Raynor Associates L.P. v. Baltimore Door & Frame Co.

744 A.2d 25, 357 Md. 303, 2000 Md. LEXIS 7
CourtCourt of Appeals of Maryland
DecidedJanuary 12, 2000
Docket62, Sept. Term, 1999
StatusPublished
Cited by4 cases

This text of 744 A.2d 25 (Raynor Associates L.P. v. Baltimore Door & Frame Co.) is published on Counsel Stack Legal Research, covering Court of Appeals of Maryland primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Raynor Associates L.P. v. Baltimore Door & Frame Co., 744 A.2d 25, 357 Md. 303, 2000 Md. LEXIS 7 (Md. 2000).

Opinion

WILNER, Judge.

We shall hold in this case that the Court of Special Appeals erred (1) in granting affirmative relief to an appellee whose own appeal, seeking only part of that relief, had earlier been dismissed for failure to file a timely brief, and (2) when that deficiency was brought to its attention, in achieving the same result by reinstating the appeal eight months after the appeal had been dismissed and two months after the court had issued its initial opinion erroneously granting the affirmative relief.

The dispute arose out of a commercial lease of a 22,600 square foot facility in an industrial park, to be used by respondent, Baltimore Door & Frame Company, Inc. (BDF), for the assembly and distribution of building materials. The lease term ended on June 15,1996, but BDF, awaiting completion of a new facility, remained in possession and commenced negotiations with the landlord, petitioner Raynor Associates Limited Partnership (Raynor), for an extension of the lease to March, 1997. No agreement was ever reached on an extension, however. Although the lease provided that, if BDF remained in possession after termination, it would become a month-to-month tenant at a rental equivalent to 150% of the lease rental, BDF paid only the lease rental during its extended stay.

In July or August, 1996, while negotiations for an extension were ongoing, Raynor insisted that BDF pave or repave certain common areas adjacent to the leased premises, claiming that BDF’s trucks and fork lifts had damaged those areas. Although BDF denied any responsibility for the damage, it *307 made the repairs, at a cost of nearly $16,000, apparently believing that, if it did so, Raynor would allow it to remain in possession at the lease rental rate. Raynor denied that it had made any such agreement and, in January, 1997, filed a summary ejectment action in the district court, alleging a failure by BDF to pay the required rent. The court apparently concluded that there was no enforceable extension agreement and rendered judgment for Raynor.

BDF appealed that judgment to the Circuit Court for Anne Arundel County. In a separate action in the same court, BDF filed a four-count complaint seeking injunctive and declaratory relief, an order for specific performance, and damages. Alleging that, at Raynor’s request, it had made substantial repairs and improvements to Raynor’s property, BDF asked the court to enjoin Raynor from enforcing the district court ejectment order, to declare BDF’s rights under the lease, to order Raynor to perform its obligations under the lease, and for damages in the amount that the money spent on repairs and improvements exceeded any rent found to be due. BDF alleged that it had paid all disputed rent into an interest-bearing account, although it did not indicate in its complaint any details regarding the account. 1 Raynor answered the complaint and filed a counterclaim. It contended that the lease required BDF to vacate the premises at the end of the lease term, on June 14, 1996, and made BDF liable for any actual damages incurred by Raynor, plus attorneys’ fees, if it failed to do so. BDF failed to vacate, and Raynor sought $21,200 in damages.

The appeal was on the record made in the district court, and that was taken up first. BDF claimed that the parties had actually reached an oral agreement for an extension of the lease, on the same terms, to March, 1997, on the condition that BDF make repairs to the parking areas adjacent to the leased premises. After listening to argument, the court determined that the findings of the district court — ’that there was no *308 enforceable extension agreement and that BDF had become a month-to-month tenant — were not clearly erroneous. It therefore affirmed the district court judgment, determined that Raynor was entitled to the damages it claimed, and indicated its intent to disburse the funds in the escrow account to Raynor. The correctness of those findings and the validity of the judgment affirming the ejectment order are not now before us.

With respect to BDF’s complaint, the court dismissed the claims for injunctive, declaratory, and specific performance relief on the ground that those claims all sprang from the alleged oral extension of the lease, which the court had just resolved in the context of the district court appeal. Without mentioning the term, the court essentially applied the doctrine of res judicata. It turned then to BDF’s claim for the amounts it expended on repairs and improvements, based on a theory of unjust enrichment. There was a significant dispute as to whether BDF was obliged to make the various repairs. Raynor admitted asking BDF to make certain repairs but claimed, and offered evidence to show, that some of the items repaired — particularly access roads, parking areas, and interi- or dry-wall — were items that BDF had damaged. BDF averred otherwise. It denied having damaged the parking and access road areas and claimed nearly $16,000 for repaving those areas. 2 It also sought $400 for replacing ceiling tiles damaged because of leaks from the roof, which it claimed was Raynor’s responsibility to repair. Raynor produced evidence that the tiles had been damaged about three years earlier, that Raynor Had offered to replace them, but that BDF decided to replace them with tiles it already had in stock.

After listening to the disputed evidence, the court disallowed the claim for most of the cost of repaving, but found an *309 entitlement, on an unjust enrichment basis, to reimbursement for two items — $400 for the ceiling tiles and $2,721 for paving two small areas, for a total of $B,122. 3 Judgment in that amount was entered for BDF on its complaint.

The judge’s findings were announced from the bench on September 26,1997, at the conclusion of the hearing. Without waiting for the written judgment to be filed, BDF noted an appeal on October 2, 1997. Raynor filed a cross-appeal on October 20. Both appeals were from the money judgment in favor of BDF; they did not purport to concern the affirmance of the district court summary ejectment order, which would not have been appealable to the Court of Special Appeals in any event. The actual judgment was filed October 22. By virtue of Maryland Rule 8 — 602(d), both appeals are deemed to have been filed on October 22. 4 Because BDF filed its appeal first, it became the appellant and Raynor became the appel-lee/cross-appellant. See Md. Rule 8-lll(a).

In July, 1998, the Court of Special Appeals sent to the parties a briefing and argument schedule that clearly identified BDF as the appellant and advised that, in accordance with Md. Rule 8-502, its brief was due on August 24, 1998, with Raynor’s brief to follow 30 days after the filing of BDF’s brief. *310 For whatever reason, BDF failed to file its brief by the due date, and, on September 21, 1998, the Chief Judge of the Court of Special Appeals, on the court’s own initiative, entered an order pursuant to Md. Rule 8-602(a)(7), dismissing BDF’s appeal. Md.

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Bluebook (online)
744 A.2d 25, 357 Md. 303, 2000 Md. LEXIS 7, Counsel Stack Legal Research, https://law.counselstack.com/opinion/raynor-associates-lp-v-baltimore-door-frame-co-md-2000.