Radvansky v. Olmsted Falls

CourtCourt of Appeals for the Sixth Circuit
DecidedJanuary 14, 2005
Docket03-3798
StatusPublished

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

Bluebook
Radvansky v. Olmsted Falls, (6th Cir. 2005).

Opinion

RECOMMENDED FOR FULL-TEXT PUBLICATION Pursuant to Sixth Circuit Rule 206 File Name: 05a0024p.06

UNITED STATES COURT OF APPEALS FOR THE SIXTH CIRCUIT _________________

X Plaintiff-Appellant, - GEOFFREY M. RADVANSKY, - - - No. 03-3798 v. , > CITY OF OLMSTED FALLS et al., - Defendants-Appellees. - N Appeal from the United States District Court for the Northern District of Ohio at Akron. No. 02-00634—John R. Adams, District Judge. Argued: August 11, 2004 Decided and Filed: January 14, 2005 Before: SILER, MOORE, and COLE, Circuit Judges. _________________ COUNSEL ARGUED: L. Bryan Carr, L. BRYAN CARR COMPANY, Mayfield Heights, Ohio, for Appellant. John T. McLandrich, MAZANEC, RASKIN & RYDER, Cleveland, Ohio, for Appellees. ON BRIEF: L. Bryan Carr, L. BRYAN CARR COMPANY, Mayfield Heights, Ohio, Leonard F. Carr, LEONARD F. CARR COMPANY, Mayfield Heights, Ohio, for Appellant. John T. McLandrich, Robert F. Cathcart, MAZANEC, RASKIN & RYDER, Cleveland, Ohio, for Appellees. _________________ OPINION _________________ KAREN NELSON MOORE, Circuit Judge. Plaintiff-Appellant Geoffrey M. Radvansky (“Radvansky”) appeals the district court’s grant of summary judgment in favor of Defendants- Appellees, the City of Olmsted Falls (“the City”), Police Chief Jeffrey Rice (“Rice”), Detective Thomas Caine (“Caine”), Officer Ralph Saxer (“Saxer”), and Officer Thomas Telegdy (“Telegdy”) (hereinafter “Appellees”). Radvansky was arrested by Telegdy and Saxer after breaking into a house, in which he was renting a room. Despite the officers’ pre-existing knowledge that he was currently involved in a dispute with his landlord, his repeated protestations that he lived there, undisputed documentary evidence which supported that claim, and the presence of his personal property, clothing and furnishings within the house, Radvansky was placed under arrest for burglary. Eventually, the county prosecutor entered a nolle prosequi, dismissing all the charges against him. Radvansky brought suit under 42 U.S.C. § 1983 alleging a violation of several of his constitutional rights as well as a number of state-law claims. The district court granted the defendants’ motion for

1 No. 03-3798 Radvansky v. City of Olmsted Falls, et al. Page 2

summary judgment on all of the § 1983 claims, finding that there was probable cause for the arrest. Furthermore, because it concluded there was no constitutional violation, the district court granted the defendants summary judgment on the remaining federal and state-law claims as well. The district court erred, however, both in determining that there was probable cause to arrest Radvansky and that Telegdy and Saxer were entitled to qualified immunity. Therefore, the decision below is REVERSED with respect to the Fourth Amendment claim against Telegdy and Saxer but AFFIRMED in all other respects on other grounds. I. BACKGROUND The events in this case stem from Radvansky’s arrest on May 15, 2001, for burglary of Derrick Rosemark’s (“Rosemark”) house located at 26060 Redwood Drive (the “Redwood Drive residence”) in Olmsted Falls, Ohio. Since June 21, 2000, Radvansky had been living as a tenant at1 that residence, pursuant to an oral agreement whereby he paid Rosemark $450 in rent each month. Radvansky has stated that his rent was fully paid, with the exception of $60 more that he owed for the month of May 2001. Around the end of April or beginning of May 2001, Rosemark called the Olmsted Falls Police Department and spoke with Detective Caine. Rosemark informed Caine that Radvansky had been living at Rosemark’s residence but left for Florida still owing Rosemark money. Rosemark asked how to recover the money owed to him and expressed concern that Radvansky still had possession of keys to the premises. Despite recognizing that this was a civil dispute between the two parties, Caine, a police detective, gave legal advice to Radvansky that contravened Ohio law. Caine told Rosemark he should contact a lawyer to get his money back but that “You can change the locks if you want.” J.A. at 677 (Caine Dep.). Ohio law prohibits a landlord from excluding a tenant from the premises for the purpose of recovering possession of the residence. Ohio Rev. Code Ann. § 5321.15. Caine suggested that if Rosemark did indeed change the locks, he should inform Radvansky not to break into the house. After spending the weekend at a friend’s house, Radvansky returned to the Redwood Drive residence on Sunday, May 13, 2001, and found a note posted on the door from Rosemark, informing

