in default for failing to pay rent
and late fees. (Doc. 1). A copy of the lease agreement was attached to the
complaint.
-2- Case No. 8-13-17
{¶4} On June 27, 2013, a hearing was held wherein both Buchenroth and
Adkins appeared.1 (Doc. 15). As a result of the hearing, Adkins was ordered to
vacate Buchenroth’s property no later than midnight on July 7, 2013. (Id.)
{¶5} On July 16, 2013, Buchenroth filed a “Motion for Damage Hearing,”
arguing that he was entitled to unpaid rent, late fees, damages, and interest (minus
Adkins’s security deposit). (Doc. 16).
{¶6} On August 29, 2013, the trial court filed a judgment entry awarding
Buchenroth unpaid rent, damages, and late fees (minus the security deposit) in the
amount of $1,138.58, but denying Buchenroth’s claim for the contract rate of
interest. In the entry, the court stated, “[t]he Court finds that contract rate upon
default of 18% is punitive in nature and is therefore denied.”2 (Doc. 22).
{¶7} It is from this judgment that Buchenroth appeals, asserting the
following assignment of error for our review.
ASSIGNMENT OF ERROR THE TRIAL COURT ERRED IN DENYING PLAINTIFF THE CONTRACT RATE OF INTEREST WHEN GRANTING JUDGMENT.
{¶8} In his assignment of error, Buchenroth contends that the trial court
erred in denying his request for the lease agreement’s rate of interest when he was
granted judgment for rent, damages, and late fees. Specifically, Buchenroth
1 No transcript of this hearing was produced. 2 The record seems to imply that a hearing was held on Buchenroth’s motion as there was an entry filed stating that there would be a hearing on August 15, 2013. However, if an oral hearing was held, no transcript was produced, and the court’s final judgment entry does not mention the oral hearing.
-3- Case No. 8-13-17
argues that Adkins signed a lease agreement with a provision entitling Buchenroth
to 18% interest on a court judgment and that Adkins should be held to that
contracted rate of interest.
{¶9} Initially, we would note that Adkins has failed to file a brief in this
case. Under App.R. 18(C), “[i]f an appellee fails to file the appellee's brief within
the time provided by this rule, * * * in determining the appeal, the court may
accept the appellant's statement of the facts and issues as correct and reverse the
judgment if appellant's brief reasonably appears to sustain such action.”
{¶10} Revised Code 1343.03(A) governs the award of pre-judgment and
post judgment interest. It provides that a creditor is entitled to pre-judgment and
post-judgment interest at the statutory rate, “unless a written contract provides a
different rate of interest in relation to the money that becomes due and payable, in
which case the creditor is entitled to interest at the rate provided in that contract.”
R.C. 1343.03(A). Revised Code 1343.03(A) “‘automatically bestows a right to
statutory interest as a matter of law on a judgment, and does not leave any
discretion to the trial court to deny such interest.’” Ohio Valley Mall Co. v. Hoang,
7th Dist. No. 10 MA 71, 2010-Ohio-6510, ¶ 8, quoting Cafaro Northwest
Partnership v. White, 124 Ohio App.3d 605, 608 (7th Dist.1997).
{¶11} Thus, according to the statute, and the caselaw interpreting it,
Buchenroth was entitled to receive interest; however, it remains for us to
-4- Case No. 8-13-17
determine whether the statutory interest rate should apply or the contract’s interest
rate.
{¶12} In order for the contractual rate to apply in this case over the
statutory rate of interest: “‘(1) there must be a written contract between the
parties; and (2) that contract must provide a rate of interest with respect to money
that becomes due and payable. For there to be a written contract, there must be a
writing to which both parties have assented.’” Hoang, supra, at ¶ 10, quoting
Hobart Bros. Co. v. Welding Supply Serv., Inc., 21 Ohio App.3d 142, 144 (10th
Dist.1985).
