Son v. Oakmount Properties-Azure, LLC

District Court, D. Nevada·Decided August 5, 2025·No. 3:25-cv-00148·Unknown

Opinion

DOMINIC SON, Case No.: 3:25-cv-00148-MMD-CSD

Plaintiff Order

v. Re: ECF No. 28

FPI MANAGEMENT, and HOUSING

Defendants

Plaintiff initiated this action on March 17, 2025, with the filing of a pro se complaint asserting state-law claims against Defendants Oakmont Properties-Azure LLC and FPI Management, Inc. Plaintiff also sought leave to proceed in forma pauperis. Before the court considered the IFP application, Plaintiff filed several amended complaints, the last adding the Housing Authority of Reno (“RHA”) as a defendant. On July 9, 2025, the court granted Plaintiff’s IFP application but dismissed the complaint for lack of subject matter jurisdiction. (ECF No. 27.) The dismissal was without prejudice and with leave to file an amended complaint. On July 24, 2025, Plaintiff filed a Fifth Amended Complaint (ECF No. 28), which the court now screens pursuant to 28 U.S.C. § 1915(e). A. Standard “[T]he court shall dismiss the case at any time if the court determines that-- (A) the allegation of poverty is untrue; or (B) the action or appeal-- (i) is frivolous or malicious; (ii) fails to state a claim upon which relief may be granted; or (iii) seeks monetary relief against a defendant who is immune from such relief.” 28 U.S.C. § 1915(e)(2)(A), (B)(i)-(iii). The court must also dismiss the case if at any time it determines it lacks subject matter jurisdiction. Fed. R. Civ. P. 12(h)(3). Dismissal of a complaint for failure to state a claim upon which relief may be granted is

provided for in Federal Rule of Civil Procedure 12(b)(6), and 28 U.S.C. § 1915(e)(2)(B)(ii) tracks that language. As such, when reviewing the adequacy of a complaint under this statute, the court applies the same standard as is applied under Rule 12(b)(6). See e.g. Watison v. Carter, 668 F.3d 1108, 1112 (9th Cir. 2012) (“The standard for determining whether a plaintiff has failed to state a claim upon which relief can be granted under § 1915(e)(2)(B)(ii) is the same as the Federal Rule of Civil Procedure 12(b)(6) standard for failure to state a claim.”). Review under Rule 12(b)(6) is essentially a ruling on a question of law. See Chappel v. Lab. Corp. of America, 232 F.3d 719, 723 (9th Cir. 2000) (citation omitted). The court must accept as true the allegations, construe the pleadings in the light most favorable to the plaintiff, and resolve all doubts in the plaintiff’s favor. Jenkins v. McKeithen,

395 U.S. 411, 421 (1969) (citations omitted). Allegations in pro se complaints are “held to less stringent standards than formal pleadings drafted by lawyers[.]” Hughes v. Rowe, 449 U.S. 5, 9 (1980) (internal quotation marks and citation omitted). A complaint must contain more than a “formulaic recitation of the elements of a cause of action,” it must contain factual allegations sufficient to “raise a right to relief above the speculative level.” Bell Atlantic Corp. v. Twombly, 550 U.S. 544, 555 (2007). “The pleading must contain something more … than … a statement of facts that merely creates a suspicion [of] a legally cognizable right of action.” Id. (citation and quotation marks omitted). At a minimum, a plaintiff should include “enough facts to state a claim to relief that is plausible on its face.” Id. at 570; see also Ashcroft v. Iqbal, 556 U.S. 662, 678 (2009). “In sum, for a complaint to survive a motion to dismiss, the non-conclusory ‘factual content,’ and reasonable inferences from that content, must be plausibly suggestive of a claim entitling the plaintiff to relief.” Moss v. U.S. Secret Serv., 572 F.3d 962, 969 (9th Cir. 2009).

