Justia Rhode Island Supreme Court Opinion Summaries
Articles Posted in Landlord - Tenant
Red Gate Motel, Inc. v. Albanese
The case involves a landlord-tenant eviction action where the defendant, Jo-Ann Albanese, was ordered to vacate her apartment by August 1, 2021, by the plaintiff, Red Gate Motel, Inc. Ms. Albanese did not vacate the property and sent a rent payment for August, which was returned uncashed by Red Gate. Red Gate then filed an eviction complaint in District Court, which ruled in favor of Red Gate, awarding possession and damages. Ms. Albanese appealed to the Superior Court.In the Superior Court, Ms. Albanese filed several motions, including a motion to dismiss the eviction action, arguing that Red Gate accepted her rent payment without proper notice. The trial justice deferred ruling on this motion until all evidence was presented. The trial spanned five days, during which Ms. Albanese attempted to introduce a recording to support her retaliatory defense. On the final day of trial, Ms. Albanese was absent due to a medical emergency, and the trial justice rendered a bench decision in her absence, awarding possession and $6,000 in damages to Red Gate. Ms. Albanese's subsequent motions to vacate the judgment and to reconsider were denied by the trial justice.The Rhode Island Supreme Court reviewed the case and found no abuse of discretion by the trial justice. The court noted that Ms. Albanese failed to provide a complete transcript of the lower court proceedings, which limited the review. The trial justice's findings, including the decision to deny the motion to vacate based on Ms. Albanese's purposeful delay, were upheld. The Supreme Court affirmed the judgment and orders of the Superior Court, concluding that Ms. Albanese was given a fair opportunity to present her case and that the trial justice did not overlook or misconceive material evidence. View "Red Gate Motel, Inc. v. Albanese" on Justia Law
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Landlord - Tenant, Real Estate & Property Law
DoCouto v. Blue Water Realty, LLC
The plaintiff, Lourenco DoCouto, appealed a decision by the Superior Court of Rhode Island that dismissed his case against defendants Blue Water Realty, LLC and Louis Bachetti. The dispute centered around a property DoCouto claimed he had an option to purchase. DoCouto argued that the Superior Court erred in applying the doctrine of res judicata, dismissing his complaint for failure to timely serve defendants, and in determining that the District Court had jurisdiction over his equitable claims in the eviction proceedings.The Supreme Court of Rhode Island affirmed the Superior Court's decision. The court found that the parties in the eviction proceedings were the same or in privity with the parties in the present case. It also determined that DoCouto’s counterclaim in the eviction proceedings had alleged the same facts and arose out of the same transactions as those set forth in the current complaints. Therefore, the doctrine of res judicata applied, barring DoCouto’s claims.Moreover, the court disagreed with DoCouto’s claim that the District Court lacked jurisdiction over his equitable claims. As the eviction action pertained to a lease agreement, the court held that the District Court had the requisite jurisdiction over DoCouto’s equitable claims according to the Rhode Island statute. Lastly, the court rejected DoCouto’s argument that the District Court lacked jurisdiction over his request for compensatory damages for services rendered because the amount in controversy exceeded the statutory limit relative to District Court jurisdiction. The statutory maximum set forth had no bearing on the District Court’s subject matter jurisdiction over landlord-tenant cases such as this one. View "DoCouto v. Blue Water Realty, LLC" on Justia Law
Vilbon v. Vargas
The case involves an appeal by a landlord, Carline Vilbon, against her tenant, Judy Vargas, in an eviction action. The landlord had sought possession of the rental property and reasonable use and occupancy damages from the termination date through the date Vargas vacated the property. The Superior Court granted Vilbon possession but dismissed her claim for use and occupancy as well as for money damages. Vilbon appealed the Superior Court's decision to the Supreme Court of Rhode Island.The Supreme Court of Rhode Island affirmed the order of the Superior Court. The court found that without a transcript of the proceedings, it could not determine whether the trial justice had abused his discretion in either dismissing Vilbon’s claims or denying her motion to vacate the consent order. The court held that the burden of furnishing the court with the necessary records to enable it to pass on the alleged error lay with the party alleging the error. As such, the court concluded that Vilbon's failure to provide an adequate transcript was fatal to her claims. View "Vilbon v. Vargas" on Justia Law
EDC Investment, LLC v. UTGR, Inc.
