Council of Co-Owners of Calvert Park Condominium, Inc. v. Howell

CourtDistrict Court, District of Columbia
DecidedJuly 29, 2024
DocketCivil Action No. 2024-0594
StatusPublished

This text of Council of Co-Owners of Calvert Park Condominium, Inc. v. Howell (Council of Co-Owners of Calvert Park Condominium, Inc. v. Howell) is published on Counsel Stack Legal Research, covering District Court, District of Columbia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Council of Co-Owners of Calvert Park Condominium, Inc. v. Howell, (D.D.C. 2024).

Opinion

UNITED STATES DISTRICT COURT FOR THE DISTRICT OF COLUMBIA

THE COUNCIL OF CO-OWNERS OF : CALVERT PARK CONDOMINIUM, INC., : : Plaintiff, : Civil Action No.: 24-594 (RC) : v. : Re Document No.: 4, 8, 11 : LOYE E. HOWELL, : : Defendant. :

MEMORANDUM OPINION

GRANTING PLAINTIFF’S MOTION TO REMAND

I. INTRODUCTION

The Council of Co-Owners of Calvert Park Condominium, Inc. (“Plaintiff”) initiated this

civil action in the Superior Court of the District of Columbia (“Superior Court”) against Loye E.

Howell (“Defendant”), asserting claims of breach of contract and seeking injunctive relief. See

generally Compl., Ex. 1 to Notice of Removal at 7–12, ECF No. 1; see also Am. Compl., Ex. 1

to Notice of Removal at 55–61, ECF No. 1. 1 Defendant failed to appear, and on June 29, 2023,

the Superior Court issued a default judgment and permanent injunction. Calvert Park

Condominium Association, Inc. v. Howell, No. 2022-CAB-005594 (D.C. Super. Ct.). 2 On March

1, 2024, Defendant removed the case to this Court on the basis of diversity jurisdiction pursuant

to 28 U.S.C. § 1332(a). See Notice of Removal ¶ 9, ECF No. 1. Now before the Court is

Plaintiff’s Motion to Remand, in which the Council argues that Defendant’s removal was

1 When citing to the Notice of Removal and the attached Exhibits, the Court uses the page numbers generated by ECF. 2 The Court takes judicial notice of the Superior Court docket. untimely, objects to the exercise of subject matter jurisdiction based on diversity, and seeks costs

and fees incurred as a result of removal. See generally Pl.’s Mot. Remand, ECF No. 8. Upon

consideration of facts presented in the record and the state court proceeding prior to removal, the

Court grants the motion and remands this case to the Superior Court for failure to satisfy the one-

year time limit of 28 U.S.C. § 1446(c)(1). The Court additionally denies Plaintiff’s request for

attorney’s fees.

II. FACTUAL BACKGROUND

On December 4, 2022, Plaintiff, a condominium association located in the District of

Columbia, filed a Complaint in the Superior Court of the District of Columbia against Defendant,

the owner and resident of one of the units in the condominium building. Pl.’s Mot. Remand at 3.

Plaintiff mistakenly filed the suit under the name of “Calvert Park Condominium Association,

Inc.,” an organization no longer in existence. Id. at 5; see also Ex. 1 to Pl.’s Mot. Remand at 2,

ECF No. 8-1. The Complaint alleged that Defendant had breached her contract with Plaintiff by

sending thousands of vulgar, sexually explicit communications to other unit owners within the

association and to the association’s management company and staff. Am. Compl. ¶ 10. Prior to

the lawsuit, Plaintiff sent Defendant a Fines Letter detailing all occurrences of the violation and

seeking total fines in the amount of $24,900.00. Id. ¶ 14. Plaintiff’s Complaint sought the

amount of the fines accrued, legal fees, and costs of the lawsuit, and requested the Superior

Court to “enjoin Defendant preliminarily and permanently from issuing communications that are

a nuisance, noxious, and offensive.” Id. at 60.

