Jennifer A. Leipold and Douglas C. Mangels v. Carrie Hubbell Melgarejo ( 2014 )

IN THE COURT OF COMMON PLEAS FOR THE STATE OF DELAWARE
IN AND FOR KENT COUNTY
JENNIFER A. LEIPOLD and )
DOUGLAS C. MANGELS , )
)
Defendants-Below/Appellants, )
)
v. ) C.A. No.: CPU4-13-000349
)
CARRIE HUBBELL MELGAREJO, )
)
Plaintiff-Below/Appellee. )
Submitted: February 17, 2014
Decided: April 30, 2014
James J. Haley, Jr. Esq. Donald L. Gouge, Jr., Esq.
1716 Wawaset St. 800 N. King St., Suite 303
Wilmington, DE 19806 Wilmington, DE 19801
Attorney for Attorney for
Defendants-Below/Appellants Plaintiff-Below/Appellee
DECISION AFTER TRIAL
Defendants-Below/Appellants Jennifer A. Leipold and Douglas C. Mangels
(collectively as “Tenants”) bring this de novo appeal from the Justice of the Peace
Court pursuant to 10 Del. C. 9570, et seq. entered on January 15, 2013. In the
complaint on appeal, filed on May 7, 2013, Plaintiff-Below/Appellee Carrie Hubbell
Melgarejo (“Landlord”) alleges that, pursuant to a written lease agreement between
the parties, Tenants rented real property (the “Property”) from Landlord.1 Landlord
1
The court docket shows that this matter was originally captioned as “Jennifer A. Leipold
and Douglas Mangels v. Big Dog Properties, LLC.” On February 12, 2014, the parties filed
a stipulation to correct the caption of this matter as shown.
alleges that, due to actions of Tenants, the property sustained damages which
required repairs beyond normal wear and tear. Landlord seeks damages in the
amount $2,865.21.
Trial de novo was held on February 4, 2014. The Court heard testimony from
four witnesses and documentary evidence was submitted by both parties.2 At the
conclusion of trial, the Court reserved decision and the parties were permitted to
submit supplemental briefing. This is the Court’s final decision after trial.
FACTS
Tenants rented the Property from Landlord, pursuant to a written lease (the
“Lease”), commencing on October 31, 2010. Landlord agreed to let Tenants
terminate the Lease early, and Tenants vacated the premises on or around May 20,
2011.
At the trial on February 4, 2014, the Court heard testimony from four
witnesses called by Landlord: Michael Henning, Dominique Frederique, Jennifer
Leipold, and Robbin Hubbell-Kusami. Jennifer Leipold was the sole witness to
testify for Tenants. Documentary evidence was submitted by both parties.3 Michael
Henning (“Mr. Henning”) was the first witness to testify during Landlord’s case-in-
chief. Mr. Henning works in hardwood flooring, specializing in installation,
refinishing, and repair. The second witness to testify was Dominique Frederique
(“Mr. Frederique”), a licensed general contractor who performed work on the
2
List evidence
3
Plaintiff’s exhibits 1 through 13 were received into evidence. Defendants’ exhibits 1
through11 were received into evidence.
2
property after the Tenants vacated. Jennifer Leipold (“Ms. Leipold”), one of the two
tenants and named defendant in this action, testified during Landlord’s case-in-chief.
Ms. Leipold was also the only witness to testify for the defense. Finally, Robin
Hubbell-Kusami, co-owner of the property, testified on behalf of Landlord.
The testimony at the hearing indicates that during the tenancy, Tenants hung a
number of items in the walls and ceilings of the property, despite a prohibition in the
lease against placing nails or other fasteners in the walls. Tenants also replaced a
shower rod in one of the bathrooms and took down cabinet doors in one of the
bedrooms. At Tenants’ request and with permission, the Landlord removed the
existing washer and dryer so that Tenants could install their own washer and dryer.
Tenants also attached plastic to the windows, secured by tape to minimize cold air
draft.
December, 2010, Tenants had furniture delivered, and when the items were
brought in the dwelling, it scratched and dented the hardwood floors on the stairs, on
the second floor hallway and in the master bedroom.
