Langen v. Borkowski

206 N.W. 181, 188 Wis. 277, 43 A.L.R. 622, 1925 Wisc. LEXIS 183
CourtWisconsin Supreme Court
DecidedDecember 8, 1925
StatusPublished
Cited by41 cases

This text of 206 N.W. 181 (Langen v. Borkowski) is published on Counsel Stack Legal Research, covering Wisconsin Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Langen v. Borkowski, 206 N.W. 181, 188 Wis. 277, 43 A.L.R. 622, 1925 Wisc. LEXIS 183 (Wis. 1925).

Opinion

Doerfler, J.

The case of Lancaster v. Borkowski, 179 Wis. 1, 190 N. W. 852, referred to in the complaint herein, was before this court on appeal, and the rights of the parties were in the decision in that case construed and determined. The substantial allegations of the complaint were set forth in the opinion, from which it appears:

“. . . That on July 7, 1919, one Marie L. LaGrand was the owner of certain premises known as 517 Harmon street in the city of Milwaukee, and on that day leased the premises to one Magdalena L. Langen for the term of five years beginning the 1st day of August, 1919. The said Magdalena Langen went into possession of said premises on or about the 9th day of July, 1919. On the 22d day of March, 1921, Magdalena Langen made, executed, and delivered to the plaintiff a sublease of said premises, which referred to the lease between Marie LaGrand and Magdalena Langen and contained a clause to the effect that the plaintiff would ‘abide by the covenants of the lease aforementioned’ and other covenants.
“That on the 22d day of March, 1921, the plaintiff purchased from Mag'dalena Langen the furniture in the premises, went into possession of the premises, and has been in possession thereof from said date until the present time. It further appears that the plaintiff has paid the rent reserved in the lease as the same became due.
“. . . That on or about the 15th day of October, 1921, the defendant Patrick McManus, sheriff of Milwaukee county, purporting to act pursuant to a writ of restitution issued out of the civil court of Milwaukee county, entered as of the 14th day of October, 1921, in an action of forcible [287]*287entry and unlawful detainer begun and prosecuted under the provisions of sec. 3358, Stats., wherein the defendant Frank Borkozuski is named plaintiff and Magdalena Langen is named defendant, and, pursuant thereto, threatened to dispossess the plaintiff and his subtenants. . . .
“. . . That he [Lancaster] was undertenant of Magdalena Langen; that no notice of any kind was served upon him nor was he served with a summons or any other notice from the plaintiff in the case wherein Frank Borkowski was plaintiff and Magdalena Langen was defendant. . . .
“The defendant Borkozuski answered admitting the allegations as to the execution of the lease by Marie LaGrand to Magdalena Langen; admits that Magdalena Langen went into possession of the premises and that the premises in question were used as a rooming house; denies knowledge or information sufficient to form a belief as to whether Magdalena Langen had executed a lease to the plaintiff. The answer admits the placing of the writ of restitution in the hands of Patrick McManus as sheriff and that said McManus had threatened to dispossess plaintiff and his tenants; . . . admits that the plaintiff was not a party to the action in the unlawful detainer action. . . .
“The answer further alleges the execution and delivery of the lease by Marie LaGrand to Magdalena Langen and alleges that among other provisions said lease contained the following:
“ ‘Marie LaGrand, her respective heirs, executors, administrators and assigns, shall have the right to sell said premises at any time upon giving a ninety-days notice to the lessee terminating said lease, and said lessor paying to said lessee as liquidated damages the sum of $50 for each and every year that said lease has to run from the termination of said tenancy.’
“That on April 30, 1921, Marie LaGrand sold and conveyed to the defendant Borkozuski . . . said leased prem-iseá; . . '. that on April 30, 1921, Marie LaGrand caused written notice to be served upon Magdalena Langen in the manner provided by statute, informing her of the fact that said premises were sold and notifying said Magdalena Lan-gen that said lease would terminate at the end of ninety days from the date of the service of said notice, and offering to pay to Magdalena Langen the sum of $50 for each of [288]*288the remaining years during which said lease had to run, and notifying said Magdalena Langen to vacate the premises upon the expiration of the ninety days; that the said Magdalena Langen failed to vacate the premises upon the expiration of ninety days and tender of $200, and on September 2, 1921, the defendant Borkowski began an action of unlawful detainer in the civil court of Milwaukee county. . . .”

Further it appears from said answer that said last named action was duly tried and determined by said civil court favorably to the plaintiff; that a writ of restitution was issued directing the sheriff of Milwaukee county to remove the occupants of said premises; that Fred Lancaster was an employee of Magdalena Langen, and that he was to receive for his services as such the use of a certain part of the premises for himself and his family; that all persons in possession of the premises, as roomers, employees, or otherwise, claim the right of possession by, through, or under Magdalena Langen, and occupy the premises subject to the conditions contained in the lease made by Marie LaGrand to said Magdalena Langen, dated July 7, 1919.

A temporary injunction by a court commissioner, restraining the defendants, their agents or servants from molesting the plaintiff or his property by virtue of the- writ of restitution was thereupon issued, and, upon motion to make the temporary injunction permanent, the motion was denied and the- temporary injunction dissolved. Plaintiff thereupon moved for judgment upon the pleadings, which motion was also denied. Plaintiff appealed from both orders.

In the opinion of this court, after holding that the order denying plaintiff’s motion for judgment on the pleadings is not appealable, it further decided:

“The equities in this case depend upon the conclusiveness of the judgment in the action of unlawful detainer upon persons claiming under the defendant in that action. It seems to be well established that all parties entering upon land after suit is brought for its recovery are in possession [289]*289in subordination to the defendant and are equally liable to be removed under the writ against him. . . .
“However, persons in possession of the premises prior to the commencement of the action, claiming the right of possession, who are not made parties to the action, their tenants and agents, are not bound by the judgment and cannot be ousted under the writ. . . .
“While a judgment in an action of unlawful detainer is binding upon the parties thereto and their privies, privies are those who hold by, through, from, or under a party by some right acquired subsequent to the commencement of the suit. . . .
“If the plaintiff is in fact an employee of Magdalena Langen, acting for and on her behalf, and the alleged lease is a mere subterfuge, it would be the duty of the sheriff to eject the plaintiff from the premises as an employee. If the allegations contained in the complaint are true and the plaintiff is in fact a subtenant of Magdalena Langen, claiming under a lease executed prior to the commencement of this action, then the defendant Borkowski, plaintiff in the unlawful detainer action, cannot require the sheriff to eject him from the premises. . . .

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Bluebook (online)
206 N.W. 181, 188 Wis. 277, 43 A.L.R. 622, 1925 Wisc. LEXIS 183, Counsel Stack Legal Research, https://law.counselstack.com/opinion/langen-v-borkowski-wis-1925.