in Re Kings Ridge Homeowners Association, Inc.

Court of Appeals of Texas·Decided October 13, 2009·No. 02-08-00394-CV·Published

Opinion

COURT OF APPEALS

SECOND DISTRICT OF TEXAS

FORT WORTH

NO. 2-08-394-CV

IN RE KINGS RIDGE HOMEOWNERS RELATOR ASSOCIATION, INC.

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ORIGINAL PROCEEDING

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OPINION

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Relator Kings Ridge Homeowners Association, Inc. (“HOA”) petitions this Court for a writ of mandamus complaining that Respondent, the trial judge of the 362nd District Court, Denton County, abused his discretion by improperly striking HOA’s sole expert witness. HOA seeks an order directing the trial judge to vacate that order. We conditionally grant HOA’s petition for writ of mandamus.

Prosper files suit

Plaintiff Prosper Land Company, Ltd. (“Prosper”) is the developer of Kings Ridge subdivision in Plano, Denton County. Prosper filed the underlying suit in January 2004 against developers and building contractors of an adjacent uphill

development known as Kings Gate, along with Kings Gate lot owners Luis and Teresita Mignucci, Steven M. and Jill Ann Free, Harry Crosby, and Herbert D. Locke (“Defendants”).1 The lot owners live on elevated lots on the western boundary of Kings Gate, which abuts the eastern boundary of Kings Ridge. Prosper alleged that improvements, including retaining walls, built by Defendants on their elevated property in Kings Gate, caused water drainage resulting in damage to the downhill Kings Ridge subdivision. Prosper alleged breach of a Drainage and Surface Flow Agreement entered into between prior owners of Kings Gate and Kings Ridge, violations of the Texas Water Code, negligence, negligence per se, nuisance, breach of contract, and trespass.

HOA owns a sixty-two-foot maintenance easement across the rear of the eastern lots in Kings Ridge abutting the Kings Gate subdivision. HOA is responsible for maintaining the landscaping, irrigation system, and millsap walls within that area of land directly below Kings Gate. HOA asserts, and Defendants do not dispute, that Prosper currently takes responsibility for and covers the cost of maintenance of the easement but that, when the last of the lots in Kings Ridge subdivision is sold, responsibility for landscape, irrigation, and wall maintenance will ultimately become that of HOA and the Kings Ridge homeowners.

1 … Other defendants settled prior to the filing of the petition for writ of mandamus and are not discussed herein.

During discovery, Prosper’s corporate representative, David Whitsett, disclosed in his deposition that Prosper brought some of its claims on behalf of HOA, that HOA had orally assigned its claims for damages to Prosper in 2001, and that HOA and Prosper later entered into a written agreement documenting the assignment, signed in 2005. Prosper produced a copy of the agreement to Defendants in November 2005. By the written agreement, HOA assigned “any and all subsequent money due or owing to [HOA] and all claims, demands and causes of action of whatsoever kind which [HOA] may have or may have come to have against any person or party . . . ” and retained a fifty percent interest in the net recovery after attorney’s fees.

HOA is Brought in by Defendants On April 8, 2005, the trial court signed an agreed Level 3 scheduling order addressing various pretrial deadlines. Trial was initially set for January 16, 2006; for reasons unexplained in the record, it was later reset for April 9, 2007. Some two years after learning of the assignment of claims by HOA to Prosper, and a week before the trial setting, Defendants filed amended pleadings and a plea to the jurisdiction challenging Prosper’s standing to maintain its suit based on the purported assignment. Defendants argued that the written assignment was not executed until after Prosper had filed suit and after limitations had run and was ineffective to transfer all or some of the claims.

Prosper responded with a plea in abatement, contending that because Defendants were not parties to the assignment, they lacked any justiciable interest to challenge its validity or effective date. On April 3, 2007, during the hearing on Prosper’s plea in abatement, Prosper suggested that the question raised regarding the effective date of the assignment created a “defect of parties” because one of the parties to the contract, HOA, was not before the court. Defendants ultimately agreed to join HOA. The trial court then ruled that HOA be included as a party. Defendants agreed to prepare the order and to have HOA served immediately. The trial setting was cancelled by agreement.

On April 13, 2007, Defendants filed their notice of joinder of HOA as a party in which they stated, “At a pretrial hearing on April 3, 2007, the Court ordered [HOA] be joined as a party to this suit to be given the opportunity to protect its interest, if any, in the claims being asserted against Defendants in this suit.” The prayer of the notice generally requested that HOA be cited to appear as a party plaintiff and that it “file such pleading as is proper to express its position as to the claims being asserted against Defendants in this suit, and for such other and further relief as may be proper.” HOA was served on May 15, 2007, and filed a general response to the joinder on June 11, 2007, initially denying that it was a proper party because it had assigned all of its claims to Prosper.

Following joinder of HOA, Defendants began serving HOA with discovery, including requests for disclosure on July 17, 2007, and 107 requests for production on August 24, 2007; Defendants collectively served more than 100 additional requests for production on HOA on December 27, 2007. On February 11, 2008, Defendants noticed and took the deposition of HOA’s corporate representative on 118 numbered topics.

HOA Asserts Claims

and Designates an Expert

On January 24, 2008, HOA amended its pleadings to assert affirmative claims for declaratory and injunctive relief against Defendants. On January 25, 2008, HOA retained engineer Gary Pettit as a potential expert witness. Pettit completed his expert report on April 25, 2008. On May 30, 2008, HOA amended its response to requests for disclosures, designating Pettit as its expert witness on the issues of causation of the water damage and corrective measures to avoid future injury, and produced Pettit’s report to Defendants.

Defendants Move to Dismiss HOA and to Strike HOA’s Expert

On June 9, 2008, Defendants moved to strike HOA’s expert. Defendants asserted that HOA was governed by default Level 2 discovery deadlines under which HOA had not timely designated its expert and, further, that the designation was a disguised backdoor attempt by co-plaintiff Prosper to designate an expert for the first time, contrary to the deadlines set by the

agreed Level 3 scheduling order, which had expired.2 By letter of July 30, 2008, HOA tendered Pettit for his deposition, suggesting several alternate dates. Defendants did not respond. On August 22, 2008, Defendants filed a plea to the jurisdiction challenging HOA’s standing, contending that HOA had effectively assigned all of its claims to Prosper. Defendants agreed to reset the trial again, this time for October 20, 2008.

Trial Court Strikes HOA’s Expert The trial court held four days of hearings on Defendants’ motion to strike HOA’s expert and their plea to the jurisdiction on August 28 and 29, and on September 18 and 29, 2008,3 after which the trial court denied Defendants’ plea to the jurisdiction and refused to dismiss HOA from the suit, but ruled that HOA had no claims and struck Pettit, HOA’s sole expert witness. HOA thereupon filed this petition for writ of mandamus.4

2 … Following HOA’s designation, Prosper moved for leave to cross-

designate Pettit as its expert, to which Defendants objected.

3 … The trial court stated on August 29, “So we just need to reset everything that was set for yesterday and today to where everybody can properly be heard and go from there. So what I’m going to do is everything that was discussed yesterday is – we’re going to reset all that and have it all heard.”

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