After the Tenant vacated the property, the Landlord in June 2011 sent an
itemized list of damages to Tenants to the property, which was allegedly caused by
Tenants. Based upon this calculation, Landlord demands damages in the amount of
$2,865.21.4
4 In the letter, Landlord listed the total cost of damages to the Property as $4,977.21. To
reach the final outstanding balance of $2,865.21, Landlord subtracted from the total a rent
credit of $462.00; a security deposit of $1,250.00, and a pet deposit of $400.00
3
Specifically, Landlord seeks to recover the following:
1. Outstanding Water Bill $38.22, $32
2. Returned Check Fee $45.00
3. Outstanding Mowing and Hauling $65.00
4. Patch/repair nail and screw holes throughout house $150.00
5. Repaint bathroom 2 door $65.00
6. Repair water in kitchen corner $0.00
7. Replace damaged screen door $81.99
8. Reinstall mailbox $15.00
9. Remove plastic on window frames/kitchen door $0.00
10. Remove glue from window plastic and repaint $630.00
11. Remove glue from door plastic and repaint $65.00
12. Repaint nail damaged wall $75.00
13. Remove water stains on heater register covers and repaint $195.00
14. Repair dining room molding damage $15.00
15. Repair and repaint kitchen ceiling $170.00
16. Repair hole in solid surface kitchen counter $150.00
17. Repair wall and floor damage from laundry room $70.00
18. Install missing laundry room light bulb/fixture cover $0.00
19. Reinstall hall light fixture cover $0.00
20. Repair second floor hall wall and repaint $175.00
21. Repair second floor hardwood floors $1,900.00
22. Repair staircase and landing $790.00
23. Repair bathroom 2 cabinet doors and built-in base $250.005
The amount which Landlord seeks of $2,865.21, is calculated to give a credit in
the amount of $462.00; a security deposit in the amount of $1,250.00; and, a pet
deposit in the amount of $400.00.
Tenants denied they damaged the property and takes the position that the alleged
damage to the property, with the exception of scratches to the second floor
hardwood floors, existed prior to their possession of the property or was the result of
normal wear and tear. As to the alleged damage to the hardwood floors, Tenants
5
Landlord originally sought to recover $32.00 for an estimated water bill, however, at trial
Landlord stated that it was no longer pursuing that charge.
4
concede that certain scratches to the second floor hardwood occurred during their
tenancy, however, Tenants maintain that such damage was covered by insurance.
DISCUSSION
In a landlord-tenant action for damages, the burden is on the plaintiff to prove
the alleged damages by a preponderance of the evidence.6 To prevail on a claim for
damages, the plaintiff must establish that the damages are beyond normal wear and
tear.7 Normal wear and tear consists of damage that may “be corrected by painting
and ordinary cleaning.”8 If the landlord proves that damages could only be remedied
by repairs above and beyond normal wear and tear, landlord can use the security
deposit to cover the costs associated with repairs of such actual damages,9 where it
followed the statutory notice provisions in 25 Del. C. § 5514.
The Court will address in chronological order each item which Landlord seeks to
recover. All relevant testimony will be discussed in the context of the listed item of
damage. Those items for which Landlord seeks no monetary recovery are omitted as
moot.
1. Outstanding Water Bill $38.22 and $32.00
The Lease required Tenants to pay any water charges in excess of the City of
Wilmington’s base price.10 Ms. Hubbell-Kusami testified that the City of
Wilmington’s base price is $80.48, and that water bills in excess of that amount
6
BRG, LLC v. Brinsfield, 2010 WL 1413004, at *2 (Del. Com. Pl. March 4, 2010).
7
See Id.8
25 Del. C. § 5514(c)(1)).
9
Id.
10
Pl.’s Ex. 4 at ¶ 12.
5
remain unpaid by Tenants, the sum of which totals $38.22 and $32.00. In support of
its position, Landlord submitted two quarterly statements, both of which bore a
balance of over $80.48.11 Ms. Leipold, on the other hand, testified that she had no
knowledge of any outstanding water bill, despite daily communication with Landlord.
The Court finds that Landlord has proven, by a preponderance of the evidence,
that Tenants are responsible for the excess water bills in the amounts of $38.22 and
$32.00 respectively.
2. Returned Check Fee $45.00
The Lease provides that a fee of $45.00 for each returned check.12 Landlord
contends that it is entitled to payment of $45.00 for a check from Tenants dated May
19, 2011, which was returned due to a stop payment. Ms. Leipold testified that, upon
receiving notice that the bill the check was intended to cover remained outstanding,
Tenants stopped payment on the check, notified Landlord of the stopped payment,
and hand-delivered a check to Landlord’s legal counsel.
