Reyes v. Kruger

CourtCalifornia Court of Appeal
DecidedSeptember 25, 2020
DocketH044661
StatusPublished

This text of Reyes v. Kruger (Reyes v. Kruger) 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
Reyes v. Kruger, (Cal. Ct. App. 2020).

Opinion

Filed 9/25/20 CERTIFIED FOR PUBLICATION

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SIXTH APPELLATE DISTRICT

CORINNA REYES et al., H044661 (Santa Clara County Plaintiffs and Appellants, Super. Ct. No. 116CV293460)

v.

KIM KRUGER et al.,

Defendants and Respondents.

Appellants Corinna Reyes and Golden State Care Collective, Inc. (together, “Reyes” or “appellants”), filed a complaint for malicious prosecution against property owner Kim Kruger and Kim Kruger Trust (together, Kruger) and Kruger’s former attorney, Todd Rothbard (Rothbard), for what Reyes contended was a wrongful eviction. The trial court granted Kruger’s and Rothbard’s (together, respondents’) motions to strike the complaint under California’s anti-SLAPP statute (Code Civ. Proc., § 425.16)1 and denied appellants’ subsequent motion for new trial. On appeal, appellants seek to challenge the order granting the anti-SLAPP motions. Alternatively, in response to respondent Kruger’s claim that the appeal of the anti-SLAPP order is not cognizable, appellants seek to challenge the order denying the motion for new trial. The record shows that appellants did not appeal from the order granting the anti-SLAPP motions but from the judgment of dismissal that followed later, which they relied on as the appealable order. We conclude, based on the applicable law that makes an order granting a motion to strike immediately appealable (§§ 426.16, subd. (i), 904.1,

1 Unspecified statutory references are to the Code of Civil Procedure. subd. (a)(13)), that appellants’ appeal as to the order on the anti-SLAPP motions was untimely. We similarly conclude that the challenge to the denial of the new trial motion is not cognizable on appeal from the judgment of dismissal, because the motion for new trial was itself untimely and did not serve as a valid basis to extend time for filing of the appeal under California Rules of Court, rule 8.108.2 Because the time limits at issue in both instances are jurisdictional, we conclude that we lack jurisdiction to consider the challenged orders and so we dismiss the appeal. I. FACTUAL AND PROCEDURAL BACKGROUND The present case for malicious prosecution is based on a prior action brought by Kruger against Reyes for unlawful detainer (the prior action). Reyes operated a medical marijuana outlet on commercial premises leased by Kruger. Kruger stated that she received complaints from neighbors about the operation and its customers, mostly related to parking issues, loitering, and littering. Kruger also stated that the city’s code enforcement contacted her about violations on the premises and Reyes’s noncompliance with requests for inspection. After an inspection confirmed the code violations and revealed other unpermitted alterations to the property, Kruger began eviction proceedings. Kruger retained new counsel after the eviction effort faltered. A. The Prior Action for Unlawful Detainer Kruger, represented by Rothbard, filed an unlawful detainer action against Reyes.3 Respondents served notice of the ongoing lease violations followed by a three day notice to pay rent or quit the premises. Respondents based the three day notice on a delinquency in rent that had accrued during the pendency of Kruger’s earlier attempt to evict, during which time she had not accepted rent payments. According to Kruger, when

2 Unspecified rule references are to the California Rules of Court. 3 Kim Kruger v. Corinna Reyes and Golden State Care Collective, Inc., Santa Clara County Superior Court (No. 113CV253086).

2 Reyes failed to pay the delinquent amount within three days, she and Rothbard decided that “the most straightforward way to evict was based upon the nonpayment of rent” so she “rejected their one day late tender of the rent amount and proceeded” to file the unlawful detainer action. The unlawful detainer action was tried in October 2013 by the Honorable Derek Woodhouse. A contested question was whether Kruger had returned the payment of certain rent that Reyes had paid by direct deposit into her bank account. Kruger testified that during her first eviction attempt, she realized she had to return the rent. She gave $2,800 in cash to appellants by handing an envelope with the cash to an employee at the door of appellants’ business. Kruger did not know the date and did not get a signed receipt. She said the cash came from money she kept at her house. She acknowledged that she had no proof of the payment. Reyes testified that she never received any cash at any time from Kruger, and there was no employee at her business who was authorized to accept cash for her. Reyes never received an e-mail or other communication indicating that Kruger had dropped off cash. There was a similar factual dispute about a $2,800 check that Kruger testified she mailed but Reyes denied having ever received. Rothbard explained to the trial court at the unlawful detainer trial that the returned payment of $2,800 enabled application of the statutory presumption affecting the burden of proof for commercial property unlawful detainer proceedings—whereby the amount Kruger claimed was owed on appellants’ lease, as set forth in the three day notice to pay rent or quit, was a reasonable estimate. (§ 1161.1, subds. (a), (e).) He framed the question of the returned cash payment and the $2,800 check as “a pure credibility question” for the court. Rothbard stated, “If Your Honor believes that my client made up out of whole cloth sending the check, and . . . making a payment in cash, we lose. [¶] If your Honor believes that my client is testifying accurately, we prevail.” Rothbard criticized his client’s decision to return payment in cash without a receipt but represented that he believed she did it and pointed to evidence of her credibility. 3 Reyes’s counsel at the unlawful detainer hearing responded that the case was not “just about credibility” but also about respondents’ burden of proof to show that the amount in the notice accurately reflected the amount of past-due rent, or reasonably estimated that amount within 20 percent. Reyes argued it was “convenient” of Kruger to claim she had returned the $2,800 rent payment in cash so that the estimate stated in the notice was within the statutory 20 percent margin for a reasonable estimate. Reyes further argued based on evidence in the record that Kruger had failed to satisfy the burden of proof required to obtain forfeiture of the lease rights. The trial court granted judgment in favor of Kruger. It reasoned that the technical requirements in unlawful detainer actions must be “strictly adhered to” and that considering the arguments and exhibits, it was “constrained to find judgment for the [respondent] as requested.” The trial court entered judgment in favor of Kruger on October 18, 2013. After unsuccessful attempts to vacate the unlawful detainer judgment and to petition for relief from the judgment as it declared forfeiture of the lease, Reyes filed an appeal in the appellate division of the superior court. The appellate division reversed the judgment in a published decision. (Kruger v. Reyes (2014) 232 Cal.App.4th Supp. 10, 12.) The appellate division found that because Reyes had “timely paid all rent due through the period covered by the three-day notice by deposit directly into Kruger’s bank account, . . . they had actually performed and were not in default when Kruger served them with a three-day notice to pay rent or quit,” rendering the three-day notice “premature and void as a matter of law.” (Ibid.) Following the decision of the appellate division, Reyes sued Kruger in July 2015 in a breach of contract action for wrongful eviction. The trial court granted Kruger’s special motion to strike the complaint under the anti-SLAPP statute and dismissed the case. Reyes then filed the instant action.

4 B.

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Reyes v. Kruger, Counsel Stack Legal Research, https://law.counselstack.com/opinion/reyes-v-kruger-calctapp-2020.