TARA ANNA, LLC v. FREIHOFER TRANSPORT, INC.

Court of Appeals of Georgia·Decided October 14, 2025·No. A25A1631·Published

Opinion

FIFTH DIVISION MCFADDEN, P. J., HODGES and PIPKIN, JJ.

NOTICE: Motions for reconsideration must be physically received in our clerk’s office within ten days of the date of decision to be deemed timely filed. https://www.gaappeals.us/rules

October 14, 2025

In the Court of Appeals of Georgia A25A1631. TARA ANNA, LLC. et al v. FREIHOFER TRANSPORT, INC.

HODGES, Judge.

Defendants Tara Anna, LLC and Donald Walloch (“appellants”) appeal the

trial court’s order granting plaintiff Freihofer Transport, Inc.’s (“Freihofer”) motion

to disqualify Bryan J. Henderson as counsel for the appellants. For the reasons that

follow, we reverse.

“In ruling on a motion to disqualify counsel, the trial court sits as the trier of

fact, resolving conflicts in the evidence and assessing witness credibility.” Samnick v.

Goodman, 354 Ga. App. 805, 806 (841 SE2d 468) (2020). “The ultimate

determination of whether an attorney should be disqualified from representing a client

in a judicial proceeding rests in the sound discretion of the trial judge. This Court will not interfere with a trial court’s ruling absent abuse of that discretion.” (Citation and

punctuation omitted.) Befekadu v. Addis Intl. Money Transfer, 339 Ga. App. 806, 807

(1) (795 SE2d 76) (2016).1 “However, the rules of disqualification of an attorney will

not be mechanically applied; rather, this Court should look to the facts peculiar to

each case in balancing the need to ensure ethical conduct on the part of lawyers

appearing before the court and other social interests, which include the litigant’s right

to freely chosen counsel.” (Citation and punctuation omitted.) Duvall v. Bledsoe, 274

Ga. App. 256, 258 (617 SE2d 601) (2005).

So viewed, the record in this case shows that Freihofer is a moving company

that also provides storage facilities for its clients. In 2018, Freihofer entered into a ten-

year lease with an entity called Rodriguez Family to lease 12,900 square feet of a

warehouse owned by Rodriguez Family. Freihofer’s leased space is known as “Suite

1 Tara Anna and Walloch have filed a motion to strike Freihofer’s brief because it was submitted ten days after the filing deadline. However, “[j]ust as there is no such thing as a default summary judgment, there is no such thing as a default attorney disqualification.” (Citation and punctuation omitted.) Cohen v. Rogers, 338 Ga. App. 156, 165 (2) (789 SE2d 352) (2016). Even if we struck Freihofer’s late brief, we would still “apply the proper standard of review in this case and consider whether the trial court abused its discretion in granting [Freihofer’s] motion to disqualify [Henderson] from representing [the appellants] in light of the evidence of record, rather than hold that the issue was correctly decided by default.” Id. The motion to strike is hereby denied. 2 A.” Tara Anna, LLC operates the “District” nightclub out of a separate suite

adjacent to Suite A.

In October 2022, Freihofer filed a complaint for damages against Rodriguez

Family and Tara Anna,2 alleging that water began intruding into Suite A from both the

roof of the building and the District, damaging items in Freihofer’s space. Freihofer

sought: (i) damages for nuisance and negligence from both defendants; (ii) damages

for breach of the lease from Rodriguez Family; (iii) a declaratory judgment against

Rodriguez Family seeking a setoff for the rent it paid while a part of Suite A was

rendered untenable due to the water intrusion; and (iv) OCGA § 13-6-11 attorney fees

and expenses of litigation from both defendants.

Years prior to the litigation, Freihofer had received approval from Ruben

Rodriguez, the president of Rodriguez Family, and Rodriguez Family to construct a

loading dock at Freihofer’s expense that covered and rendered unusable several

handicap parking spaces on the property. During the course of the litigation,

2 Armour District Investment Group, LLC was originally named in the complaint, but Tara Anna, LLC was subsequently substituted as a party defendant, by consent of all parties, after a deposition revealed that Tara Anna actually owned and operated the adjacent nightclub. Tara Anna is an affiliate of Armour District Investment Group. 3 Freihofer’s owner purportedly made a threat to Tara Anna that he would notify the

city that there were insufficient handicap parking spaces at the property in violation

of city code.3 These were parking spaces that Freihofer had covered years earlier when

installing the loading dock. In turn, the appellants sent a demand letter to Rodriguez

Family requesting access to the parking spaces.

At some point, Ruben was introduced to Henderson through a mutual friend

and the three went out to lunch after a networking meeting. Ruben testified by

deposition that “it just so happened” that Henderson represented Ruben’s tenant,

Tara Anna, and Henderson mentioned that his client was thinking about removing the

loading dock. That was the first time Ruben heard the idea of the dock removal. They

were sitting at lunch, talking about the lawsuit, and Henderson suggested that

removing the loading dock might be an option. Ruben deposed that the comment

“was very passe and casual.” After the comment, Ruben “didn’t really even think

about it. [They] just kind of continued BS’ing, doing what guys do. . . . [W]e didn’t

talk shop at all.” Rodriguez Family’s attorney was not present during this lunch.

3 The appellants assert that the intent behind Freihofer’s threat was to sabotage the District’s liquor license. 4 Subsequent conversations regarding the potential removal of the loading dock were

done through e-mail with Rodriguez Family’s attorney included.

It appears to be undisputed that on August 2, 2023, Henderson sent an email

to Ruben stating, “Per our earlier discussion we are ready to remove the dock this

weekend. Please confirm we have your approval.”4 Ruben confirmed approval,5 and

Henderson subsequently called Freihofer’s counsel and sent an e-mail on August 4,

2023 demanding that Freihofer dismiss the water intrusion lawsuit, pay attorney fees,

and build six new parking spaces or the appellants would proceed to remove the

loading dock (“settlement offer”). On August 5, 2023, Donald Walloch, the corporate

representative of the District and 100 percent owner of Tara Anna, and one of his

workers purportedly came to the loading dock with a bulldozer to destroy the loading

4 We note that although the appellants attached a copy of this email as an exhibit to their application for interlocutory appeal, we do not see the email in the appellate record. Generally, “exhibits that are not in the record transmitted by the trial court cannot be considered by this Court.” Holland v. State, 357 Ga. App. 87, 90 (2) (c) (850 SE2d 170) (2020). Nonetheless, it appears in this case that the facts contained in the email are undisputed. 5 As with the initial email sent on August 2, 2023 and discussed in footnote 4, this approval email likewise does not appear in the record on appeal (though it was attached as an exhibit to the appellants’ application for interlocutory appeal), but the facts contained in the email also do not appear to be disputed. 5 dock. Freihofer called the police, who stopped Walloch from destroying the loading

dock, but later that night someone partially destroyed the dock. Freihofer averred that

more of the dock was destroyed the following morning by one of Walloch’s workers.

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