The Court finds the testimony of Ms. Leipold to be credible. Landlord was on
notice that payment on the check had been stopped, and a replacement check was
provided. Thus, the Court finds that Landlord is not entitled to recover for the
returned check fee of $45.00.
3. Outstanding Mowing and Hauling $65.00
11
Pl.’s Ex. 8. The first quarterly statement, dated December 15, 2010, shows a balance of
$93.22, which is $12.74 over the base price according to Landlord. The second quarterly
statement, dated March 18, 2011, shows a balance of $105.96, which is $25.48 over the
purported base price.
12
Pl. Ex. 4 at ¶ 2.
6
Under the Lease, the Tenants were required to keep the grounds “in a reasonable
and prudent manner” including “cutting the grass, [and] keeping the area free of litter
and weeds.”13 Ms. Hubbell-Kusami testified that the grass was so high a ticket was
issued. Landlord submitted into evidence copies of a check in the amount of $65.00
issued to Clean Slate for lawn services.14 Tenants offered nothing to rebut the
evidence of the damages incurred for lawn services.
The Court finds that Landlord has proven, by a preponderance of the evidence,
that Landlord is entitled to recover the amount of $65.00 for lawn services.
4. Patch/repair nail and screw holes throughout house $150.00
The Lease prohibited “placing any nails or other wall fasteners on the walls.”15
Ms. Leipold testified that Landlord explained that this provision did not apply to
Tenants. Furthermore, Ms. Leipold testified that she did not further consider the
prohibition against hanging items because she considered such a rule to be an unusual
term of a residential lease. Ms. Leipold testified that she did hang a few items,
including curtains, a pots and pans rack, a picture, and a mirror.
Ms. Leipold testified that Tenants patched the minimal number of holes created
with spackle prior to vacating the property. Tenants submitted into evidence
photographs of the areas patched by Tenants.16
13
Pl. Ex. 4 at ¶ 13.
14
Pl. Ex. 10.
15
Pl. Ex. 4 at ¶ 14.
16
Defs. Exhibits 2 through 10 are photographs of the Property. Ms. Leipold testified that
Defs. Ex. 5 showed the walls where nail hole damage was made and subsequently patched by
Tenants.
7
Ms. Hubbell-Kusami, on the other hand, testified that she did not give Tenants
permission to hang items in the Property. Ms. Hubbell-Kusami testified that there
were a total of 30 nail and screw holes in the property that required repair.
Mr. Frederique testified that he sanded, plastered, primed, and painted nail holes
throughout the property. The documentary evidence submitted by Landlord shows
that Mr. Frederique billed Landlord $150.00 for these repairs.17
The Court finds that, based on the testimony and the evidence the amount
demanded here comes within what would be considered normal wear and tear;
therefore, not subject to recovery,18 because there is no indication the holes exceeded
which was reasonable.
5. Repaint bathroom 2 door $65.00
The Landlord Tenant Code identifies normal wear and tear to be damage that
may “be corrected by painting and ordinary cleaning.”19 There is nothing in the
record to suggest that the repainting of “bathroom 2 door” required more than mere
painting. Thus, repainting of the door is not damage beyond normal wear and tear,
and the Court finds that Landlord cannot recover for the costs associated therewith.
6. Replace damaged screen door $81.99
No testimony identified the nature of the alleged damage to the screen door. It is
the uncontroverted testimony of Ms. Leipold that the screen door was old and dirty
when they moved into the property. The Court finds that Landlord has failed to
17
Pl. Ex. 2.
18
Def. Ex. 5.
19
25 Del. C. § 5514(c)(1).
8
prove, by a preponderance of the evidence, that the screen door sustained any
damage and thus, Landlord is not entitled to recovery for the screen door.
7. Reinstall mailbox $15.00
Mr. Frederique testified that he did not repair the mailbox. The invoice submitted
by Mr. Frederique for the work performed at the property shows a charge of $0.00
for reinstalling the mailbox.20 Landlord offered no further testimony in support of its
position that it incurred damages in the amount of $15.00 for reinstallation of the
mailbox. Accordingly, the Court finds no basis for an award of damages for
reinstalling the mailbox.