A dismissal should not be without leave to amend unless it is clear from the face of the complaint that the action is frivolous and could not be amended to state a federal claim, or the district court lacks subject matter jurisdiction over the action. See Cato v. United States, 70 F.3d 1103, 1106 (9th Cir. 1995); O’Loughlin v. Doe, 920 F.2d 614, 616 (9th Cir. 1990). B. Plaintiff’s Fifth Amended Complaint Plaintiff’s Fifth Amended Complaint asserts fifteen causes of action, seven of which arise under federal law and the remainder of which arise under state law. Because the parties are not diverse, the court has jurisdiction only if the complaint states a federal claim. The court therefore considers first whether Plaintiff has stated any claim for relief under federal law. Relevant to Plaintiff’s federal claims, the Fifth Amended Complaint alleges as follows:

In June 2020, Plaintiff entered into a lease agreement for a unit at the Azure Apartments in Sparks, Nevada. The apartments are owned by Oakmont and managed by FPI, referred to as the Property Management Defendants (“PMDs”). When Plaintiff started facing financial difficulty, PMD representatives advised him to halt rent payments and apply for CARES Act assistance using a form they provided. They advised Plaintiff they would help him secure aid. Plaintiff completed and returned the form, and PMDs stated he would not face eviction so long as he remained in contact about his request for aid. On or about April 6, 2022, Plaintiff advised PMDs he had a “diagnosed disability” and was enduring ongoing financial distress. In response, FPI applied a $500 credit to Plaintiff’s account for a “tenant referral.” Plaintiff alleges this “suggest[s] a misapplication or diversion of funds that should have been prioritized for federal aid purposes” because it happened at a time when he was still awaiting federal assistance. At some point during Plaintiff’s three-year tenancy, the PMDs issued a “formal eviction

threat.” The PMDs induced Plaintiff to make a $10,000 payment toward his outstanding balance by promising that federal aid was forthcoming and that when it was received, it would be applied to Plaintiff’s account and all late fees would be reversed. However, after Plaintiff made the payment, the PMDs revised their estimate of how much assistance Plaintiff would receive and, ultimately, gave Plaintiff only a nominal credit. The PMDs charged Plaintiff late fees and penalties despite advising him to halt payments, and they maintained inaccurate and misleading accounting ledgers designed to obfuscate the true status of Plaintiff’s account and the application of federal assistance funds. Despite “non-verbally confirm[ing] that federal pandemic assistance funds intended to benefit the Plaintiff had been received,” the PMDs used the federal funds not for Plaintiff’s benefit but for their own. (ECF No. 28 at 11.)

Free access — add to your briefcase to read the full text and ask questions with AI

Son v. Oakmount Properties-Azure, LLC, (D. Nev. 2025).

Son v. Oakmount Properties-Azure, LLC (Son v. Oakmount Properties-Azure, LLC) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Jenkins v. McKeithen
395 U.S. 411 (Supreme Court, 1969)
Monell v. New York City Dept. of Social Servs.
436 U.S. 658 (Supreme Court, 1978)
Hughes v. Rowe
449 U.S. 5 (Supreme Court, 1980)
City of Cleburne v. Cleburne Living Center, Inc.
473 U.S. 432 (Supreme Court, 1985)
West v. Atkins
487 U.S. 42 (Supreme Court, 1988)
Albright v. Oliver
510 U.S. 266 (Supreme Court, 1994)
Bell Atlantic Corp. v. Twombly
550 U.S. 544 (Supreme Court, 2007)
Ashcroft v. Iqbal
556 U.S. 662 (Supreme Court, 2009)
Borough of Duryea v. Guarnieri
131 S. Ct. 2488 (Supreme Court, 2011)
Port Distributing Corp. v. William Pflaumer
70 F.3d 8 (Second Circuit, 1995)
Lee v. City Of Los Angeles
250 F.3d 668 (Ninth Circuit, 2001)
Galbraith v. County Of Santa Clara
307 F.3d 1119 (Ninth Circuit, 2002)
United States v. Parks
698 F.3d 1 (First Circuit, 2012)
Gerald v. University of Puerto Rico
707 F.3d 7 (First Circuit, 2013)