On June 16, 2023, due to Defendant’s failure to file a responsive pleading and appear in

court in an ex parte proof hearing, the Superior Court entered a default judgment against

Defendant in the amount of $379,886.95. Pl.’s Mot. Remand at 4; Ex. 1 to Pl.’s Mot. Remand at

2 5. As part of collecting the Judgment, Plaintiff obtained a subpoena for Oral Examination, which

obligated Defendant to produce financial documents. Pl.’s Mot. Remand at 4–5; Ex. 1 to Pl.’s

Mot. Remand at 7. On February 6, 2024, Defendant filed a Motion to Vacate Default Judgment

and Injunctions, and to Dismiss Complaint for Lack of Subject Matter Jurisdiction, Standing and

Capacity (“Motion to Vacate”), arguing that the case should be dismissed and judgment vacated

because “Calvert Park Condominium Association, Inc.” was an organization that ceased to exist

over forty years ago, and the non-existent Plaintiff was suing for violations of the By-Laws of

the “Council of Co-Owners of Calvert Park Condominium, Inc.” See generally Mot. Vacate,

Calvert Park Condominium Association, Inc. v. Howell, No. 2022-CAB-5594 (D.C. Super. Ct.,

Feb. 6, 2024). According to Plaintiff, this was merely a “misnomer” that misstated Plaintiff’s

proper name. Pl.’s Mot. to Remand at 5.

On February 8, 2024, Plaintiff filed a motion for leave to file an Amended Complaint

solely to correct and clarify the misstatement of Plaintiff’s name and the case caption, and the

Superior Court granted the motion on February 23, 2024. Id. At the same hearing, the Superior

Court Judge emphasized that the Amended Complaint would not restart the case or permit the

Defendant to file an answer, as the amendment merely corrected a misnomer and made no

substantive change. The Superior Court explained as follows:

THE COURT: All right. So I’m going to grant your motion to amend the complaint for the reasons that I’ve indicated. It’s not substance based; it is simply changing the name of the moving party.

...

MR. CAMP: When you amend the complaint the litigation starts over because there are thousands of cases that say when you amend the complaint, it’s as if the first complaint was never filed.

THE COURT: So I’m going to just tell you to look at the rule, it’s Rule 15(b). That’s the rule that covers it right, it doesn’t say anything about what you just

3 said, and here’s the reason for that. What the rule talks about is the ability to respond when the substance [is] changed[,] right[?] . . . We are way past all of that.

Transcript of Record at 15, 19–20, Ex. 1 to Pl.’s Reply to Def.’s Opp’n (“Pl.’s Reply”), ECF No.

10-1.

The Superior Court indicated that the amendment would not vacate the judgment entered

against Defendant, Transcript of Record at 14, and re-affirmed Defendant’s obligation to produce

financial documents pursuant to the subpoena for Oral Examination. Transcript of Record at 20,

attached as Pl.’s Reply Ex. 1 (“So you’ve got ten days to provide the documents pursuant to the

last order of production.”). Plaintiff subsequently filed the Amended Complaint on February 27,

2024. Ex 1 to Pl.’s Mot. to Remand at 11.

On March 1, 2024, Defendant filed the Notice of Removal and removed the case to this

Court pursuant to 28 U.S.C. § 1332(a) on the basis of diversity jurisdiction. See Notice of

Removal at 4. Defendant alleged that Plaintiff was a citizen of the District of Columbia seeking

more than $300,000 and Defendant was a citizen of Kansas at the time of removal. Id. at 3. On

March 29, 2024, Plaintiff filed a Motion to Remand, arguing that the case should be remanded

because Defendant failed to establish subject matter jurisdiction based on diversity and removed

out of time. See generally Pl.’s Mot. Remand. Plaintiff also seeks $9,219 in attorney’s fees and

expenses incurred by improper removal. Id. at 10–11. Defendant resists the remand, arguing

that this Court has jurisdiction on the basis of diversity under 28 U.S.C. §

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