The Supreme Court affirmed the order of the superior court granting a motion to dismiss filed by Defendant and dismissed this complaint alleging, among other things, breach of fiduciary duty and breach of contract, holding that the complaint was properly dismissed.In 2000, Plaintiff and Defendant entered into a lease agreement whereby Plaintiff rented space from Defendant. In 2011, the parties entered into a termination of lease and release agreement providing Plaintiff with a buyout. Plaintiff later brought this action. Defendant want moved to dismiss the complaint, arguing that Plaintiff released all claims against Defendant in a release. The hearing justice granted the motion. The Supreme Court affirmed, holding that the hearing justice did not err in dismissing Plaintiff's claims of breach of fiduciary duty and breaches of contract and the covenant of good faith and fair dealing. View "EDC Investment, LLC v. UTGR, Inc." on Justia Law
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Contracts, Landlord - Tenant
Marzett v. Letendre
In this landlord-tenant dispute, the Supreme Court affirmed the order of the superior court dismissing Landlord's complaint as well as Tenants' counterclaims, holding that the superior court properly dismissed the complaint for lack of subject matter jurisdiction.This case arose with respect to conduct that occurred in the context of the parties' landlord-tenant relationship. Landlord filed a complaint in the Providence County Superior Court seeking damages from Tenants. Tenants' answer included a six-count counterclaim. Finding that the superior court lacked jurisdiction over the matter, the hearing justice dismissed all claims and counterclaims. The Supreme Court affirmed, holding that the hearing justice did not err when she dismissed the case for lack of subject matter jurisdiction. View "Marzett v. Letendre" on Justia Law
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Landlord - Tenant
CFS 915, LLC v. Unetixs Vascular, Inc.
The Supreme Court affirmed the judgment of the superior court for possession of certain property in favor of Plaintiff pursuant to the granting of summary judgment for Plaintiff, holding that when Plaintiff purchased the property at a foreclosure sale, all interests inferior to the foreclosed mortgage were extinguished and that no genuine issue of material fact remained.In 2008, MCH Realty, LLC, the then-owner of the property, entered into a lease agreement with Unetixs Vascular, Inc. to lease the property. In 2013, MCH executed a mortgage deed to DBS Bank Ltd. secured by its interest in the property. DBS later assigned its interest in the mortgage to CFS. In 2016, MCH and Unitexs extended the term of the lease. In 2017, CFS foreclosed on the mortgage and purchased the property at a foreclosure sale. CFS then filed a complaint seeking to evict Unetisx and another tenant (together, Tenants) and MCH from the property. A hearing justice granted the motion, ruling that the mortgage was superior to the Tenants' unrecorded leases and that, therefore, the leases were extinguished upon foreclosure. The Supreme Court affirmed, holding that CFS was entitled to judgment as a matter of law. View "CFS 915, LLC v. Unetixs Vascular, Inc." on Justia Law
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Landlord - Tenant, Real Estate & Property Law
Heneault v. Lantini
The Supreme Court affirmed in part and vacated in part the superior court's denial of Defendants' motion for a new trial after a jury found in favor of Plaintiff on his complaint alleging conversion and breach of contract, holding that Defendants waived their economic loss doctrine argument and that the trial justice erred in awarding attorneys' fees to Plaintiff.Plaintiffs entered into a lease with Defendants to rent commercial property owned by Defendants. Plaintiff was unable to occupy the commercial premises before the lease period could begin, but Defendants refused to return the security deposit. Plaintiff filed this action, alleging and breach of contract and that the refusal to return the security deposit constituted a conversion of his property. A jury found that Defendants had converted Plaintiff's security deposit to their own use. Judgment entered awarding Plaintiff compensatory damages plus attorneys' fees. Plaintiffs appealed, arguing that the economic loss doctrine barred recovery under the conversion claim and that the trial justice erred in awarding attorneys' fees pursuant to R.I. Gen. Laws 9-1-45. The Supreme Court held (1) Defendants waived the economic loss doctrine argument and may not now revive the argument on appeal; and (2) section 9-1-45 cannot be the basis for an attorneys' fees award in this case. View "Heneault v. Lantini" on Justia Law
