Muzi Gao v. Campus 150 Venture II, LLC

CourtDistrict Court, C.D. California
DecidedJanuary 31, 2022
Docket8:20-cv-01355
StatusUnknown

This text of Muzi Gao v. Campus 150 Venture II, LLC (Muzi Gao v. Campus 150 Venture II, LLC) is published on Counsel Stack Legal Research, covering District Court, C.D. California primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Muzi Gao v. Campus 150 Venture II, LLC, (C.D. Cal. 2022).

Opinion

Case 8:20-cv-01355-DDP-ADS Document 93 Filed 01/31/22 Page 1 of 16 Page ID #:2070

1 2 O 3 4 5 6 7 8 UNITED STATES DISTRICT COURT 9 CENTRAL DISTRICT OF CALIFORNIA 10 11 MUZI GAO, ) Case No. SACV 20-01355 DDP (ADSx) ) 12 Plaintiff, ) ) ORDER RE: CROSS-MOTIONS FOR 13 v. ) SUMMARY JUDGMENT ) 14 CAMPUS 150 VENTURE II, LLC, ) et al., ) 15 ) [Dkt. 58, 65, 71] Defendants. ) 16 17 Presently before the court are cross motions for summary 18 judgment, one filed by Defendants Campus 150 Venture II, LLC 19 (“Campus”) and BYL Collection Services, LLC (“BYL”), and the other 20 filed by Plaintiff Muzi Gao (“Gao”). Having considered the 21 submissions of the parties, the court grants the motions in part, 22 denies the motions in part, and adopts the following Order. 23 I. Background 24 In August 2018, Plaintiff entered into a residential lease 25 agreement with Defendant Campus. The lease required Plaintiff to 26 pay 12 monthly installments of $860, plus an additional $100 per 27 month for garage parking. Before moving in, Plaintiff paid “a 28 Case 8:20-cv-01355-DDP-ADS Document 93 Filed 01/31/22 Page 2 of 16 Page ID #:2071

1 security deposit of $1,920 — representing two months’ worth of 2 rent.”1 (Declaration of Muzi Gao, ¶ 3.) 3 The parties dispute whether Plaintiff timely paid rent for the 4 months of June and July 2019. According to Campus’ regional 5 manager, Chenoa Anderson, Gao did not make rent payments for June 6 and July, and owed $1,929 in back rent when her lease expired at 7 the end of July 2019. (Declaration of Chenoa Anderson ¶ 7.) When 8 deposed, however, Anderson testified that Plaintiff never missed 9 any rent payments. (Declaration of Ryan McBride, Ex. I at 26-27.) 10 In any event, Campus did not charge Plaintiff late fees for unpaid 11 rent, and applied the $1,920 “deposit” amount toward her account. 12 After the lease expired, Plaintiff incurred a $135 assessment 13 for apartment and carpet cleaning fees. (Anderson Decl. ¶ 10.) On 14 August 13, Campus sent her a “Final Account Statement” indicating 15 (1) that the “deposit” had been applied to “charges due,” (2) a 16 zero balance at move-out, and (3) the additional cleaning charges 17 of $135. (McBride Decl., Ex C.) The final statement indicated 18 that payment was due within 30 days. (Id.) 19 On September 7, 2019, Plaintiff mailed a check for the 20 cleaning charges to Campus. (Gao Decl. ¶ 12; Ex. N). As of 21 September 24, however, Campus had not received Plantiff’s payment, 22 and thus placed her in “collection” status. At some point 23 thereafter, Campus assigned the account to BYL, the collections 24 agency Campus regularly used in connection with delinquent 25 1 Although Plaintiff’s declaration, consistent with 26 Defendants’ characterization, characterizes this payment as a deposit, Plaintiff’s motion describes this payment as “advanced 27 rent.” The Lease Agreement does provide that the landlord may require the tenant to pay “advance installments of basic rent,” and 28 that “all such payments shall be considered advanced rent.” 2 Case 8:20-cv-01355-DDP-ADS Document 93 Filed 01/31/22 Page 3 of 16 Page ID #:2072

