Commission on Human Rights & Opportunities Ex Rel. Arnold v. Forvil

25 A.3d 632, 302 Conn. 263, 2011 Conn. LEXIS 354
CourtSupreme Court of Connecticut
DecidedAugust 30, 2011
DocketSC 18500
StatusPublished
Cited by19 cases

This text of 25 A.3d 632 (Commission on Human Rights & Opportunities Ex Rel. Arnold v. Forvil) is published on Counsel Stack Legal Research, covering Supreme Court of Connecticut primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Commission on Human Rights & Opportunities Ex Rel. Arnold v. Forvil, 25 A.3d 632, 302 Conn. 263, 2011 Conn. LEXIS 354 (Colo. 2011).

Opinion

Opinion

HARPER, J.

The defendants, Jean M. Forvil and Vic-toire Forvil, appeal from the judgment of the trial court, rendered after a trial to the court, in favor of the plaintiff, the commission on human rights and opportunities (commission), assessing a fine to be paid to the commis *266 sion and awarding damages to Fanetta Arnold and her two minor children (relators) 1 for the defendants’ refusal to rent housing to the relators on the basis of a “lawful source of income” in violation of General Statutes § 46a-64c (a). 2 The defendants raise numerous claims, challenging, inter alia, the trial court’s jurisdiction on the basis of the timeliness of its rendition of the judgment and the propriety of its conclusion that a security deposit guarantee (guarantee) is a lawful source of income within the meaning of the housing discrimination statutes. See General Statutes § 46a-63 (3). We affirm the judgment of the trial court.

The trial court found the following facts, which are not challenged on appeal. In early 2006, Arnold met with the defendants to view an apartment for rent in a building owned by them. The defendants informed Arnold that she would need to provide a security deposit, which equaled twice the monthly rent of $800. Arnold replied that she would provide a guarantee 3 in lieu of cash to satisfy the security deposit, to which *267 Jean Forvil agreed. Thereafter, Arnold provided the defendants with a copy of the guarantee, and a move in date was established. When the relators attempted to take possession of the apartment on that date, the defendants prevented them from entering the apartment because the security deposit had not been paid in cash.

The relators then filed a complaint with the commission. The commission in turn brought this action against the defendants on the relators’ behalf, alleging a violation of § 46a-64c (a) (1), which prohibits discrimination against prospective tenants based on, inter alia, a “lawful source of income . . . .’’In their answer, the defendants raised constitutional and statutory special defenses to the action.

The case was tried to the court beginning on December 17, 2008, and finishing on January 13, 2009. On May 21, 2009, after both parties had filed briefs regarding damages, the trial court scheduled a hearing on damages for June 4, 2009. Prior to that hearing on damages, the court issued a memorandum of decision, dated June 4, 2009, rejecting the defendants’ special defenses and concluding “that the [commission has] proven by a fair preponderance of all the evidence in this case that the defendants violated § 46a-64c when, on May 1, 2006, they rejected to rent the subject premises to Arnold.” Following the hearing on damages, the trial court rendered judgment in the amount of $57,688 against the defendants, comprised of: $30,000 in compensatory damages to Arnold, $7500 in compensatory damages to each of her children, $5000 in punitive damages, 4 a $1000 *268 civil penalty to the commission, and $6688 in attorney’s fees to the relators’ attorney. This appeal followed. 5

On appeal, the defendants contend that: (1) the trial court lacked jurisdiction to render the judgment because it was untimely rendered; (2) the trial court improperly considered a guarantee to be a lawful source of income within the meaning of the housing discrimination statutes; (3) the trial court improperly concluded that a guarantee’s validity is irrelevant to a claim of discrimination under § 46a-64c; (4) the compensatory damages to the relators were excessive; (6) the trial court improperly denied the defendants’ motion to compel the commission to produce certain documents; (6) § 46a-64c is unconstitutionally vague; and (7) requiring landlords to accept a guarantee in lieu of a cash security deposit denies equal protection of the law to some landlords. 6 We are not persuaded by the first four claims, and we decline to address the latter three, as the defendants have inadequately briefed them.

I

Before discussing the merits of the underlying judgment, we must first consider the defendants’ claim that *269 the trial court lacked jurisdiction to render that judgment against them. See Valley Cable Vision, Inc. v. Public Utilities Commission, 175 Conn. 30, 32, 392 A.2d 485 (1978) (“Whenever a lack of jurisdiction appears on the record, the court must consider the question. . . . The court must address itself to that issue and fully resolve it before proceeding further with the case.” [Citation omitted.]). The defendants claim that General Statutes § 51-183b 7 deprives a trial court of jurisdiction to render judgment in a civil case once 120 days have passed from the completion of the trial in the case and that, in the present case, the trial court’s June 4, 2009 judgment was rendered after the passage of that period of time. Specifically, the defendants point to the January 29, 2009 filing of their posttrial brief on damages as the act completing the trial that commenced the 120 day period. In response, the commission claims that, because the trial court ordered additional proceedings within 120 days after the submission of posttrial briefs, the trial effectively was extended until the completion of those proceedings. We agree with the commission, and, accordingly, conclude that § 51-183b did not deprive the trial court of jurisdiction to render judgment in this case.

We begin with the applicable standard of review. The jurisdictional question concerns a claim of “failure to comply with the rule requiring a court to render a decision within 120 days as set forth in ... § 51-183b, which has long been held to implicate personal, rather than subject matter jurisdiction.” Remax Right Choice v. Aryeh, 100 Conn. App. 373, 378, 918 A.2d 976 (2007); see also Frank v. Streeter, 192 Conn. 601, 603, 472 A.2d *270 1281 (1984) (“[a] delay in decision beyond that authorized by the statute makes the decision voidable and, absent waiver, requires a new trial”). A challenge to the court’s personal jurisdiction that presents a question of law applied to undisputed facts is an issue over which our review is plenary. See Maltas v. Maltas, 298 Conn. 364, 360, 2 A.3d 902 (2010); Ryan v. Cerullo, 282 Conn. 109, 118, 918 A.2d 867 (2007).

Our consideration of this question is guided by Statewide Grievance Committee v.

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Bluebook (online)
25 A.3d 632, 302 Conn. 263, 2011 Conn. LEXIS 354, Counsel Stack Legal Research, https://law.counselstack.com/opinion/commission-on-human-rights-opportunities-ex-rel-arnold-v-forvil-conn-2011.