Olsen v. DeMayo
The Supreme Court affirmed the judgment of the superior court in favor of Defendant on the ground that Plaintiff was not legally entitled to recover rent monies which he had paid to Defendant over the period of time during which he was renting a waterfront condominium from her while she was in violation of R.I. Gen. Laws 34-18-22.3, holding that the hearing justice properly granted Defendant's motion for summary judgment.Plaintiff sought retroactive recovery of rent paid to Defendant because Defendant had not complied with section 34-18-22.3, which requires a landlord who is not a resident of the state to designate an in-state agent for service of process. The superior court granted summary judgment for Defendant. The Supreme Court affirmed, holding (1) Plaintiff was not allowed to recover from Defendant for her alleged violation of section 34-18-22.3 because he failed to show that he suffered harm as a result of Defendant's violation; (2) because Plaintiff did not incur any damages as a result of Defendant's alleged offense, there was no basis for recovery under R.I. Gen. Laws 9-1-2; and (3) the trial justice did not err when he determined that the elements of unjust enrichment were not satisfied based on the facts of this case. View "Olsen v. DeMayo" on Justia Law
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Landlord - Tenant
Roadepot, LLC et al. v. Home Depot, U.S.A., Inc.
In this commercial property dispute between a landlord, Roadepot, LLC and Keyserton, LLC (collectively, Roadepot), and a tenant, Home Depot, U.S.A., Inc., regarding sewer assessment charges, the Supreme Court affirmed in part and vacated in part judgments of the superior court. The Supreme Court held that the superior court (1) properly granted partial summary judgment in favor of Home Depot obligating Roadepot to pay the disputed sewer assessment charges; (2) the superior court erred in requiring Roadepot to reimburse Home Depot for sewer assessment charges paid by Home Depot before September 17, 2009; and (3) did not err in limiting Home Depot’s request for prejudgment interest and denying its claim for late fees on the sewer assessment charges. View "Roadepot, LLC et al. v. Home Depot, U.S.A., Inc." on Justia Law
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Contracts, Landlord - Tenant
OSJ of Providence, LLC v. Diene
In 2012, Bayal Restaurant Inc. entered into a lease agreement with the predecessor in interest to plaintiff to rent certain commercial property. Aly Diene (Defendant), in consideration of the lease, executed a personal guaranty. In 2013, title to the premises was conveyed to OSJ of Providence, LLC (Plaintiff). In conjunction with the conveyance, all rights of the seller were transferred to Plaintiff. After Bayal defaulted on the terms of the lease, Plaintiff demanded overdue rent, interest, and fees. When Plaintiff did not receive the full amount requested, Plaintiff filed a complaint for eviction for nonpayment of rent. The parties entered into a stipulated judgment, but Bayal failed to make any payments pursuant to the stipulated judgment. Thereafter, Plaintiff filed a complaint against Defendant for default on the guaranty. Summary judgment was entered in favor of Plaintiff as to Defendant’s liability under the guaranty. After a hearing, judgment was entered for Plaintiff in the amount of $37,760.04. The Supreme Court denied Defendant’s appeal, holding (1) Plaintiff’s claim was not time-barred; and (2) the hearing justice properly granted Plaintiff’s motion for summary judgment. View "OSJ of Providence, LLC v. Diene" on Justia Law
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Landlord - Tenant, Real Estate & Property Law