Wiltsie v. Teamor

624 N.E.2d 772, 89 Ohio App. 3d 380, 1993 Ohio App. LEXIS 3794
CourtOhio Court of Appeals
DecidedAugust 16, 1993
DocketNo. 62875.
StatusPublished
Cited by20 cases

This text of 624 N.E.2d 772 (Wiltsie v. Teamor) 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
Wiltsie v. Teamor, 624 N.E.2d 772, 89 Ohio App. 3d 380, 1993 Ohio App. LEXIS 3794 (Ohio Ct. App. 1993).

Opinion

*382 James D. Sweeney, Judge.

Defendant-appellant Bari Teamor appeals the verdict of the trial court which granted judgment in the amount of $2,800 for plaintiff-appellee Joseph Wiltsie. The appellee has also filed a cross-appeal.

Wiltsie filed suit on June 1, 1989, to recover his security deposit from his landlord, Teamor. On February 28, 1991, the appellant filed a motion to dismiss. Appellee filed a brief in response, and requested sanctions under Civ.R. 11 and R.C. 2323.51. On May 5, 1991, the judge overruled the motion to dismiss and appellee’s request for sanctions. Subsequently, a trial to the bench was had, and the court issued the following findings of fact and conclusions of law on November 4, 1991:

“I. FINDINGS OF FACTS

“1. Plaintiff entered the premises of Defendant on or about June 1, 1989 as a month-to-month tenant evidenced in a Rental Application.

“2. Plaintiff stated that on December 27, 1989 he met defendant at what is known as the Beachwood Mall and informed her at that time of his vacating during January, 1990. He also stated that at the same time he gave her his business card on which he wrote his new address. Defendant claims that the meeting took place on December 29, 1989, but denies receiving any information about plaintiff moving, and denies receiving the business card. Nevertheless, defendant came to the premises on January 2, 1990 to inspect the property and immediately placed advertising to re-rent the house. Defendant admits that she did receive notice on January 2, 1990.

“3. A defense witness, SCOTT LAMPKINS, testified that Mrs. Teamor called him in late December, ‘After Christmas,’ to inspect the house. He further stated that he met her there and found a ceiling crack to be repaired, painting required in the dining room, a wall crack, baseboards needing painting and repairs.

“4. Mr. Lampkins presented defendant with a bill for services performed from January 13, 1990 to January 20, 1990. Accompanying his bill was a receipt from ‘Dunn Hardware’ for various materials. Said receipt was dated January 25, 1990 or five days after the date the witness testified he worked as shown on his bill. Also the bill contained items such as an ‘oval spring tension rod,’ a ‘graber’, ‘screws bolts anchors.’ Mr. Lampkins explained that those items referred to repairs he made to a dishwasher in the basement. No evidence was presented that plaintiff had any part in the use of said dishwasher. No mention is made for any damages resulting to floors or ceilings from a waterbed leak. He did ■mention ceiling cracks and water stains, but was unsure if they were water stains. *383 Mr. Lampkins further testified that his regular occupation was as a manager with Cleveland Twist Drill Co. Mr. Lampkins’ total bill was in the amount of $290.00.

“5. On January 17, 1990 defendant received an application to rent the premises to one Michael M. Hughes. The application stated the suite would be available on February 15,1990, but defendant states occupancy did not take place until March 1, 1990.

“6. At some time on or about August, 1990 defendant, following numerous requests, * * * ‘faxed’ an itemization of the damages claimed, approximately 6 months later than required under law.

“7. The periodic rental date was established as the 1st of each month. With respect to the payment and notice at issue, the 1st Day of January, 1990 was a legal holiday as defined in R.C. Sec. 1.14.

“II. CONCLUSIONS OF LAW

“1. Defendant cites Civ.Rule 6 as being applicable to the case sub judice. This court finds that Civ.Rule 6 is a rule of procedure in the courts of this State provided there is no conflict with the Statutes. Here defendant proposes an interpretation which would be definitely in conflict with a special statute related to Landlord-Tenant law. The court herein finds that the time for notice dictated by R.C. Sec. 5321.17(B) is as stated in said statute. It is admitted by defendant that she had notice on January 2, 1990 and immediately acted upon that information by causing publication of an advertisement for the suite being vacated. Defendant disputes plaintiffs contention that he gave written notice in the form of his business card upon which he wrote his forwarding address. However, defendant did not indicate a previous conversation relative to this subject with plaintiff, her appearance on January 2, 1990 with no advance arrangement lends, in the court’s opinion, credence to plaintiffs contention. But even if the court were to disregard this contention, plaintiff would nevertheless [have] acted within the prescribed time. According to the statute, January 1st being a holiday, the thirty-day period would commence to run as of January 1, 1990, but the statute permits compliance by performing the act on January 2, 1990. This would mean that the thirty day period in a 31 day month as is January would under any interpretation constitute the 30 day period required, i.e. January 2 through January 31 would be thirty days. Furthermore, the periodic rent date would have to be construed as February 1, 1990, which enforces further compliance with the 30 day requirement. In addition, the court is inclined to place credence in the plaintiffs testimony that he gave notice December 27,1989. In either event, defendant was properly notified.

“2. The court further finds that defendant failed to abide by conditions of R.C. Sec. 5321.16(A) by not furnishing a statement of claimed damages within the 30 *384 day period as provided in the statute. In fact, the landlord delayed such notice for approximately six months. Under the said statute, the landlord may not recover damages.

“3. After consideration of services performed by plaintiffs counsel, the nature of legal services, lack of complexity of the issues, the court herein awards attorney fees to Attorney Robert A. Boyd in the sum of $1,500.00.

“WHEREFORE, the court enters judgment in favor of plaintiff, Joseph Wiltsie, against defendant, Bari Teamor, in the sum of Thirteen Hundred Dollars ($1,300.00) plus attorney fees (1,500.00) for benefit of Robert A. Boyd attorney for plaintiff, and plus costs and interest upon total judgment of Twenty-eight Hundred Dollars ($2800.00).”

On November 8, 1991, subsequent to the court’s award of judgment, the appellee filed a motion to tax deposition expense as court costs. On January 7, 1992, the court issued the following order denying appellee’s motion:

“Following a review of the content of the deposition taken of Defendant, it is the opinion of the court that for this court to award to Plaintiff the cost of such deposition would constitute an abuse of discretion.

“Plaintiffs claim was in the sum of $650.00 for failure of defendant to refund a security rent deposit. A similarly minor amount was subject of a counterclaim. A review of the deposition reveals no evidence which could most readily [have] been obtained through interrogatories or by calling the defendant to testify as on cross-examination.

“As is often referred to by lawyers, it became a ‘federal case.’ Not only by reason of such an extensive deposition, but the fact that trial of the case consumed the better part of three days of trial time.

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Bluebook (online)
624 N.E.2d 772, 89 Ohio App. 3d 380, 1993 Ohio App. LEXIS 3794, Counsel Stack Legal Research, https://law.counselstack.com/opinion/wiltsie-v-teamor-ohioctapp-1993.