Latremore v. Latremore

584 A.2d 626, 1990 Me. LEXIS 329
CourtSupreme Judicial Court of Maine
DecidedDecember 26, 1990
StatusPublished
Cited by32 cases

This text of 584 A.2d 626 (Latremore v. Latremore) is published on Counsel Stack Legal Research, covering Supreme Judicial Court of Maine primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Latremore v. Latremore, 584 A.2d 626, 1990 Me. LEXIS 329 (Me. 1990).

Opinion

BRODY, Justice.

Lewis Latremore appeals from a judgment entered by the Superior Court (York County, Bradford, J.) following a jury verdict determining that Nelson and Barbara Latremore are life tenants in a large apartment located on property owned by their son, Lewis Latremore, and awarding Barbara and Nelson damages of $25,000 each for intentional infliction of emotional distress. On appeal Lewis challenges the sufficiency of the evidence to support the jury’s finding on the issue of extreme and outrageous conduct in connection with the emotional distress claims. Lewis also contends that the court erred in admitting testimony about a conversation between Lewis and his sister, Laura Cusack, denying his request for a missing witness instruction, excluding evidence regarding previous lawsuits and denying his request that a juror be excused. We affirm the judgment.

In September, 1975, Nelson Latremore sold to his son, Lewis, property located along the York River in York County. The property, known as Rivercorral, consists of several acres and a house which was once the Latremore family home. The house has since been divided into three separate apartments, one large and two small. In connection with the sale of Rivercorral, Lewis and Nelson signed a “lease agreement” giving Nelson and his wife Barbara the right to occupy “a certain apartment” on the property for 20 years with a right of renewal for an additional 20 years. The agreement did not specify which of the three apartments Barbara and Nelson were entitled to occupy. The intent of the contract of sale, as stipulated by the parties, was that Lewis would add Rivercorral to his growing real estate business at a reduced price and his parents would live there rent-free for the rest of their lives. At the time of the sale, Nelson and Barbara lived in one of the small apartments but claim that they expressed their intent to move in to the large apartment in the main part of the house when it became vacant. In August 1981, they moved into the large apartment believing that the lease agreement entitled them to do so.

From the time he retired in 1977 until 1984, Nelson managed Rivercorral for Lewis. He collected rents, made repairs and handled the finances. In exchange, Lewis paid for Nelson and Barbara’s electricity bills. Nelson’s obligations at Rivercorral were terminated in 1984 as the relationship between Lewis and Nelson began to sour over, among other things, Nelson’s refusal to move back into the small apartment. Soon thereafter, Lewis ceased to pay the electric bills for his parents resulting in a suit being filed by Nelson against Lewis in small claims court. Nelson later withdrew the suit. The issue of Lewis’s obligation to pay Nelson and Barbara’s electric bills is one of the issues in dispute in the present litigation.

In June, 1986, Lewis told Nelson and Barbara that he would evict them unless *630 they either moved back into the small apartment or paid rent for the large one. He insisted, contrary to their understanding, that the 1975 lease agreement did not give them the right to stay in the large apartment. Despite Lewis’s threats, Nelson and Barbara remained in the large apartment and refused to pay rent. 1 From August 1986 through July, 1989, Lewis sent his parents monthly statements for rent and other expenses in amounts in excess of $3,000 per month. The final statement shows Nelson and Barbara owing Lewis over $100,000.

In September 1986, Nelson and Barbara brought this action against Lewis seeking a declaratory judgment to establish their right under the 1975 lease agreement to live, rent-free, as life tenants in the large apartment. They also sought damages for intentional infliction of emotional distress. Following a four day trial, the jury found that the 1975 lease agreement allowed Nelson and Barbara to inhabit the large apartment, rent-free, as tenants for life. The jury further found that Lewis had no obligation to pay his parents’ electric bills but found that he was obligated to provide and pay for heat in the large apartment. On the intentional infliction of emotional distress claims, the jury granted Nelson and Barbara $25,000 each in damages. The court denied Lewis’s post-trial motions to amend the jury’s findings of fact, to alter the judgment and for a new trial and Lewis appealed.

Extreme and Outrageous Conduct

Lewis contends that the evidence produced at trial was insufficient to support the jury’s verdict on the issue of the extreme and outrageous nature of his conduct. To recover on a claim of intentional infliction of emotional distress the plaintiff must establish that the defendant’s conduct was “so 'extreme and outrageous’ as to exceed ‘all possible bounds of decency’ and must be regarded as ‘atrocious and utterly intolerable in a civilized community.' ” Vicnire v. Ford Motor Credit Co., 401 A.2d 148, 154 (Me.1979); Restatement (Second) of Torts § 46, Comment d (1965). Lewis contends that he was merely asserting his contractual rights under the 1975 lease agreement and that his actions cannot reasonably be considered so extreme and outrageous as to exceed all possible bounds of decency.

To challenge a jury’s verdict on appeal, the appellant must demonstrate that, taking all evidence in the light most favorable to the plaintiff, together with any justifiable inferences, there was no credible evidence upon which a rational jury could have found the facts as it did. Gurski v. Culpovich, 540 A.2d 764, 767 (Me.1988). Our review of the record reveals ample evidence to support the jury’s finding that Lewis’s conduct was sufficiently extreme and outrageous to support liability. Although the 1975 lease agreement was ambiguous, Lewis went far beyond a fair reading of the agreement by demanding that his parents pay up to $3,000 per month in rent for the large apartment and by threatening to evict them if they failed to do so. Lewis continued with his demands and threats even though he knew that his parents were aged and that Barbara was in poor health. Added to this is the evidence that Lewis made a number of vicious remarks to his father regarding his father’s mental condition, apparently without justification, and even attempted to elicit his sister’s assistance in having his father declared mentally incompetent. Viewing the evidence in the light most favorable to the plaintiffs, as we must, there is credible evidence in the record to support the jury’s finding and we will not disturb it on appeal. Lewis has not challenged the sufficiency of the evidence supporting the jury’s findings with respect to the other elements of the cause of action.

Telephone Conversation

At trial, over Lewis’s objection, the court admitted testimony from Laura Cusack, Lewis’s sister, regarding a telephone call in which Lewis tried to solicit Laura’s help in *631 having Nelson declared mentally incompetent. Laura testified that Lewis implied that he could assert financial pressure on her if she refused. She told the jury that she was outraged and that she told her parents of Lewis’s attempted manipulation.

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Bluebook (online)
584 A.2d 626, 1990 Me. LEXIS 329, Counsel Stack Legal Research, https://law.counselstack.com/opinion/latremore-v-latremore-me-1990.