{¶13} In this case, there was a lease agreement between the parties, which
also contained a specific rate of interest (18%). The lease agreement was signed
by both parties, and it was initialed by Adkins beside the agreed rate of interest in
the event of a judgment. Thus the lease agreement would satisfy the requirements
of R.C. 1343.03(A) to apply the contracted rate.
{¶14} Nevertheless, the trial court did not award the contracted rate of
interest, finding it to be “punitive in nature.” Despite the trial court’s finding that
the rate was “punitive,” multiple cases from various Ohio Appellate Courts
(including our own) have found the interest rate of 18% (or even slightly higher)
to be acceptable under R.C. 1343.03(A) provided there was a similar written
contractual agreement stating the agreed rate. Ohio Valley Mall Co. v. Hoang, 7th
-5- Case No. 8-13-17
Dist. Mahoning No. 10 MA 71, 2010-Ohio-6510, ¶ 13 (commercial lease
agreement wherein an 18% interest rate and was ordered enforced); Heffner
Investments, Ltd. v. Piper, 3d Dist. Mercer No. 10-07-09, 2008-Ohio-2495, ¶¶ 62-
70 (finding that commercial lease agreement interest rate of 2% monthly, or 24%
annually was enforceable); Ohio Valley Mall Co. v. Fashion Gallery, Inc., 129
Ohio App.3d 700, 704, (7th Dist.1998) (commercial lease agreement with interest
rate of 18% enforced by the court); Cafaro Northwest Partnership v. White, 124
Ohio App.3d 605, 608, (7th Dist.1997) (enforcing 18% interest rate in commercial
lease agreement); P. & W.F., Inc. v. C.S.U. Pizza, Inc., 91 Ohio App.3d 724, 729-
30, (8th Dist.1993) (finding trial court should have enforced written commercial
lease agreed rate of 12%, which was greater than the statutory rate); See also
Realty Income Corp. v. Garb-Ko, Inc., 10th Dist. No. 13AP-35, 2013-Ohio-4932,
¶¶ 34-39 (finding plain error where court awarded interest but applied statutory
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[Cite as Buchenroth v. Adkins, 2014-Ohio-257.]
IN THE COURT OF APPEALS OF OHIO THIRD APPELLATE DISTRICT LOGAN COUNTY
STEVEN L. BUCHENROTH,
PLAINTIFF-APPELLANT, CASE NO. 8-13-17
v.
CARL ADKINS, OPINION
DEFENDANT-APPELLEE.
Appeal from Bellefontaine Municipal Court Trial Court No. 2013 CVG 00453
Judgment Reversed and Cause Remanded
Date of Decision: January 27, 2014
APPEARANCES:
Jeffrey M. Schulman for Appellant Case No. 8-13-17
SHAW, J.
{¶1} Plaintiff-appellant Steven L. Buchenroth (“Buchenroth”) appeals the
August 29, 2013, judgment entry of the Bellefontaine Municipal Court that
awarded Buchenroth rent and damages in a Forcible Entry and Detainer action
against defendant-appellee Carl Adkins (“Adkins”), but denied Buchenroth the
lease agreement’s rate of interest.
{¶2} The facts relevant to this appeal are as follows. On October 1, 2012,
Buchenroth and Adkins entered into a written lease agreement wherein Adkins
agreed to rent a residential property from Buchenroth for $525.00 per month.
(Doc. 3). The agreement provided, inter alia, that “[t]he tenant understands and
agrees that unpaid rent balances or damages awarded by a court shall bear interest
at the [rate] of 18% per annum.” (Id.) Along with signing the lease agreement,
Adkins initialed by the provision regarding interest. (Id.)
{¶3} On June 5, 2013, Buchenroth filed a “Complaint for Forcible Entry
and Detainer and Rent” alleging that Adkins was in default for failing to pay rent
and late fees. (Doc. 1). A copy of the lease agreement was attached to the
complaint.
-2- Case No. 8-13-17
{¶4} On June 27, 2013, a hearing was held wherein both Buchenroth and
Adkins appeared.1 (Doc. 15). As a result of the hearing, Adkins was ordered to
vacate Buchenroth’s property no later than midnight on July 7, 2013. (Id.)
