Tillimon v. Coutcher

2020 Ohio 3215
Ohio Court of Appeals·Decided June 5, 2020·No. L-19-1156·Published

Opinion

IN THE COURT OF APPEALS OF OHIO SIXTH APPELLATE DISTRICT

LUCAS COUNTY

Duane J. Tillimon Court of Appeals No. L-19-1156 Appellant Trial Court No. CVG-14-05044 v. Loriann Coutcher, et al. DECISION AND JUDGMENT Appellees Decided: June 5, 2020

*****

Duane J. Tillimon, pro se.

*****

MAYLE, J.

{¶ 1} Plaintiff-appellant, Duane Tillimon, appeals two judgments of the Toledo Municipal Court: the July 23, 2019 judgment that vacated a 2015 judgment against defendants-appellees, Curtis Coutcher and Kristen Coutcher,1 and the July 26, 2019

1 Tillimon also identified Curtis and Kristen’s mother, Loriann Coutcher, as an appellee. None of the Coutchers filed briefs in this appeal.

judgment that released to Curtis garnished funds held by the clerk of court. For the following reasons, we reverse, in part, and affirm, in part.

I. Background and Facts

{¶ 2} This case is before us after remand to the trial court for a hearing on Curtis and Kristen’s motion for relief from judgment. See Tillimon v. Coutcher, 6th Dist. Lucas No. L-18-1158, 2019-Ohio-1683 (“Tillimon I”).

{¶ 3} To briefly recap the facts of this case, on August 1, 2010, Tillimon and Loriann entered into a “residential rental agreement” for a property in Toledo. The lease identified Tillimon as the landlord and Loriann as the tenant; they are the only people who signed the lease. Curtis and Kristen, who are Loriann’s children, are listed in the agreement as “occupants.” The rental agreement includes their birthdates, which show that Curtis was 17 years old and Kristen was 14 years old at the time that Loriann signed the lease.

{¶ 4} In 2014, Tillimon filed a complaint in the trial court seeking eviction and a money judgment for unpaid rent and damages to the property. He named Loriann, Curtis, and Kristen as defendants. The trial court granted the eviction and awarded Tillimon possession of the property. The trial court also granted the Coutchers the first of several extensions to file answers to the complaint for money damages. None of them filed an answer, however.

{¶ 5} In October 2015, the trial court issued a judgment against the Coutchers, jointly and severally, in the amount of $12,819.72, plus interest. Two and one-half years later, in late April and early May 2018, respectively, Tillimon filed a wage garnishment against Curtis and a nonwage garnishment against Kristen. Approximately three weeks after the trial court issued the garnishment orders, Curtis and Kristen filed a motion to vacate the judgment and dismiss the garnishments because neither of them were listed as the leaseholders and both were minors and unable to consent to a binding contract at the time the lease was signed.

{¶ 6} In June 2018, the trial court granted Curtis and Kristen’s motion to vacate.

Tillimon appealed. We found that the trial court abused its discretion by granting Curtis and Kristen’s motion to vacate judgment without holding a hearing and remanded the case to the trial court. Tillimon I, 6th Dist. Lucas No. L-18-1158, 2019-Ohio-1683, at

¶ 21.

{¶ 7} On July 11, 2019, the trial court held a hearing on Curtis and Kristen’s motion. Tillimon and Kristen appeared at the hearing. Curtis did not, and, although Kristen said that Curtis was planning to attend, she did not know why he was not there.2 According to Kristen, when her mother filed bankruptcy in 2015, she assured Curtis and Kristen that the case filed by Tillimon “was done. And it was going to be dismissed and everything, and we believed her.” This led Curtis and Kristen to mistakenly believe that

2 Several hours after the July 11 hearing concluded, Curtis filed a motion to “reschedule trial date” because he was working at the time of the hearing that morning and the notice of the hearing was sent to the wrong address. Tillimon filed a response arguing that Curtis’s motion was untimely and that he knew about the hearing, despite the notice going to the wrong address. The trial court denied Curtis’s motion in its July 23 judgment granting Curtis and Kristen’s motion to vacate.

Loriann’s bankruptcy would end Tillimon’s case against all of them, not just Loriann. Kristen assumed that Curtis did not answer the complaint for the same reason. Kristen also said that she did not receive any paperwork related to this case until Tillimon filed a garnishment against her in 2018, which prompted her to file the motion to vacate the judgment.

{¶ 8} Additionally, at the hearing, the court confirmed with Tillimon that he filed a complaint stating that Loriann, Curtis, and Kristen “are Tenants of Plaintiff at the Premises pursuant to terms contained within a written Residential Rental Agreement * * *,” even though Loriann is the only “Tenant” that is listed in the agreement, and Curtis and Kristen were listed in the lease as “Occupants.” Tillimon said that he filed the complaint against Curtis and Kristen because he claimed that “they were tenants at the time [he] filed the eviction.” He did not, however, have a written lease that named Curtis or Kristen as “Tenants,” as stated in the complaint.

{¶ 9} On July 23, 2019, the trial court issued a decision once again vacating the October 2015 judgment against Curtis and Kristen. The court found that the evidence at the hearing established the three elements of a Civ.R. 60(B) claim.

{¶ 10} First, Kristen alleged a meritorious defense in that she and Curtis were minors at the time Loriann signed the rental agreement, and although they were adults at the time Tillimon filed the eviction action, the only rental agreement before the court showed that Curtis and Kristen were occupants—not tenants—of Tillimon’s property.

{¶ 11} Next, the court found that Curtis and Kristen properly sought relief under Civ.R. 60(B)(5), the catch-all provision in Civ.R. 60(B). The court determined that Curtis and Kristen did not ignore the complaint. Instead, they believed that the matter was dismissed when Loriann filed for bankruptcy, and filed their motion for relief from judgment when they learned of the default judgment against them.

{¶ 12} Finally, the court determined that, under the circumstances of the case, Curtis and Kristen’s motion was filed within a reasonable time because their “previously unknown knowledge of the case continuing against them when they believed the matter to be dismissed due to their mother filing bankruptcy is understandable.”

{¶ 13} Additionally, the trial court found that equity favored granting Curtis and Kristen’s motion for relief from judgment because although “[t]he record reveals that at the time of signing the lease—the only one provided—Defendants, Kristen and Curtis, were considered under the age of majority and only occupants,” the filed complaint nonetheless states that Curtis and Kristen are “tenants” under that lease agreement and therefore responsible for unpaid rent and damages. The court found that “Plaintiff’s own acknowledgement of Defendants’ ages and listing as occupants are not consistent with Plaintiff’s original Complaint against Defendants. Thus, this court is inclined to find this matter equitable to intervene and release them from such obligations of the lease and original Complaint.”

{¶ 14} Consequently, the trial court vacated the judgments against Curtis and Kristen, finding that each “was not a proper party to the suit and equitable factors intervene.” The court reaffirmed the October 2015 judgment against Loriann.

{¶ 15} On July 26, 2019, the trial court ordered that the clerk of court release to Curtis the funds the clerk was holding pursuant to an order garnishing Curtis’s wages. The record does not indicate when (or if) the clerk sent the funds to Curtis. However, the trial court’s decision on Tillimon’s post-judgment “Motion to Order Defendant Curtis Coutcher to Return Funds” notes that the funds were sent to Curtis before the court granted Tillimon’s post-judgment “Motion to Stay Release of Funds” on August 1, 2019. Additionally, Tillimon claims in his brief that the check issued to Curtis was cashed on August 2, 2019.

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