Kremerman v. White

CourtCalifornia Court of Appeal
DecidedNovember 8, 2021
DocketB307347
StatusPublished

This text of Kremerman v. White (Kremerman v. White) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Kremerman v. White, (Cal. Ct. App. 2021).

Opinion

Filed 10/15/21; Certified for Publication 11/8/21 (order attached)

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION EIGHT

MICHAEL KREMERMAN, B307347

Plaintiff and Respondent, (Los Angeles County Super. Ct. No. 19BBCV00331) v.

ANGELA WHITE,

Defendant and Appellant.

APPEAL from an order of the Superior Court of Los Angeles County, William D. Stewart, Judge. Reversed and remanded with instructions.

The Ciani Law Firm and Lynne M. Ciani for Defendant and Appellant.

Dennis P. Block & Associates and Dennis P. Block for Plaintiff and Respondent.

_________________________ INTRODUCTION This appeal arises from a breach of contract action by landlord Michael Kremerman against his former tenant, appellant Angela White. 1 The trial court entered a default and a default judgment against White. White moved to vacate the default and resulting judgment, alleging she was never effectively served with the summons and complaint. The trial court denied the motion. On appeal, appellant White argues the trial court should have granted her relief under Code of Civil Procedure 2 section 473, subdivision (d), and section 473.5. She argues the trial court never acquired personal jurisdiction over her because service of summons by respondent Kremerman was defective. We agree. We reverse the trial court’s denial of the motion to vacate and remand with instructions to the trial court to vacate entry of default and the default judgment and to set aside the garnishment order issued to execute the judgment. FACTUAL AND PROCEDURAL BACKGROUND A. Background Information On April 1, 2017, Kremerman and White entered into a written lease agreement for the real property located at 11902 Laurel Hills Road, Studio City, California (Studio City property).

1 The parties interchangeably refer to appellant as Angela White or Blac Chyna, her professional name. We refer to appellant by her legal last name, White. 2 Undesignated statutory references are to the Code of Civil Procedure.

2 According to the one-year lease, White agreed to pay Kremerman $16,000 per month as rent and $25,000 as a security deposit. The lease provides that Kremerman may use the security deposit, as reasonably necessary, to: 1) cure the tenant’s default in payment of rent payment, 2) repair damages (excluding ordinary wear and tear) caused by the tenant, and 3) replace personal property or appurtenances. The lease was to expire on March 31, 2018. When the lease term was nearing expiration, Kremerman and White executed an agreement extending it for another year— to March 31, 2019. The rent increased to $16,480; all other terms remained unchanged. Sometime during Fall of 2018, White began the process of purchasing real property located in Woodland Hills, California. White contacted Kremerman’s representative, Susan Rollins (Rollins) of Sotheby’s International Realty and informed her that she would like to end the lease early. On October 2, 2018, Rollins sent an email stating: “The owner is happy to let [White] out of the contract, but as you may know, she is obligated to pay rent through the term of the lease, or until the Landlord finds new tenants that are willing to pay the same amount that she’s currently paying.” (Italics added.) On October 29, 2018, Rollins sent another email congratulating White “on the purchase of [her] new home in Woodland Hills” and informing her that a “move-out inspection” would be performed when White vacated the Studio City property. On November 23, 2018, White vacated the property and moved to her new home in Woodland Hills.

3 On December 3, 2018, Kremerman furnished White with an itemized statement indicating the following deductions from the $25,000 security deposit, calculating an unpaid balance of $87,280.06 owed by White: • Balance of rent due for November 2018: $3,360 • Balance of future rent due December 1, 2018 through March 31, 2019: $65,920 ($16,480 times four months) • Cleaning fee: $200 • Floor refurbishment: $2,755.50 • Interior painting: $4,050 • Blinds, windows, lights, fixtures: $2,444.62 • Sinks, lavatories: $622.92 • Repair of crown molding, doors, sink, etc.: $4,810 • Replacement of missing items (popcorn machine, Apple TV, telephones): $3,117.02 By March 6, 2019, Kremerman had not heard back from White. His attorney sent her a letter requesting payment within 10 days and threatened to initiate a lawsuit if she failed to pay. B. Civil Complaint On April 16, 2019, Kremerman filed a complaint against White alleging two causes of action: breach of the lease agreement and negligence. Kremerman alleged that as a direct and proximate result of White’s breach of the lease agreement “by vacating the [Studio City property] before the lease expired and failing to pay the unpaid rent”, he suffered damages. He alleged White last paid rent for the month of October 2018, and she did not pay any rent from November 2018 through March 2019. He alleged the unpaid rent balance owed by White ($55,546), less the $25,000 security deposit, totaled $30,546.

4 For the negligence cause of action, Kremerman alleged White “damaged the premises and removed fixtures and equipment” from the Studio City property, causing “extensive damage.” As a result of White’s negligence, he allegedly incurred expenses and costs for repairs to the property totaling $18,000.06. In addition to these damages, Kremerman requested attorney fees and costs, as well as interest on all amounts past due at the rate of 10 percent per annum. C. Kremerman’s Attempts at Service of Process A registered process server from Countrywide Process, LLC filed a non-service report, declaring under penalty of perjury that he made five attempts to serve White with the “Summons and Complaint – Unlawful Detainer; Prejudgment Claim of Right To Possession; Standing Order; Third Amended Standing Order and Notice of Case Assignment” documents 3 at White’s Woodland Hills property on April 16, 2019 at 7:16 p.m.; April 17, 2019 at 7:34 p.m.; April 18, 2019 at 4:16 a.m.; April 20, 2019 at 8:09 am.; and April 21, 2019 at 1:46 p.m. The process server stated there was no answer at the door during all five attempts at service. The registered process server filed a second non-service report, declaring under penalty of perjury that he completed a stakeout at the Studio City property on May 11, 2019 in an attempt to serve White, but he “did NOT see any signs of people being [at] the property.” The non-service report also set out that

3 These are incorrect pleadings, as Kremerman had filed a civil complaint for breach of lease agreement and negligence, not unlawful detainer.

5 the process server again attempted to serve pleadings related to an unlawful detainer action. The same process server filed a third non-service report, declaring under penalty of perjury that he completed a stakeout at the Woodland Hills property from 6:55 p.m. until 10:23 p.m. on May 14, 2019, but “there was NO ACTIVITY AT ALL.” The process server was thus unable to serve the “Summons & Complaint” pleadings. On May 28, 2019, Kremerman filed an application for service of process by publication, which the trial court denied on May 30, 2019, finding there was “insufficient diligence shown.” On July 9, 2019, the court set an order to show cause (OSC) on October 29, 2019, as to Kremerman’s failure to file a proof of service of summons. On October 28, 2019, one day before the scheduled hearing, Kremerman filed a proof of service of summons by substituted service.

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Bluebook (online)
Kremerman v. White, Counsel Stack Legal Research, https://law.counselstack.com/opinion/kremerman-v-white-calctapp-2021.