{¶5} On July 16, 2013, Buchenroth filed a “Motion for Damage Hearing,”
arguing that he was entitled to unpaid rent, late fees, damages, and interest (minus
Adkins’s security deposit). (Doc. 16).
{¶6} On August 29, 2013, the trial court filed a judgment entry awarding
Buchenroth unpaid rent, damages, and late fees (minus the security deposit) in the
amount of $1,138.58, but denying Buchenroth’s claim for the contract rate of
interest. In the entry, the court stated, “[t]he Court finds that contract rate upon
default of 18% is punitive in nature and is therefore denied.”2 (Doc. 22).
{¶7} It is from this judgment that Buchenroth appeals, asserting the
following assignment of error for our review.
ASSIGNMENT OF ERROR THE TRIAL COURT ERRED IN DENYING PLAINTIFF THE CONTRACT RATE OF INTEREST WHEN GRANTING JUDGMENT.
{¶8} In his assignment of error, Buchenroth contends that the trial court
erred in denying his request for the lease agreement’s rate of interest when he was
granted judgment for rent, damages, and late fees. Specifically, Buchenroth
1 No transcript of this hearing was produced. 2 The record seems to imply that a hearing was held on Buchenroth’s motion as there was an entry filed stating that there would be a hearing on August 15, 2013. However, if an oral hearing was held, no transcript was produced, and the court’s final judgment entry does not mention the oral hearing.
-3- Case No. 8-13-17
argues that Adkins signed a lease agreement with a provision entitling Buchenroth
to 18% interest on a court judgment and that Adkins should be held to that
contracted rate of interest.
{¶9} Initially, we would note that Adkins has failed to file a brief in this
case. Under App.R. 18(C), “[i]f an appellee fails to file the appellee's brief within
the time provided by this rule, * * * in determining the appeal, the court may
accept the appellant's statement of the facts and issues as correct and reverse the
judgment if appellant's brief reasonably appears to sustain such action.”
{¶10} Revised Code 1343.03(A) governs the award of pre-judgment and
post judgment interest. It provides that a creditor is entitled to pre-judgment and
post-judgment interest at the statutory rate, “unless a written contract provides a
different rate of interest in relation to the money that becomes due and payable, in
which case the creditor is entitled to interest at the rate provided in that contract.”
R.C. 1343.03(A). Revised Code 1343.03(A) “‘automatically bestows a right to
statutory interest as a matter of law on a judgment, and does not leave any
discretion to the trial court to deny such interest.’” Ohio Valley Mall Co. v. Hoang,
7th Dist. No. 10 MA 71, 2010-Ohio-6510, ¶ 8, quoting Cafaro Northwest
Partnership v. White, 124 Ohio App.3d 605, 608 (7th Dist.1997).
{¶11} Thus, according to the statute, and the caselaw interpreting it,
Buchenroth was entitled to receive interest; however, it remains for us to
-4- Case No. 8-13-17
determine whether the statutory interest rate should apply or the contract’s interest
rate.
{¶12} In order for the contractual rate to apply in this case over the
statutory rate of interest: “‘(1) there must be a written contract between the
parties; and (2) that contract must provide a rate of interest with respect to money
that becomes due and payable. For there to be a written contract, there must be a
writing to which both parties have assented.’” Hoang, supra, at ¶ 10, quoting
Hobart Bros. Co. v. Welding Supply Serv., Inc., 21 Ohio App.3d 142, 144 (10th
Dist.1985).
{¶13} In this case, there was a lease agreement between the parties, which
also contained a specific rate of interest (18%). The lease agreement was signed
by both parties, and it was initialed by Adkins beside the agreed rate of interest in
the event of a judgment. Thus the lease agreement would satisfy the requirements
of R.C. 1343.03(A) to apply the contracted rate.