1 accounts. According to Anderson, Campus referred Gao’s account to 2 BYL on September 27. (Anderson Decl. ¶ 15.) BYL’s records 3 indicate, however, that BYL received the account on October 1. 4 (McBride Decl., Exs. E, I at 38.) There is no dispute, however, 5 that Campus received Plaintiff’s payment on September 27, 6 “unselected” her “in collection status,” and closed her account. 7 Nevertheless, BYL believed that Gao’s account continued to be 8 delinquent. (Declaration of Jeffrey Heft ¶ 7.) In December, BYL 9 reported the account as delinquent to two credit reporting bureaus, 10 Equifax Information Services, LLC (“Equifax”) and Trans Union, LLC 11 (“Trans Union”). (Declaration of Jeffrey Heft ¶ 7.) 12 Soon after, Plaintiff noticed an adverse impact on her credit 13 report and initiated a dispute with both Experian and Trans Union. 14 (Gao Decl. ¶¶ 15-16.) It appears that BYL received a verification 15 request on January 17, 2021. (McBride Decl., Ex. H at 49.) 16 However, the BYL employee assigned to the matter, Caroline 17 Alessandro (“Alessandro”), did not follow BYL procedures and did 18 not conduct an investigation. (Id. at 50.) The employee 19 nevertheless reported the information accurate as reported. (Id. 20 at 51.) In February, both credit bureaus notified Gao that the 21 debt was correctly reported. (Id. ¶ 17.) 22 In March 2020, Plaintiff called Campus to confirm that her 23 account was paid in full. (Declaration of Craig Mariam, Ex. 14 at 24 61-62.) That same day, Campus sent BYL and Gao an e-mail 25 acknowledging that Gao’s account had a zero balance, and requesting 26 that BYL correct the account and “resubmit to her credit report.” 27 (Id. at 63; Anderson Decl. ¶ 16; Ex. 5.) Gao did not contact BYL 28 at that time. BYL’s President, Jeffrey Heft, states that BYL never 3 Case §:20-cv-01355-DDP-ADS Document 93 Filed 01/31/22 Page 4of16 Page ID #:2073

1]} became aware of the Campus e-mail because the message was diverted 2|| to the BYL recipient’s spam folder. (Heft. Decl. 16.) 3 In April, Plaintiff sent dispute letters to Campus, BYL, □□ Equifax, and Trans Union. (Gao Decl. @ 22.) BYL again received 5} verification requests from the credit bureaus. BYL employee 6]}/ Alessandro, who had failed to conduct a prior investigation, was 7 again assigned to the matter. Alessandro, working from home due to 8]} the COVID pandemic and related government mandates, once again failed to conduct an investigation, and again reported the debt as 10!) accurate. (McBride Decl., Ex. H at 60-61; Heft Decl. FIFI 8-10.) 11 BYL received Gao’s direct dispute on April 28, 2020. (Heft 12}/ Decl. @ 11.) This time, a different BYL employee handled Gao’s 13} letter, and on May 8, BYL marked the account “in dispute” and notified the credit bureaus of that change. (Id. 7 12.) BYL then 15} confirmed with Campus that Gao’s account was not delinguent. The 16}/ account was removed from Gao’s credit report on August 9, 2020. 17] (Heft Decl. I 14.) 18 Plaintiff’s complaint alleges causes of action against BYL for 19]/ violations of the Fair Credit Reporting Act (“FCRA”’), the Fair Debt 20] Collection Practices Act (“FDCPA”’) and California’s Consumer Credit 21]} Reporting Agencies Act (“CCRAA”).* Plaintiff also alleges claims 22}} under California’s Rosenthal Fair Debt Collection Practices Act? □□ □□ (“RFDCPA”) and for defamation against both BYL and Campus, as well 24|/as a negligence claim against Campus. Campus and BYL seek summary 25 26 57 * See 15 U.S.C. § 1681, et segq.; 15 U.S.C. § 1692, et seg.; Cal. Civil Code § 1785, et seq. 28 > See Cal. Civil Code § 1788, et seq.

Case 8:20-cv-01355-DDP-ADS Document 93 Filed 01/31/22 Page 5 of 16 Page ID #:2074

1 judgment on all claims. Plaintiff seeks partial summary judgment 2 on certain elements of certain of her claims. 3 II. Legal Standard 4 Summary judgment is appropriate where the pleadings, 5 depositions, answers to interrogatories, and admissions on file, 6 together with the affidavits, if any, show “that there is no 7 genuine dispute as to any material fact and the movant is entitled 8 to judgment as a matter of law.” Fed. R. Civ. P. 56(a). A party 9 seeking summary judgment bears the initial burden of informing the 10 court of the basis for its motion and of identifying those portions 11 of the pleadings and discovery responses that demonstrate the 12 absence of a genuine issue of material fact. See Celotex Corp. v.

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Bluebook (online)
Muzi Gao v. Campus 150 Venture II, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/muzi-gao-v-campus-150-venture-ii-llc-cacd-2022.