Watson v. Arizona Townhomes Assn. CA2/3

CourtCalifornia Court of Appeal
DecidedNovember 18, 2024
DocketB328027
StatusUnpublished

This text of Watson v. Arizona Townhomes Assn. CA2/3 (Watson v. Arizona Townhomes Assn. CA2/3) 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
Watson v. Arizona Townhomes Assn. CA2/3, (Cal. Ct. App. 2024).

Opinion

Filed 11/18/24 Watson v. Arizona Townhomes Assn. CA2/3 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS

California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION THREE

MINA NIMS WATSON, B328027

Plaintiff and Respondent, (Los Angeles County Super. Ct. No. 21STCV17972) v.

ARIZONA TOWNHOMES ASSOCIATION,

Defendant and Appellant.

APPEALS from a judgment of the Superior Court of Los Angeles County, Holly J. Fujie, Judge. Affirmed. Horvitz & Levy, David M. Axelrad, Mitchell C. Tilner, Gaspard Rappoport; Grimm Vranjes Greer Stephan & Bridgman, Mark Vranjes and Stephen P. Conching for Defendant and Appellant. Lubin Pham + Caplin, Namson N. Pham and JC Chimoures for Plaintiff and Respondent. ‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗‗

Defendant Arizona Townhomes Association (Arizona Townhomes) appeals from the default judgment entered in favor of plaintiff Mina Nims Watson, which followed the trial court’s denial of Arizona Townhomes’ motion to set aside the default. Arizona Townhomes argues the default and default judgment were void under Code of Civil Procedure section 473, subdivision (d),1 because the action is one for personal injury under section 425.10 and Watson failed to file and serve a statement of damages pursuant to section 425.11, subdivision (c). We affirm the judgment. Even if we assume that the action is one for personal injury, and that Watson in fact failed to file and serve the statement of damages required by statute, Arizona Townhomes fails to establish that this statutory violation rendered the default void, rather than voidable. Because the operative complaint, which was formally served, apprised Arizona Townhomes of its potential exposure, we conclude that due process requirements were satisfied and the trial court’s entry of default was not void. FACTUAL AND PROCEDURAL BACKGROUND Watson filed suit against Arizona Townhomes in May 2021. In September 2021, she filed a first amended complaint. Watson alleged she was the owner of real property that was part of a common interest development managed by Arizona Townhomes, a California nonprofit mutual benefit corporation that was, at

1 All further undesignated statutory references are to the Code of Civil Procedure.

2 that time, suspended by the Franchise Tax Board. The complaint alleged Arizona Townhomes failed to repair a common area, despite Watson’s multiple requests, resulting in water damage to Watson’s property. The amended complaint asserted causes of action for breach of governing documents obligating Arizona Townhomes to repair and maintain common areas, nuisance, trespass, negligence, and declaratory relief. In connection with the nuisance, trespass, and negligence causes of action, the amended complaint alleged that Watson had suffered damages including “emotional distress” and “mental anguish” or “mental suffering.” In her prayer for relief, Watson sought “compensatory economic damages of at least $160,000.00, with the exact amount to be proven at trial” and “compensatory non-economic damages for loss of use and enjoyment of the Property, emotional distress, mental anguish, and annoyance of at least $800,000.00, with the exact amount to be proven at trial.” In October 2021, Watson filed a proof of service, signed under penalty of perjury by a registered California process server, stating the process server had personally served the summons and amended complaint on Arizona Townhomes’ authorized agent on October 5, 2021. A month later, on November 8, 2021, Watson filed a request for entry of default, which was entered that same day, and which was served on Arizona Townhomes’ agent for service of process. In February 2022, Watson filed an application for default judgment against Arizona Townhomes. In March 2022, counsel for Arizona Townhomes’ insurer filed a declaration in opposition to Watson’s application for entry

3 of default judgment. According to the declaration, Arizona Townhomes was suspended by the California Secretary of State and was therefore unable to defend itself in the action. The declaration indicated Arizona Townhomes was attempting to resolve its status with the California Secretary of State. The trial court set a hearing for June 3, 2022, regarding the reinstatement of Arizona Townhomes and the status of the default judgment package. The court instructed Arizona Townhomes to file evidence of its reinstatement and a proposed responsive pleading five court days before the hearing. Arizona Townhomes did not file anything by the court’s deadline. However, on June 8, Arizona Townhomes filed a notice of reinstatement, which attached a certificate of active status dated June 3. On June 27, the president of Arizona Townhomes’ management company filed a declaration in support of Arizona Townhomes’ reinstatement, which included as an exhibit an e- mail stating that Arizona Townhomes was active on the California Secretary of State’s website as of May 6. In July 2022, Arizona Townhomes filed a motion to set aside the default and a proposed answer. It argued that, due to an oversight, a statement of information designating the corporation’s new agent for service of process had not been filed. As a result, the individual Watson had personally served with the summons and amended complaint was the owner of Arizona Townhomes’ former management company, not its current agent for service of process. Arizona Townhomes moved for relief from default under section 473, subdivision (b), on the grounds of mistake, inadvertence, and excusable neglect. The trial court denied the motion in August 2022 on the grounds that the six-month deadline in section 473,

4 subdivision (b), is jurisdictional and equitable relief from default was not warranted because Arizona Townhomes failed to present evidence that its suspension was not due to its own negligence. In September 2022, Arizona Townhomes filed a motion to vacate the default under section 473, subdivision (d), on the ground that Watson had failed to comply with sections 425.11, subdivision (c), and 425.115, subdivision (f). It contended Watson was required to file a statement of damages under section 425.11, subdivision (c), because the bulk of the damages Watson sought were for personal injury. It further contended that the notice of damages provided in the complaint was insufficient under the law. Watson opposed the motion, arguing, among other things, that the action was not one for personal injury because her claim for emotional distress damages was incidental to her causes of action based on property damage. In its October 2022 ruling, the court found “the [amended complaint] alleges a certain sum in emotional distress damages” and “the causes of action in the [amended complaint] (and more than nominal portions of the prayer for relief) concern property damage.” It therefore concluded that “[Watson’s] claims are not an action to recover damages for personal injuries that require the service of a statement of damages before a defendant’s default may be entered. [Fn. omitted.]” In support of this conclusion, the court cited Sporn v. Home Depot USA, Inc. (2005) 126 Cal.App.4th 1294 (Sporn). The court denied the motion to vacate. The trial court held a prove-up hearing in December 2022. In February 2023, it entered default judgment against Arizona Townhomes in the total amount of $437,150.34, consisting of economic compensatory damages of $160,000, non-economic compensatory damages of $160,000, attorney fees in the amount

5 of $110,976, and costs in the amount of $6,173.67.

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Watson v. Arizona Townhomes Assn. CA2/3, Counsel Stack Legal Research, https://law.counselstack.com/opinion/watson-v-arizona-townhomes-assn-ca23-calctapp-2024.