Charmaine Hunter v. Russell Underwood

362 F.3d 468
CourtCourt of Appeals for the Eighth Circuit
DecidedApril 1, 2004
Docket02-3244, 03-2853, 03-2040 and 03-2360
StatusPublished
Cited by1 cases

This text of 362 F.3d 468 (Charmaine Hunter v. Russell Underwood) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eighth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Charmaine Hunter v. Russell Underwood, 362 F.3d 468 (8th Cir. 2004).

Opinion

HANSEN, Circuit Judge.

Charmaine Hunter brings four separate appeals relating to attempts by the City of Des Moines Municipal Housing Authority (hereinafter “the Des Moines Housing Authority” or “the Housing Authority”) to terminate her public housing lease. We consolidated these appeals for purposes of *472 hearing oral argument, 1 but we consider and rule on each appeal separately.

I.

On October 26, 1988, Hunter entered into a public housing dwelling lease with the Des Moines Housing Authority, a state agency. The lease is a 30-day lease, which provides for automatic renewal upon advance payment of the rent. The lease requires Hunter, among other things, to provide accurate information as to her income and family composition at least once each year. As the renter, Ms. Hunter agrees not to provide lodging to boarders but to use the premises solely for her household as identified in the lease. The lease also provides that the Des Moines Housing Authority shall not terminate the lease other than for serious or repeated violations of its material terms and that the Housing Authority shall give a 30-day notice prior to termination of the lease. The renter may request a hearing in accordance with the Des Moines Housing Authority’s grievance procedure to challenge the lease termination.

On April 27, 2001, the Des Moines Housing Authority served Hunter with notice that her lease would terminate in 30 days on the grounds that Hunter had violated the lease provisions and public housing regulations by not reporting gambling income, by not reporting an unauthorized boarder, and by allowing illegal drug activity on the premises. Hunter invoked the grievance procedure and appealed the lease termination to a hearing examiner. The hearing examiner upheld the lease termination decision, concluding that the allegations of illegal drug activity were too remote to be a factor here but that Hunter had violated her lease by not reporting gambling income and by permitting an unauthorized boarder to live on the premises. Hunter then filed suit in federal district court seeking judicial review of the Housing Authority’s termination decision. Neither the parties nor the district court questioned subject matter jurisdiction at that time. The district court 2 affirmed the hearing officer’s decision on July 23, 2001, concluding that substantial evidence existed in the record to support the hearing officer’s conclusion that Hunter had violated her lease. Hunter did not appeal this decision.

Because Hunter did not vacate the property on May 31, 2001, as required by the initial 30-day notice of termination, the Des Moines Housing Authority served her with a 3-day notice to quit on June 8, 2001. When she had not vacated the property after 3 days, the Des Moines Housing Authority commenced a state law forcible entry or detention of real property action pursuant to Iowa Code Chapter 648 in Polk County Small Claims Court. On August 7, 2001, the small claims court entered judgment for the Des Moines Housing Authority on grounds of issue preclusion, noting that the federal court had already determined that the termination of the lease was proper. The small claims court ordered Hunter to vacate the premises by August 13, 2001.

Hunter appealed the small claims court decision to the state district court, which reversed on the basis of state landlord- *473 tenant law. The state district court held, among other things, that the Des Moines Housing Authority had not complied with Iowa’s requirement of providing a 7-day notice to cure before terminating a dwelling lease. Iowa Code § 562A.27(1) (2001). 3 The Supreme Court of Iowa denied discretionary review.

In January 2002 (prior to the legislature’s amendment of the statute to eliminate the 7-day notice to cure for federal public housing leases), the Des Moines Housing Authority again served Hunter with a 30-day notice of lease termination, citing her longstanding violations of . the public housing rental agreement. The notice did not provide a 7-day opportunity to cure the claimed violations. Hunter did not vacate the property.

On April 3, 2002, Hunter returned to federal district court and filed a Rule 60(b)(5) motion for relief from the judicial review decision dated June 23, 2001, asserting that it was no longer equitable to give that judgment prospective application because the state court had since ruled that the notice of termination was inadequate due to its failure to provide written notice of a 7-day window to cure the alleged violations of the lease, as provided in Iowa law. The federal district court denied the motion concluding that there was no showing that the adequacy of the written notice had been an issue before it when it made the original judicial review determination. Hunter then filed a Rule 59(e) motion to alter or amend the judgment, citing the same reason, and the district court denied this motion as well. Hunter appeals.

On April 5, 2002, Hunter filed a 42 U.S.C. § 1983 complaint in federal district court against the Housing Authority and several of its individual agents, alleging that they violated her federal right of due process by attempting to terminate her federally subsidized lease without proper notice to cure as required by Iowa law. The district court dismissed the § 1983 action for failure to state the violation of a federal or constitutional right. The district court denied Hunter’s motion to alter or amend the judgment, and Hunter appeals the dismissal of her § 1983 claim.

While all of that was working its way through the federal district court, Hunter requested another administrative hearing, this time challenging the Housing Authority’s second attempt to terminate her lease, dated January 2002. The hearing officer ruled on November 12, 2002, that the written notice was sufficient and that no notice to cure is required where the alleged breach cannot be remedied. The Des Moines Housing Authority then returned to state court and filed another forcible entry and detainer of real property action in an effort to remove Hunter from the premises. The state district court once *474 again dismissed the action due to the Housing Authority’s failure to give the 7-day notice to cure under state landlord-tenant law.

On December 5, 2002, Hunter returned to federal court, this time seeking judicial review of the Des Moines Housing Authority’s second attempt to terminate her lease dated January 2002. Hunter alleged that the Housing Authority had not properly terminated her lease because the termination notice lacked the 7-day notice to cure required by Iowa law. The district court dismissed this suit, concluding that the Des Moines Housing Authority is a state agency whose decisions are not subject to review under the federal Administrative Procedure Act and that, in any event, the doctrine of res judicata bars the action. Hunter appeals.

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Bluebook (online)
362 F.3d 468, Counsel Stack Legal Research, https://law.counselstack.com/opinion/charmaine-hunter-v-russell-underwood-ca8-2004.