{¶14} Nevertheless, the trial court did not award the contracted rate of
interest, finding it to be “punitive in nature.” Despite the trial court’s finding that
the rate was “punitive,” multiple cases from various Ohio Appellate Courts
(including our own) have found the interest rate of 18% (or even slightly higher)
to be acceptable under R.C. 1343.03(A) provided there was a similar written
contractual agreement stating the agreed rate. Ohio Valley Mall Co. v. Hoang, 7th
-5- Case No. 8-13-17
Dist. Mahoning No. 10 MA 71, 2010-Ohio-6510, ¶ 13 (commercial lease
agreement wherein an 18% interest rate and was ordered enforced); Heffner
Investments, Ltd. v. Piper, 3d Dist. Mercer No. 10-07-09, 2008-Ohio-2495, ¶¶ 62-
70 (finding that commercial lease agreement interest rate of 2% monthly, or 24%
annually was enforceable); Ohio Valley Mall Co. v. Fashion Gallery, Inc., 129
Ohio App.3d 700, 704, (7th Dist.1998) (commercial lease agreement with interest
rate of 18% enforced by the court); Cafaro Northwest Partnership v. White, 124
Ohio App.3d 605, 608, (7th Dist.1997) (enforcing 18% interest rate in commercial
lease agreement); P. & W.F., Inc. v. C.S.U. Pizza, Inc., 91 Ohio App.3d 724, 729-
30, (8th Dist.1993) (finding trial court should have enforced written commercial
lease agreed rate of 12%, which was greater than the statutory rate); See also
Realty Income Corp. v. Garb-Ko, Inc., 10th Dist. No. 13AP-35, 2013-Ohio-4932,
¶¶ 34-39 (finding plain error where court awarded interest but applied statutory
rate of interest over agreed-upon leased term); CitiFinancial, Inc. v. Bihn, 6th Dist.
Lucas No. L-11-1114, 2011-Ohio-5941, ¶ 11 (interest rate stated on a note was
19.39% and the court found that rate of interest should have been awarded to the
appellant); John Soliday Financial Group, L.L.C. v. Starcher, 5th Dist. Richland
No. 2008CA0331, 2009-Ohio-2565, ¶ 13 (enforcing a contracted interest rate of
24.95%).
-6- Case No. 8-13-17
{¶15} We would note that the majority of the cases we have cited dealt with
interest rates on commercial leases rather than residential leases. In Meadowbrook
Dev. Corp. v. Roberts, 8th Dist. No. 79747, 2001-Ohio-4176, the Eighth District
Court of Appeals declined to extend the reasoning of the cases regarding
commercial leases to residential leases. In doing so, the Eighth District held,
“While nothing * * * expressly permits or prohibits a lease provision that charges
a specific rate of interest, we are not convinced that such an omission sanctions a
rate of interest in excess of the statutory amount merely because the term is
contained in a lease agreement executed between parties of unequal bargaining
ability.” On the other hand, in Takats v. Groth, 12th Dist. No. CA93-06-106, 1993
WL 500241 (Dec. 6, 1993), the Twelfth District Court of Appeals implied that it
would apply a mutually agreed upon rate to residential leases if it was contained in
the contract and assented to by the parties.
{¶16} Notwithstanding the decision of the Eighth District in Meadowbrook,
we find that the parties in this case should be held to the agreed upon rates in their
contract, provided the appropriate requirements are met as stated in R.C.
1343.03(A). As there are no provisions in the Landlord Tenant Act (R.C. Chapter
5321) or in R.C. 1343.03(A) that would either preclude the trial court from
enforcing the contracted rate of interest or that would authorize the trial court to
-7- Case No. 8-13-17
ignore the terms of the contract, we must conclude that the trial court should have
applied the rates as bargained for in the lease agreement.
{¶17} Accordingly, we find that the trial court erred by not allowing
interest at the rate provided for in the contract. Therefore, Buchenroth’s
assignment of error is sustained.
{¶18} For the foregoing reasons, Buchenroth’s assignment of error is
sustained and the judgment of the Bellefontaine Municipal Court is reversed and
remanded for further proceedings consistent with this opinion.
WILLAMOWSKI, P.J. and ROGERS, J., concur.
/jlr
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