Marriage of Nevai and Klemunes

CourtCalifornia Court of Appeal
DecidedDecember 29, 2020
DocketC086584
StatusPublished

This text of Marriage of Nevai and Klemunes (Marriage of Nevai and Klemunes) 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
Marriage of Nevai and Klemunes, (Cal. Ct. App. 2020).

Opinion

Filed 12/29/20 CERTIFIED FOR PARTIAL PUBLICATION*

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA THIRD APPELLATE DISTRICT (Sacramento) ----

In re the Marriage of MARTHA J. NEVAI and JOHN C086584 KLEMUNES.

MARTHA J. NEVAI, (Super. Ct. No. 15FL04534)

Appellant,

v.

JOHN KLEMUNES,

Respondent.

APPEAL from a judgment of the Superior Court of Sacramento County, Peter J. McBrien, Court Commissioner. Reversed in part and affirmed in part.

Codekas Family Law and Matthew J. Smith for Appellant.

Dick & Wagner, Stephen James Wagner; Law Offices of Gregory R. Ellis and Gregory R. Ellis for Respondent.

* Pursuant to California Rules of Court, rules 8.1105 and 8.1110, this opinion is certified for publication with the exception of parts II through IV.

1 In this marital dissolution proceeding, Martha J. Nevai (wife) contends the trial court erred in various orders of reimbursement to the community for spending related to wife’s separate property. She also argues the trial court erred in setting spousal support and in refusing to award her attorney fees. We agree that the court erred in fixing the permanent spousal support award and in reimbursing John Klemunes (husband) for mortgage interest and property taxes on wife’s vacation home. We also find the court erred in ordering that each side pay their own attorney fees. We reverse the relevant portions of the judgment and remand the matter for recalculation and further consideration consistent with our opinion. We otherwise affirm the judgment. FACTUAL AND PROCEDURAL BACKGROUND Husband and wife were married in February 2003. They had one child together, born in 2005. Husband and wife separated in August 2015. The trial occurred in September 2017. A. Evidence regarding the Tahoe property Before the marriage, wife owned a cabin at Lake Tahoe (hereinafter referred to as the “Tahoe property”). She purchased the property as an empty lot in 1998 and built a house on it, spending approximately $289,000. The parties stipulated that at the time of the marriage, the Tahoe property was worth $525,000. There was a mortgage on the property at the time of the marriage, and wife testified that the $1,800 mortgage, which included an escrowed amount for property taxes, was automatically paid each month from a joint bank account. Between 2008 and 2015, husband and wife rented out the Tahoe property for the ski season (December through April) and occasionally during the summer. The rental income for the property would be deposited into the same joint bank account used to pay the mortgage and property taxes. In May 2016, husband’s attorney sent a disclosure letter to wife’s counsel setting forth husband’s knowledge regarding their joint and separate assets and liabilities. He

2 asked that wife respond regarding any omitted assets or liabilities, and to correct any misstated facts. The letter stated the mortgage on the Tahoe property was $299,000 at the date of marriage and $202,400 as of the date of separation. The letter also stated that husband did not believe the Tahoe property was refinanced during the marriage. During the September 2017 trial, wife testified that she, husband, and child would use the Tahoe property for recreation, typically about two times per month during the summer. She and child would often stay for a week, and husband would stay on the weekends. The family often spent the Fourth of July holiday there. Husband testified that between approximately 2007 and 2014, he spent only four holiday weekends at the Tahoe property each year, but wife and child would stay there more often during the summers. Wife further testified that the value of the Tahoe property at the time of trial was $475,000 to $495,000, based on the opinion of a local real estate agent. Wife testified that if she were to try to sell the property at the time of trial, she would list it between $525,000 and $550,000. Husband testified that he thought the property was worth $700,000, based on an appraisal by Rick Sutliffe. Sutliffe testified the property was worth $735,000 in August 2017. He based this estimate on his inspection of the property and his analysis of comparable sales. Sutliffe testified the property was in “generally good repair,” but had some small “finish issues” that led him to deduct $20,000 from his appraisal. Sutliffe also explained he had three comparable sales, two of which were in the same subdivision as the Tahoe property. Sutliffe testified it was “easy to find comparable sales in the area” because the houses are “relative[ly] homogenous” in the subdivision, with similar lots and home styles. Sutliffe selected the two comparable sales that were the “most representative” and made adjustments for differences with the Tahoe property. Husband testified that approximately $7,000 in improvements were made to the Tahoe property during the marriage, including adding a hot tub and an electrical

