Kraus v. Trinity Management Services, Inc.

999 P.2d 718, 96 Cal. Rptr. 2d 485, 23 Cal. 4th 116, 2000 Cal. Daily Op. Serv. 4369, 2000 Daily Journal DAR 5869, 2000 Cal. LEXIS 4417
CourtCalifornia Supreme Court
DecidedJune 5, 2000
DocketS064870
StatusPublished
Cited by187 cases

This text of 999 P.2d 718 (Kraus v. Trinity Management Services, Inc.) is published on Counsel Stack Legal Research, covering California Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Kraus v. Trinity Management Services, Inc., 999 P.2d 718, 96 Cal. Rptr. 2d 485, 23 Cal. 4th 116, 2000 Cal. Daily Op. Serv. 4369, 2000 Daily Journal DAR 5869, 2000 Cal. LEXIS 4417 (Cal. 2000).

Opinions

Opinion

BAXTER, J.—

We are asked to decide whether, in an action that is not certified as a class action, but is brought on behalf of absent persons by a private party under the unfair competition law (UCL) (Bus. & Prof. Code, § 17200 et seq.),1 the court may order disgorgement into a fluid recovery fund, and whether permitting such UCL action denies due process to the defendants. We also address a claim that the Court of Appeal erred in upholding the trial court’s construction and application of Civil Code section 1950.5 in this case.

We conclude that disgorgement into a fluid recovery fund is not a remedy available in such representative UCL actions and that Civil Code section 1950.5 does not apply to defendants’ nonrefundable security and administrative fees. We also conclude that defendants in this case have not been denied due process.

We shall reverse the judgment of the Court of Appeal.

I

Factual and Procedural Background

Plaintiff Vickey Kraus and five other individual plaintiffs initiated this action on behalf of themselves and the present and former tenants of [122]*122defendants. The action sought declaratory relief, restitution, and civil penalties for allegedly unlawful assessments of nonrefundable tenant charges for pre-lease administrative services, liquidated damages, and security for unpaid rent. The named defendants are Trinity Properties, which owns and leases residential rental properties in the City and County of San Francisco, Trinity Management Services, Inc., which manages and operates those properties, and various individuals who are officers and directors of those entities.

The complaint alleged that plaintiffs were former tenants of properties owned and managed by defendants, each of whom, and all other past and present tenants, had been required to pay $100 as a nonrefundable security and administrative fee at the time they entered into the 2 Those plaintiffs who had terminated their leases and vacated the leased apartments prior to the end of the term had been assessed liquidated damages equal to one month’s rent and unpaid rent for the balance of the one-year lease term prior to sublease or re-lease of the apartments. A security deposit equal to one month’s rent that each tenant was also required to pay was routinely applied to offset liquidated damages.

The first cause of action asserted a violation of Civil Code section 1950.5, which bans nonrefundable security deposits, and was addressed to defendants’ TIER fees, a charge for pre-lease administrative services. The second cause of action asserted that the liquidated damages clause of the leases was void as a penalty banned by Civil Code section 1671, or, in the alternative, should be construed as authorizing termination of the lease prior to its expiration. The third cause of action alleged that defendants had been unjustly enriched to the extent that they had collected the security deposits and liquidated damages in violation of those statutes, and sought restitution of those tenant payments. Finally, the fourth cause of action, that with which we are principally concerned here, alleged that defendants’ practice of assessing the TIER fees and their practice of assessing both liquidated damages and the remainder of the rent when tenants terminated their leases before the end of the term were unlawful and unfair business practices that violated the UCL.3

Plaintiffs sought (1) an order that defendants repay them and all other present and former tenants the full amount of all TIER fees collected from [123]*123them, with interest since the date of collection; (2) statutory damages of $600 pursuant to Civil Code section 1950.5, subdivision (k), for each former and present tenant from whom the administrative fee security deposit had been collected; (3) a declaration that the liquidated damages provision of the lease was void or that tenants might elect to treat the liquidated damages as consideration for early termination; (4) an order that defendants return all amounts collected as liquidated damages, or at the tenants’ election, all amounts collected as rent for periods following early termination; (5) assessment of a civil penalty of $2,500 for each violation of the UCL;4 (6) an order that defendants cease the allegedly unlawful practices; and (7) attorney fees as well as any other appropriate relief.

At a pretrial hearing the court commented that disgorgement, rather than recovery for all injured persons, seemed to be the remedy authorized by the UCL, and that a defendant should disgorge profits obtained as a result of an unfair business practice. Plaintiffs’ counsel concurred that equitable remedies of restitution or disgorgement were authorized, but argued that if there was to be disgorgement the monies should be paid to the tenants and former tenants from whom they had been obtained. He offered to submit a supplemental brief on the appropriate remedy if it was not possible to locate some of those people, but also agreed that the essential form of recovery was equitable and restitutionary in nature and should begin with disgorgement of the funds unlawfully collected. Counsel’s opening statement then identified rescission or disgorgement as the relief sought on the UCL cause of action. Plaintiffs’ counsel subsequently advised that he would propose equitable remedies beyond those identified in the complaint and asked that the court order disgorgement of the entire amount of the TIER fees and improperly retained liquidated damages/security deposit funds. Counsel also suggested that, to the extent that restitution could not be made to individual plaintiffs, defendants be ordered to disgorge the money unjustly collected to a fluid recovery fund.

The court found that the challenged practices violated the cited provisions of the Civil Code and constituted unfair business practices that violated the UCL. The court enjoined defendants from assessing TIER fees or any other nonrefundable charges as a condition of tenancy, collecting and retaining security deposits for the purpose of charging them against liquidated damages, and including liquidated damages provisions in the lease. It ordered Trinity Properties to disgorge $447,700 for liquidated damage/security fee [124]*124assessments5 and Trinity Management Services, Inc., to disgorge $447,000 of TIER fees, the sums collected within the four-year statute of limitations period of April 6, 1990, through February 28, 1995, with interest at 6 percent per annum. After awarding a total of $2,655 in TIER and security deposit money to plaintiffs, the judgment directed that defendant Trinity Management Services, Inc., “shall on the date of this order and for a period of 90 days thereafter, pay to each payor of the $100 TIER fee the sum of $100 as restitution. Such payments shall be made to those persons who may, with due diligence, be found. Restitution made in accordance with this provision shall be deducted from the amount required for disgorgement.” The court made no express order for restitution to prior tenants of any of the liquidated damage/security fee sums to be disgorged.6

The judgment directed that the funds disgorged be placed in a fluid recovery fund.

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Bluebook (online)
999 P.2d 718, 96 Cal. Rptr. 2d 485, 23 Cal. 4th 116, 2000 Cal. Daily Op. Serv. 4369, 2000 Daily Journal DAR 5869, 2000 Cal. LEXIS 4417, Counsel Stack Legal Research, https://law.counselstack.com/opinion/kraus-v-trinity-management-services-inc-cal-2000.