Loeb-Defever v. Mako

CourtCourt of Appeals for the Fifth Circuit
DecidedFebruary 20, 2026
Docket24-20410
StatusUnpublished

This text of Loeb-Defever v. Mako (Loeb-Defever v. Mako) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Loeb-Defever v. Mako, (5th Cir. 2026).

Opinion

Case: 24-20410 Document: 83-1 Page: 1 Date Filed: 02/20/2026

United States Court of Appeals for the Fifth Circuit United States Court of Appeals Fifth Circuit

____________ FILED February 20, 2026 No. 24-20410 Lyle W. Cayce ____________ Clerk

Zelma M. Loeb-Defever; Loeb Architects, L.L.C.,

Plaintiffs—Appellants,

versus

Mako, L.L.C., doing business as Padua Realty Company; Francisco Padua; Alejandro Padua; Antonio Padua; Woodhaven Inmobilia, Limited; Bratten Inmobilia, L.L.C.; Inmobilia 2000, L.L.C.; Padua Investments, Limited; Luisfina Corporation; Propero Conroe, L.L.C.; Propero Seniors Housing Fund, L.L.C.; Texas Senior Living Operator, L.L.C.; Texas Senior Living Manager, L.L.C.; Texas Senior Living Group, L.L.C.; Cottages at Woodhaven Village, Limited; CPF Living Communities II - Woodhaven, L.L.C.; CPF Living Communities II Acquisitions, L.L.C.; Grace Management, Incorporated,

Defendants—Appellees. ______________________________

Appeal from the United States District Court for the Southern District of Texas USDC No. 4:20-CV-1981 ______________________________ Case: 24-20410 Document: 83-1 Page: 2 Date Filed: 02/20/2026

Before Southwick, Oldham, and Ramirez, Circuit Judges. Per Curiam: * Architect Zelma M. Loeb-Defever and her firm, Loeb Architects, LLC, (collectively, “Loeb”) appeal an award of attorney’s fees to the defendants after they dismissed their cross-appeal of a final judgment ordering each party to bear its own fees and costs. Loeb argues that the district court lacked jurisdiction to award fees and abused its discretion in awarding and calculating them. We VACATE the award and REMAND. I A In 2011, Padua Realty Company (“Padua Realty” 1), a real estate development business, contracted with Loeb to design the first two phases of a senior living center. Under the contracts, Loeb’s designs could not be used “on other projects or extensions [to the center] except by agreement in writing.” Padua Realty paid Loeb for its designs but hired a different architecture firm to complete the remaining phases of the project. Around 2013, Loeb received the other firm’s plans from an acquaintance and concluded that her designs were the “starting point” for them. Asserting copyright infringement claims under 17 U.S.C. § 501 as well as claims under the Digital Millennium Copyright Act (“DMCA”), Loeb sued twenty-four defendants that participated in the development of the center. She also sued Padua Realty for breach of contract.

_____________________ * This opinion is not designated for publication. See 5th Cir. R. 47.5. 1 Because Mako LLC, the first named defendant in this case, does business as Pauda Realty Company, it will be referred to as “Padua Realty.”

2 Case: 24-20410 Document: 83-1 Page: 3 Date Filed: 02/20/2026

No. 24-20410

Six of the original defendants settled with Loeb. In July 2021, seventeen of the eighteen remaining defendants moved for summary judgment on Loeb’s copyright and DMCA claims. The district court dismissed Loeb’s copyright and DMCA claims against the moving defendants with prejudice. In May 2022, Padua Realty moved for summary judgment on Loeb’s breach of contract claim. The district court also dismissed this claim with prejudice. On July 14, 2022, the district court issued a final judgment dismissing all of Loeb’s claims with prejudice and sua sponte ordering that “[e]ach party shall bear its own fees and costs.” B On July 18, 2022, Loeb timely filed a notice of appeal. On July 28, 2022, the defendants filed a timely bill of costs, as well as a motion seeking attorney’s fees, costs, and expenses (the “first fee motion”). Although the first fee motion referred once to Federal Rule of Civil Procedure 59(e) to support the defendants’ request to “amend” the district court’s denial of fees and costs in the final judgment, the motion primarily cited and relied on Rule 54(d), which permits post-judgment awards of attorney’s fees and costs. See Fed. R. Civ. P. 54(d). On August 15, 2022, the defendants also filed a cross-appeal, specifically challenging the part of the final judgment regarding fees and costs. Their notice of appeal acknowledged that the pending first fee motion could render the cross-appeal “premature or ultimately moot” but explained it was being filed “in an abundance of caution . . . .” On October 7, 2022, while the appeals were pending, the district court denied the defendants’ first fee motion without prejudice to refiling within fourteen days “after an opinion on the merits appeal is issued.” It explained that “[c]ourts routinely defer ruling on motions for attorney’s fees while an appeal is pending.” Because they “deem[ed] their cross-appeals . . . moot” based on the district court’s October 7 order, the defendants voluntarily

3 Case: 24-20410 Document: 83-1 Page: 4 Date Filed: 02/20/2026

dismissed their cross-appeal on November 17, 2022. Loeb-Defever v. Mako, No. 22-20362 (5th Cir. 2022), Dkt. 72 (Nov. 17, 2022). On August 30, 2023, this court affirmed the district court’s grants of summary judgment. Loeb- Defever v. Mako, L.L.C., No. 22-20362, 2023 WL 5611042 (5th Cir. Aug. 30, 2023) (per curiam). On September 13, 2023, the defendants renewed their first fee motion, again seeking an award of fees, costs, and expenses (the “second fee motion”). The district court granted the defendants’ second fee motion, awarding them $500,000 in attorney’s fees under the Copyright Act. Loeb now challenges that award. II This court reviews a district court’s award of attorney’s fees under the Copyright Act for abuse of discretion. Hunn v. Dan Wilson Homes, Inc., 789 F.3d 573, 588 (5th Cir. 2015). “A trial court abuses its discretion in awarding or refusing to award attorney’s fees when its ruling is based on an erroneous view of the law or a clearly erroneous assessment of the evidence.” Digital Drilling Data Sys., L.L.C. v. Petrolink Servs., Inc., 965 F.3d 365, 373 (5th Cir. 2020) (citation modified). III Loeb first asserts that the district court lacked jurisdiction to award fees because this court had already affirmed the final judgment—which stated that “[e]ach party shall bear its own fees and costs.” It generally identifies three points at which the district court lost jurisdiction to adjudicate the fee issue: (1) when the district court issued the final judgment; (2) when Loeb and the defendants filed their respective appeals of the final judgment; and (3) when the defendants voluntarily dismissed their cross- appeal. The defendants respond that the district court properly relied on Moody National Bank of Galveston v. GE Life & Annuity Assurance Company,

4 Case: 24-20410 Document: 83-1 Page: 5 Date Filed: 02/20/2026

383 F.3d 249 (5th Cir. 2004) to award fees under Rule 54(d). A Loeb initially argues that the final judgment constituted a final decision on the fee issue. As a result, Loeb asserts that (1) under the mandate rule, the district court lacked jurisdiction to award fees once this court affirmed the final judgment, and (2) the defendants’ fee motions should be construed as arising under Rule 59(e) rather than under Rule 54(d). We disagree. 1 “Absent exceptional circumstances, the mandate rule compels compliance on remand with the dictates of a superior court and forecloses relitigation of issues expressly or impliedly decided by the appellate court.” United States v. Lee, 358 F.3d 315, 321 (5th Cir. 2004). It also “bars litigation of issues decided by the district court but foregone on appeal or otherwise waived . . . .” Id.

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