Tillimon v. Coutcher

2020 Ohio 3215
CourtOhio Court of Appeals
DecidedJune 5, 2020
DocketL-19-1156
StatusPublished

This text of 2020 Ohio 3215 (Tillimon v. Coutcher) is published on Counsel Stack Legal Research, covering Ohio Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Tillimon v. Coutcher, 2020 Ohio 3215 (Ohio Ct. App. 2020).

Opinion

[Cite as Tillimon v. Coutcher, 2020-Ohio-3215.]

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

2. 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.

3. 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.

4. {¶ 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.”

5. {¶ 14} Consequently, the trial court vacated the judgments against Curtis and

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2020 Ohio 3215, Counsel Stack Legal Research, https://law.counselstack.com/opinion/tillimon-v-coutcher-ohioctapp-2020.