PJL Properties, LLC v. A & BE Heating and Cooling, LLC

CourtCourt of Appeals of Wisconsin
DecidedJuly 27, 2022
Docket2021AP001001
StatusUnpublished

This text of PJL Properties, LLC v. A & BE Heating and Cooling, LLC (PJL Properties, LLC v. A & BE Heating and Cooling, LLC) is published on Counsel Stack Legal Research, covering Court of Appeals of Wisconsin primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
PJL Properties, LLC v. A & BE Heating and Cooling, LLC, (Wis. Ct. App. 2022).

Opinion

COURT OF APPEALS DECISION NOTICE DATED AND FILED This opinion is subject to further editing. If published, the official version will appear in the bound volume of the Official Reports. July 27, 2022 A party may file with the Supreme Court a Sheila T. Reiff petition to review an adverse decision by the Clerk of Court of Appeals Court of Appeals. See WIS. STAT. § 808.10 and RULE 809.62.

Appeal No. 2021AP1001 Cir. Ct. No. 2019SC2864

STATE OF WISCONSIN IN COURT OF APPEALS DISTRICT II

PJL PROPERTIES, LLC AND PETER J. LONG,

PLAINTIFFS-APPELLANTS,

V.

A & BE HEATING AND COOLING, LLC,

DEFENDANT-RESPONDENT.

APPEAL from orders of the circuit court for Winnebago County: DANIEL J. BISSETT, Judge. Affirmed. No. 2021AP1001

¶1 KORNBLUM, J.1 This case arises out of a dispute between a property owner, PJL Properties, LLC (PJL), owned by Peter Long (Long)2 and a company providing service to the property to install a boiler, A & BE Heating and Cooling, LLC (A & BE). Both Long and A & BE appear pro se.3 PJL claims that A & BE improperly conducted the installation, alleging both breach of contract and negligence. The circuit court held a trial on this matter, at which Long appeared by video technology. The court held that PJL had not proved its case, and dismissed it. PJL raises three issues on appeal. PJL contends that the court erred in finding that PJL failed to meet its burden of proof on the substantive claims of breach of contract and negligence. PJL also contends that the circuit court erred in not ruling in its favor because A & BE failed to pull a permit prior to

1 This appeal is decided by one judge pursuant to WIS. STAT. § 752.31(2)(a) (2019-20). All references to the Wisconsin Statutes are to the 2019-20 version unless otherwise noted. On June 28, 2021, PJL Properties, LLC (PJL) filed a motion for a three-judge panel which was held in abeyance pending briefing in this case. PJL does not explain why this case should be decided by a three-judge panel instead of a one-judge panel, either in its motion or in its briefing. Based on our review of the case, we deny the motion for a three-judge panel. 2 For ease of reading, the plaintiff is referred to either as PJL or by the name of the owner, Long. 3 A & BE filed a letter in lieu of its Brief of Respondent, which this court accepted as a brief. Long argues in his reply brief that by failing to file a proper brief, A & BE admitted all of Long’s contentions. “Pro se appellants must satisfy all procedural requirements, unless those requirements are waived by the court. They are bound by the same rules that apply to attorneys on appeal.” Waushara County v. Graf, 166 Wis. 2d 442, 452, 480 N.W.2d 16 (1992). In this case, we waived the requirement of filing a formal brief. We note that we are giving greater latitude to both PJL and A & BE in accord with our general policies. Pro se litigants are generally granted “a degree of leeway” in recognition of the fact that they are ordinarily unfamiliar with the procedural rules and substantive law that might govern their appeal. Rutherford v. LIRC, 2008 WI App 66, ¶27, 309 Wis. 2d 498, 752 N.W.2d 897. Thus, for example, while we construe pro se petitions, motions, and briefs to make the most intelligible argument we can discern, we do not impute to pro se litigants the best argument they could have but did not make. See id.