1 Radvansky has claimed throughout the litigation that his tenancy was pursuant to an oral lease agreement. Appellant’s Br. at 5; Joint Appendix (“J.A.”) at 280 (Pl’s Br. Opp. Summ. J.); J.A. at 817 (Pl. Dep.); J.A. at 1014 (Pl’s Resp. to Defs’ Interrogs.). Under Ohio law, however, a lease agreement must be in writing to be enforceable. Ohio Rev. Code Ann. § 1335.04; Manifold v. Schuster, 586 N.E.2d 1142, 1144 (Ohio Ct. App. 1990). Relying on a 1927 Ohio Court of Appeals case, Radvansky has argued that the oral lease is enforceable through the doctrine of part performance, because he paid rent and took possession of the property. J.A. at 293 (Pl’s Br. Opp. Summ. J.). More recently, however, Ohio courts have stated that “partial performance will not take a parol agreement out of the Statute of Frauds without a showing of detrimental reliance by the party arguing partial performance, or an unconscionable advantage obtained by the party raising the statute.” Manifold, 586 N.E.2d at 1144-45. Thus, “[a] party fails to establish partial performance through evidence of possession and payment of rent alone.” Weishaar v. Strimbu, 601 N.E.2d 587, 592 (Ohio Ct. App. 1991). Therefore, under Ohio law, a valid lease agreement did not exist between Rosemark and Radvansky. The point is somewhat academic however, because a party who takes possession under an invalid lease creates a tenancy at will, which “converts to a periodic tenancy upon payment and acceptance of rent.” Id.; Manifold, 586 N.E.2d at 1145. The frequency of the rental payments determines the period of the tenancy. Weishaar, 601 N.E.2d at 593; Manifold, 586 N.E.2d at 1145-46. In this case, Radvansky paid rent monthly, which was accepted by Rosemark, thus creating a month- to-month periodic tenancy governed by Ohio landlord-tenant law. Sherwin v. Cabana Club Apartments, 433 N.E.2d 932, 936 (Ohio Ct. App. 1980). Under Ohio law, a landlord must give a tenant notice of termination of a periodic tenancy and most importantly, may not resort to self-help measures to remove the tenant from the premises. Ohio Rev. Code Ann. § 5321.17; § 5321.15. “[A] rental agreement between landlord and tenant is a contract; and, whether written or oral, each party has certain contractual rights and obligations established and guaranteed by R.C. Chapter 5321.” Colquett v. Byrd, 392 N.E.2d 1328, 1330 (Ohio Mun. Ct. 1979); see also Thomas v. Papadelis, 476 N.E.2d 726, 728 (Ohio Ct. App. 1984) (concluding that a lease provision inconsistent with R.C. Chapter 5321 is unconscionable); Laster v. Bowman, 370 N.E.2d 767, 770 (Ohio Ct. App. 1977) (holding that the “rights, obligations and remedies” encompassed in R.C. Chapter 5321 are implied in all rental agreements between a landlord and tenant). No. 03-3798 Radvansky v. City of Olmsted Falls, et al. Page 3

Radvansky that he was now locked out.2 Radvansky stated in his deposition that he proceeded to call Rosemark at his place of employment, but that the latter “would not reason with [him].” J.A.

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Radvansky v. Olmsted Falls, Counsel Stack Legal Research, https://law.counselstack.com/opinion/radvansky-v-olmsted-falls-ca6-2005.