Trans-Action Commercial Investors, Ltd. v. Firmaterr, Inc.

60 Cal. App. 4th 352, 60 Cal. App. 2d 352, 97 Cal. Daily Op. Serv. 9617, 97 Daily Journal DAR 15525, 70 Cal. Rptr. 2d 449, 1997 Cal. App. LEXIS 1084
CourtCalifornia Court of Appeal
DecidedDecember 23, 1997
DocketA075777
StatusPublished
Cited by36 cases

This text of 60 Cal. App. 4th 352 (Trans-Action Commercial Investors, Ltd. v. Firmaterr, Inc.) 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
Trans-Action Commercial Investors, Ltd. v. Firmaterr, Inc., 60 Cal. App. 4th 352, 60 Cal. App. 2d 352, 97 Cal. Daily Op. Serv. 9617, 97 Daily Journal DAR 15525, 70 Cal. Rptr. 2d 449, 1997 Cal. App. LEXIS 1084 (Cal. Ct. App. 1997).

Opinion

Opinion

PARRILLI, J.

In this case we must decide whether a lawyer can be ordered to pay an opposing party $50,000 in counsel fees and costs under California Rules of Court, rule 227, as a sanction for causing a mistrial. 1 Rule 227 provides that a court “may order the person at fault” for failure to comply with a court order “to pay the opposing party’s reasonable expenses and counsel fees ... in addition to any other sanction permitted by law.” We recognize the rule was intended to consolidate existing statutory authority. However, the plain terms of rule 227 purport to confer on trial courts a broad sanctioning power inconsistent with the more limited judicial authority to impose sanctions provided by the Legislature. (Code Civ. Proc., *355 §§ 128.5, 128.7, 177.5, 1218.) 2 We conclude rule 227 is invalid to the extent it fails to conform with the statutory conditions for an award of attorney’s fees as sanctions. The sanctions order before us does not meet the conditions of any statute, and therefore must be reversed.

Background

1. Pretrial Proceedings

Appellant Donald A. Jelinek represented Firmaterr, Inc., and Firmaterr’s sole owner, Jerry A. Sulliger (collectively, Firmaterr) in defending an unlawful detainer action brought by Firmaterr’s landlords, Trans-Action Commercial Investors, Ltd. and Trans-Action Commercial Mortgage Investors, Ltd. (collectively, Trans-Action). Firmaterr operated the Shattuck Hotel, a large, historic structure in downtown Berkeley with 175 rooms or suites available to guests, as well as restaurant, bar, and banquet facilities. Firmaterr’s lease with Trans-Action called for a base rent of $2,000 per month plus percentages of gross receipts from room rentals (25 percent of the amount above $168,000 per year), alcoholic beverage sales (8 percent), and sales of food (3 percent). Trans-Action’s amended complaint alleged Firmaterr had violated a lease provision requiring it to conduct the business “in such manner as shall cause the production of maximum gross receipts from room rentals and from the sale or service of food and beverages, consistent, however, with the reasonable judgment of lessee in that behalf.”

Firmaterr’s answer denied any breach of the lease and asserted as affirmative defenses that Trans-Action had (1) violated the rule against splitting a cause of action; (2) come into court with unclean hands; (3) breached the implied covenant of good faith and fair dealing; and (4) waived the right to terminate the lease by accepting rent after service of a “notice to cure covenant or quit.” The law and motion department of the trial court partially granted Trans-Action’s motion for summary adjudication, barring all Firmaterr’s defenses except waiver. The parties agreed the trial judge would determine the validity of the waiver defense. Following a hearing, the judge ruled there was no waiver.

After the summary adjudication ruling, Trans-Action filed 25 motions in limine, most of which were granted by the trial judge after a hearing. None of the in limine orders was formalized in writing, but the first, which bifurcated the trial, was memorialized in a minute order. Our disposition of this appeal makes it unnecessary to consider the in limine orders in detail, *356 but to indicate the context of the sanctions at issue we briefly review the nature of the orders Jelinek was found to have violated.

The bifurcation order limited the issues in the first phase of trial to whether Firmaterr had failed to operate a restaurant in the hotel, and if so the resulting damages. The judge later expanded the scope of the first phase issues by ruling that the jury would also determine whether any breach of the lease by Firmaterr was material. The other relevant in limine orders precluded evidence and argument relating to the following subjects: the stricken defenses of unclean hands and breach of the covenant of good faith and fair dealing (orders 3 and 4); prior litigation between the parties about whether Firmaterr had improperly allocated $12 of each room rental to a continental breakfast in order to reduce the amount of gross rental receipts (order 8); alleged threats of litigation by Trans-Action’s managing partner (order 9); Trans-Action’s bidding against Firmaterr for hotel furnishings at the bankruptcy auction of the estate of the Shattuck Hotel’s former operator, from whom Firmaterr had purchased the lease (order 10); newspaper articles about the closure of the hotel after the former operator declared bankruptcy (order 11); defendant Sulliger’s personal belief about the reasonableness of hotel operations (order 17); the reasonableness of not operating a restaurant (order 19); Firmaterr’s net income from restaurant operations (order 20); and reports by Trans-Action to its partners about hotel operations and the litigation with Firmaterr (order 21).

The minute order further provided: “In the event that defendant contends that evidence of # 9 [threats of litigation] and # 21 [Trans-Action reports] (other than the report of the bankruptcy auction) is admissable [sz'c] on cross-examination to show bias of any witness, defendant shall first make an offer of proof outside the presence of the jury.”

2. Proceedings at Trial

During Jelinek’s opening statement, Trans-Action made numerous objections, many of which the judge sustained. After the jury was excused for the day, Trans-Action moved for a mistrial, contending Jelinek had engaged in “grossly improper argument. . . plainly disregarding the Court’s in limine orders.” Jelinek responded that his opening statement had been carefully crafted so as not to violate the in limine orders. He said he had “conferred with two lawyers to be absolutely certain that I would follow the Court’s admonition.” The judge disagreed with Jelinek’s view, stating: “Well, I think there were a series of violations. And kind of the disturbing part of it is when I began to warn you, you kept on doing the same thing.” The judge denied *357 the motion for a mistrial without prejudice and agreed to give a curative statement to the jury. Trans-Action’s counsel suggested Jelinek should be sanctioned for wilful breach of the court’s orders. The judge told TransAction to provide him with authority on sanctions, which he would consider the next morning. Jelinek said he wanted an attorney to represent him at any hearing on sanctions, and could obtain counsel on short notice.

The nature of the conflict between Jelinek and the judge was apparent at this early point in the trial, as the following exchange demonstrates:

“The Court: . . . [T]he reason we spent all of this time on in limine motions is to narrow the issues. If we’re just going to bring up the stuff in the in limine motions there’s really no point in having in limine motions.
“And furthermore, the same issue is going to come up during the trial.

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Bluebook (online)
60 Cal. App. 4th 352, 60 Cal. App. 2d 352, 97 Cal. Daily Op. Serv. 9617, 97 Daily Journal DAR 15525, 70 Cal. Rptr. 2d 449, 1997 Cal. App. LEXIS 1084, Counsel Stack Legal Research, https://law.counselstack.com/opinion/trans-action-commercial-investors-ltd-v-firmaterr-inc-calctapp-1997.