3 connection, and installing new flooring. Husband explained that “We” made the improvements. Husband testified that the hot tub “[d]efinitely” made the property more marketable as a vacation rental property because “people kind of expect a vacation rental to have a hot tub.” Darren Silva testified as a forensic expert for husband and prepared a propertizer,1 which valued husband and wife’s interests in the Tahoe property pursuant to Moore/Marsden.2 In making his calculation, Silva relied on wife’s testimony regarding the purchase price of the lot and the cost to build the cabin, the stipulated value of the property prior to marriage, husband’s uncontested testimony regarding the approximate $7,000 in improvements, and Sutliffe’s testimony of the current value of the property. In addition, Silva used a 2003 mortgage interest statement for the Tahoe property (IRS Form 1098, hereinafter referred to as a “1098 form”) to determine that, at the date of marriage, the mortgage on the Tahoe property was approximately $300,000. Silva was not provided with a 1098 form for 2015, so he had to estimate the mortgage value at the date of separation. He did so by calculating the difference between (1) the 1098 form for 2013, which showed a mortgage balance of $210,000, and (2) a statement dated March 31, 2017, which showed a mortgage balance of $171,000. Based on the statements, Silva estimated the mortgage principal was $200,000 at the date of separation. Silva testified the evidence indicated that the loan had not been refinanced during the marriage. Accordingly, Silva opined the principal portion of the mortgage was paid down by approximately $100,000 during the marriage, and there were $7,000 in improvements during the marriage. There was no evidence that any separate property was used to pay

1 The propertizer was admitted as exhibit C. 2 In re Marriage of Moore (1980) 28 Cal.3d 366 (Moore) and In re Marriage of Marsden (1982) 130 Cal.App.3d 426 (Marsden).

4 these expenses. Based on these facts, Silva calculated the community’s interest in the Tahoe property was approximately $180,000.3 Silva also calculated $176,951 reimbursement to the community for mortgage interest and property taxes paid by the community on the Tahoe property. Silva relied on the testimony that the payments were made out of the joint account. He also relied on the 1098 forms for 2003 and 2013 to identify the mortgage interest and property taxes paid for these two years. To calculate years 2004 through 2012, Silva recognized that the interest paid each year on a fixed rate mortgage decreases each year. Based on the data in the 1098 forms for 2003 and 2013, he estimated that the interest paid decreased by $350 each year. Since that estimate “for the most part” reconciled the data between 2003 and 2013, Silva used the same figure to estimate the interest paid in 2014 and 2015.

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

Related

In Re Marriage of Moore
618 P.2d 208 (California Supreme Court, 1980)
In Re Marriage of Epstein
592 P.2d 1165 (California Supreme Court, 1979)
In Re Marriage of Marsden
130 Cal. App. 3d 426 (California Court of Appeal, 1982)
In Re Marriage of Burlini
143 Cal. App. 3d 65 (California Court of Appeal, 1983)
In Re the Marriage of Hebbring
207 Cal. App. 3d 1260 (California Court of Appeal, 1989)
In Re Marriage of Walter
57 Cal. App. 3d 802 (California Court of Appeal, 1976)
Somps v. Somps
250 Cal. App. 2d 328 (California Court of Appeal, 1967)
Bono v. Clark
128 Cal. Rptr. 2d 31 (California Court of Appeal, 2002)
Chicago Title Insurance v. AMZ Insurance Services, Inc.
188 Cal. App. 4th 401 (California Court of Appeal, 2010)
In Re Marriage of Schulze
60 Cal. App. 4th 519 (California Court of Appeal, 1997)
In Re Marriage of Meegan
11 Cal. App. 4th 156 (California Court of Appeal, 1992)
In Re Marriage of Carlsen
50 Cal. App. 4th 212 (California Court of Appeal, 1996)
Thompson v. Thames
57 Cal. App. 4th 1296 (California Court of Appeal, 1997)
Estate of Turner
96 P.2d 363 (California Court of Appeal, 1939)
Sharples v. Sharples
223 Cal. App. 4th 160 (California Court of Appeal, 2014)
Palmer v. Hokanson
68 Cal. App. 4th 987 (California Court of Appeal, 1998)
Victor Valley Transit Authority v. Workers' Compensation Appeals Board
83 Cal. App. 4th 1078 (California Court of Appeal, 2000)
Wolfe v. Wolfe
91 Cal. App. 4th 962 (California Court of Appeal, 2001)
Falcone v. Fyke
203 Cal. App. 4th 964 (California Court of Appeal, 2012)

Cite This Page — Counsel Stack

Bluebook (online)
Marriage of Nevai and Klemunes, Counsel Stack Legal Research, https://law.counselstack.com/opinion/marriage-of-nevai-and-klemunes-calctapp-2020.