2 No. 2021AP1001

installing the boiler. Finally, PJL contends that the court erred in failing to grant its request for continuance. We disagree and affirm.

Background

¶2 Long is the owner of PJL, which owns rental properties in Neenah, Wisconsin. One of the properties, a duplex located at 322-324 East Doty Avenue, is the subject of this appeal. PJL filed suit against A & BE for alleged negligence in the manner in which A & BE replaced a boiler in the upper unit of the duplex (322), which he alleges resulted in harm a few months later to the heating system of the lower unit (324). PJL’s factual allegations in the complaint are:

Defendant was negligent and breached the HVAC installation contract by not connecting the jumper pipes between the 322 E. Doty Ave. Neenah (“322”) heating boiler to the existing 324 E. Doty Ave., Neenah (“324”) heating boiler. The Defendant was also negligent for not returning the Plaintiff’s calls for service and not servicing the boiler when the 324 boiler failed in January 2018. Due to the Defendant’s negligence the 324 boiler heating pipes froze and ruptured causing a significant amount of damage. The cost to repair said damages was $3,600.00 by S & A Heating & Cooling, LLC. (See attached estimate).

A. Alleged Negligence in Boiler Installation

¶3 At trial, PJL focused on A & BE’s failure to attach the crossover or “jumper” pipes from the boiler it replaced.4 The purpose of these pipes was to serve as an emergency bypass if one of the boilers in the duplex failed, to allow the other boiler to service both units.

4 These pipes are referred to as “crossover” pipes and “jumper” pipes throughout the record. Long presented exhibits consisting of photographs of examples of these crossover pipes, although neither the testimony nor the exhibits clearly show that these photographs represent the system in the 322-324 unit.

3 No. 2021AP1001

¶4 The circuit court held a trial on this matter on April 21, 2021. Long testified on behalf of PJL. According to Long’s testimony, the duplex had two boilers, one for the upper unit and one for the lower. The two boilers were connected by “jumper” pipes in case the boiler were to go out for one of the units. In October 2018, the boiler for the upper unit (322) failed. Long was incarcerated at the time, and contacted A & BE by phone from the jail to arrange for A & BE to replace the boiler. Long approved A & BE installing a new boiler on October 24. In essence, this was a verbal contract. The day after the installation, Long spoke with A & BE and A & BE confirmed that “everything went all right.”

¶5 Several months later, in January 2019, the lower unit’s tenant complained to Long that the lower boiler had failed. When Long could not get A & BE to fix the lower unit (324), due to A & BE being too busy, Long directed the tenant to open the jumper pipes. The tenant informed Long that the jumper pipes had been cut and were not connected to the boiler A & BE had installed for the upper unit. The record has no information as to why Long did not discover that the jumper pipes had been cut from the time of the installation of the boiler in the upper unit in October 2018 until January 2019. Long testified that he never gave A & BE permission to cut the “jumper” pipes. He testified that had A & BE asked him, he would have said, “No.” “I just asked them to install a replacement boiler, hook it up to the pipes that are there. Nobody gave my permission to hack off my pipes….” Long called a different contractor to check the system on January 31, 2019, who determined that the lower boiler was not providing heat and that pipes to the lower unit had frozen. Long testified that “the entire system froze, the pipes burst, [and] the radiator burst.”

4 No. 2021AP1001

¶6 Long testified that he obtained an estimate for the cost of repair for $3,600.5 Instead of repairing the boiler system, Long decided to replace the heating system with a forced air heating system. The new forced air system cost $8,500; Long’s “insurance paid a couple grand, [and] the rest was out of [his] pocket.” He is suing to recover those out of pocket costs.

¶7 Long testified at length about why he believed that jumper pipes were important, that he had other boilers installed in other properties, and the contractors did not cut the jumper pipes.

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PJL Properties, LLC v. A & BE Heating and Cooling, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/pjl-properties-llc-v-a-be-heating-and-cooling-llc-wisctapp-2022.