Langston v. Exterior Pro Solutions, Inc.

CourtSuperior Court of Delaware
DecidedApril 22, 2020
DocketN19C-09-060 JRJ
StatusPublished

This text of Langston v. Exterior Pro Solutions, Inc. (Langston v. Exterior Pro Solutions, Inc.) is published on Counsel Stack Legal Research, covering Superior Court of Delaware primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Langston v. Exterior Pro Solutions, Inc., (Del. Ct. App. 2020).

Opinion

IN THE SUPERIOR COURT OF THE STATE OF DELAWARE

RONALD L. LANGSTON, ) ) Plaintiff, ) ) v. ) C.A. No. N19C-09-060 JRJ ) EXTERIOR PRO SOLUTIONS, ) INC. d/b/a DRY TECH ) WATERPROOFING SOLUTIONS, ) ) Defendant. )

MEMORANDUM OPINION

Date Submitted: December 31, 2019 Date Decided: April 22, 2020

Upon Defendant Exterior Pro Solutions, Inc. d/b/a Dry Tech Waterproofing Solutions’s Motion for Relief from Judgment: DENIED.

Thomas E. Hanson, Jr., Esquire, Barnes & Thornburg LLP, 1000 N. West Street, Suite 1500, Wilmington, Delaware 19801, Attorney for Plaintiff.

Victoria K. Petrone, Esquire and Brian V. DeMott, Esquire, Baird Mandalas Brockstedt LLC, 2711 Centerville Road, Suite 401, Wilmington, Delaware 19808, Attorneys for Defendant.

Jurden, P.J. I. INTRODUCTION

Plaintiff Ronald Langston filed suit against Defendant Exterior Pro Solutions,

Inc. d/b/a Dry Tech Waterproofing Solutions (“Dry Tech”) alleging fraud, breach of

express warranties, negligent misrepresentation, and professional malpractice in

connection with waterproofing installation services Dry Tech performed at

Langston’s home. When Dry Tech failed to respond to Langston’s Complaint,

Langston obtained a default judgment pursuant to Superior Court Civil Rule

55(b)(1). Dry Tech has now filed a Motion for Relief from Judgment (“Motion”)

pursuant to Superior Court Civil Rules 55 and 60(b).1 For the reasons explained

below, Dry Tech’s Motion is DENIED.

II. BACKGROUND

On May 1, 2018, Langston contracted with Dry Tech for Dry Tech’s

waterproofing installation services to resolve basement flooding in Langston’s

home.2 According to Langston, after Dry Tech performed its services, the flooding

issues were not cured, and Langston was required to hire a second waterproofing

company to address the flooding issues and repair the damage caused by Dry Tech

in its failed attempt to resolve the flooding.3

1 Defendant’s Motion for Relief from Judgment (“Def. Mot.”), (Trans. ID. 64454441). 2 Compl., Ex. A (Trans. ID. 64175293). 3 Id. ¶ 20. 2 Langston’s Attempts to Resolve the Dispute

In November 2018, Langston initially tried to engage Dry Tech through the

Consumer Protection Unit of the Delaware Department of Justice in an effort to

resolve his claims.4 After his efforts proved unsuccessful, he retained legal counsel. 5

On May 13, 2019, Langston’s counsel sent a detailed letter (the “Demand

Letter”) to Dry Tech’s representative, Matthew Kropp, demanding that Dry Tech

reimburse Langston for: (1) the initial payment of $14,100.00 he made to Dry Tech;

and (2) the payment of $6,709.03 he made to the second waterproofing company for

the repairs necessitated from Dry Tech’s unnecessary replacement of the sump pump

and French drain.6 In the Demand Letter, Langston’s counsel expressly stated, “[i]f

payment [was] not made within thirty (30) days from receipt of this correspondence,

Mr. Langston [would] have no choice but to file suit and pursue all available legal

remedies against Dry Tech.”7

On June 4, 2019, after three weeks of silence from Dry Tech, Langston’s

counsel sent a follow-up email to Kropp.8 Again, Dry Tech did not respond. 9 On

4 Plaintiff’s Response in Opposition to Defendant’s Motion for Relief from Judgment (“Pl. Resp.”) ¶ 3 (Trans. ID. 64492346). 5 Id. ¶ 4. 6 Pl. Resp. ¶ 4, Ex. 1 (the “Demand Letter”); see Affidavit of Matthew Kropp (“Kropp Aff.”), (Trans. ID. 64568056). Dry Tech has multiple offices in Pennsylvania. Langston’s counsel emailed the Demand Letter to Kropp and mailed a copy to Dry Tech’s office in Phoenixville, Pennsylvania. 7 Demand Letter. 8 Pl. Resp. ¶ 4. 9 Id. 3 June 26, 2019, Langston’s counsel sent a letter to Kropp and Dry Tech’s President,

Steve Lombardi.10 In that letter, Langston’s counsel advised he was resending the

Demand Letter to Dry Tech because he had not received a response from Dry Tech

and the return receipt was returned unsigned. 11 Langston’s counsel expressly stated

that if he did not receive a response from Dry Tech within ten days, Langston would

proceed with filing suit.12 Dry Tech did not respond to this letter either.13

Langston Files Suit Against Dry Tech

After receiving no response to his multiple communications, Langston gave

up his attempts to reach a settlement with Dry Tech and filed suit on September 6,

2019.14 Dry Tech was served with the Complaint in accordance with 10 Del. C. §

3104(f) on September 16, 2019, and its response was due by October 7, 2019. 15

When Dry Tech failed to respond by the deadline, Langston directed the

Prothonotary to enter default judgment on November 5, 2019.16

10 Pl. Resp., Ex. 2; Compl. ¶ 5. Paragraph 5 of Plaintiff’s Response incorrectly states that the letter is dated July 26, 2019, not June 26, 2019. However, Exhibit 2 of Plaintiff’s Response indicates that the referenced letter is dated June 26, 2019, and Langston’s counsel mailed the June 26, 2019 letter with a copy of the Demand Letter to Dry Tech’s offices in Norristown and Schwenksville, Pennsylvania. 11 Pl. Resp., Ex. 2. 12 Id. 13 Pl. Resp. ¶ 5. 14 See Compl. 15 See Super. Ct. Civ. R. 12(a) (“A defendant shall serve an answer within 20 days after service of process, complaint and affidavit . . . .”). Neither party disputes that service of process of the Complaint upon Dry Tech was proper and timely. 16 See Direction to Enter Default Judgment (Trans. ID. 64388490); Super. Ct. Civ. R. 55(b)(1). 4 On November 21, 2019, the law firm of Baird Mandalas Brockstedt, LLC

(“Delaware Counsel”) entered its appearance on behalf of Dry Tech17 and filed the

instant Motion. Dry Tech asserts there was a “miscommunication” between Dry

Tech, its Pennsylvania counsel, and Delaware Counsel, and that its failure to timely

respond to the Complaint was the product of excusable neglect. 18 Dry Tech further

asserts it has meritorious defenses to Langston’s claims 19 and Langston will not

suffer substantial prejudice if the Court vacates the judgment. 20

At the hearing on the Motion, the Court asked Delaware Counsel to explain

why the alleged miscommunication justified Dry Tech’s failure to respond to the

Complaint. Delaware Counsel explained that a Pennsylvania attorney

(“Pennsylvania Counsel”) contacted him, and asked if he would represent Dry Tech

in this lawsuit.21 Based on this conversation, Delaware Counsel understood that

Pennsylvania Counsel would confer with Dry Tech and instruct Dry Tech to contact

Delaware Counsel. When weeks passed with no word from Pennsylvania Counsel

or Dry Tech, Delaware Counsel contacted Dry Tech in early November 2019

inquiring whether Dry Tech still needed Delaware Counsel’s representation in this

17 Entry of Appearance (Trans. ID. 64388490). 18 Def. Mot. ¶ 6. 19 Id. ¶¶ 7– 14. 20 Id. ¶ 15. 21 At the hearing, Delaware Counsel did not say when this contact occurred. According to the Kropp Affidavit submitted after the hearing, this contact occurred on October 14, 2019. Kropp Aff. ¶ 6. 5 matter. Dry Tech, under the impression that Pennsylvania Counsel had already

retained Delaware Counsel to represent Dry Tech, immediately retained Delaware

Counsel, and Delaware Counsel entered its appearance and filed this Motion.

At the conclusion of the hearing on this Motion, the Court instructed Dry Tech

to supplement the record with an affidavit from a person more knowledgeable about

the events set forth in the Motion.22 In response, on December 31, 2019, Dry Tech

submitted the affidavit of Matthew Kropp (the “Kropp Affidavit”).

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Rogers v. Hartford Life & Accident Insurance
167 F.3d 933 (Fifth Circuit, 1999)
Toney Gomes, Jr. v. Ellen L. Williams
420 F.2d 1364 (Tenth Circuit, 1970)
Battaglia v. Wilmington Savings Fund Society
379 A.2d 1132 (Supreme Court of Delaware, 1977)
Apartment Communities Corp. v. Martinelli
859 A.2d 67 (Supreme Court of Delaware, 2004)
Cohen v. Brandywine Raceway Association
238 A.2d 320 (Superior Court of Delaware, 1968)
Keith v. Melvin L. Joseph Construction Co.
451 A.2d 842 (Superior Court of Delaware, 1982)
Williams v. Delcollo Electric, Inc.
576 A.2d 683 (Superior Court of Delaware, 1989)
Gibbs v. Air Canada
810 F.2d 1529 (Eleventh Circuit, 1987)
Pelican Production Corp. v. Marino
893 F.2d 1143 (Tenth Circuit, 1990)

Cite This Page — Counsel Stack

Bluebook (online)
Langston v. Exterior Pro Solutions, Inc., Counsel Stack Legal Research, https://law.counselstack.com/opinion/langston-v-exterior-pro-solutions-inc-delsuperct-2020.