8. Remove glue from window plastic and repaint $630.00
Ms. Leipold testified that she used tape purchased from Home Depot to attach
plastic to the windows as a means of keeping out cold air. Mr. Frederique likewise
testified that some people tape the windows to keep cold air out. Mr. Frederique
testified that he had to remove the tape and plastic from the window, then sand and
paint the area with lead blocker paint.
Landlord failed to establish that the damage to the window plastic was beyond
normal wear and tear. Mr. Frederique was familiar with the practice of taping the
windows for climate control. It appears, based on the testimony presented, that such
a practice is not uncommon or beyond the normal wear. To the extent that painting
of the window plastic was required, such repair is precisely the type of normal wear
and tear contemplated under the Landlord Tenant Code. Further, I fail to see a basis
20
Pl. Ex. 2.
9
for recovery when the window was deficient in keeping cold air from entering the
unit.
The Court finds that Landlord has failed to prove, by a preponderance of the
evidence, that the damage to the window plastic exceeded normal wear. Accordingly,
Landlord is not entitled to recover for damages thereto.
9. Remove glue from door plastic and repaint $65.00
Ms. Leipold testified that tape to adhere the plastic to the door because it was
cracked, however, there is no evidence how the door was damaged or when this
occurred. Landlord failed to establish that the crack in the door is attributable to
Tenants. Therefore, I find no basis to award this amount, and it is denied.
10. Repaint nail damaged wall $75.00
To the extent that this request for damages includes the painting of certain areas
set forth in item four, a second award for painting nail-damaged areas would
constitute double recovery. To the extent that Landlord seeks to recover painting the
entire wall, as opposed to the limited area where plaster was required, the Court finds
that such damage constitutes normal wear and tear.
As set forth in the Landlord Tenant Code, damage that can be repaired by simply
painting is considered normal wear and tear. Thus, the Court finds that Landlord is
not entitled to recover for repainting of the wall.
11. Remove water stains on heater register covers and repaint $195.00
Landlord seeks to recover for damage to three radiator covers. Mr.
Frederique testified that the radiator covers bore marks from cups or plant pots,
10
which required sanding and repainting. Ms. Hubbell-Kusami testified that Tenants
had placed a plant on one of the radiator covers in the living room. Ms. Leipold
conceded that one plant was placed on a radiator cover, but she maintains that the
only one plant was so placed. To the extent that this required sanding and repainting
to address the stains on the radiator cover, it does not come within normal wear and
tear.
The Court finds that Landlord proved by a preponderance of the evidence
that the damage to the radiator covers is attributable to Tenants therefore the sum of
$195.00 is awarded.
12. Repair dining room molding damage $15.00
The testimony does not support that Tenants engaged in any activity which
indicated they damaged the molding or that it was not damaged prior to their
occupancy. The Court finds that Landlord failed to prove that Tenants caused any
damage to the dining room molding beyond normal wear and tear. Accordingly, the
Court awards no damages to Landlord for repair to the dining room molding.
13. Repair and repaint kitchen ceiling $170.00
The testimony indicates Tenants installed a rack to hang pots and pans on the
kitchen ceiling. This required the Landlord to repair the ceiling which is beyond
normal wear and tear. Thus, the Court awards damages to Landlord for repair and
repainting of the kitchen ceiling.
14. Repair hole in solid surface kitchen counter $150.00
11
Ms. Hubbell-Kusami testified that, due to a hole that could not be repaired, a
portion of the kitchen countertop had to be replaced. Ms. Leipold testified that the
small hole in the kitchen counter existed prior to Tenants taking possession.
However, Mr. Frederique, the general contractor testified he did work to the counter
to correct an attempted repair which was not completed properly.
Thus, I find that the Landlord has proven damages by a preponderance of the
evidence.
15. Repair wall and floor damage from laundry room $70.00
The Court finds that Landlord failed to prove that any damage to the wall and
floor of the laundry room, the testimony does not support that this exceeded normal
wear and tear. Thus, Landlord cannot recover for the repair of the wall and floor of
the laundry room.
16. Repair second floor hall wall and repaint $175.00
There was no testimony presented at trial which suggests that there was damage
to the walls of the second floor beyond that created by the nail holes as discussed in
item four. To the extent that Landlord seeks to recover painting the entire wall, as
opposed to the limited area where plaster was required, the Court finds that such
damage constitutes normal wear and tear. Thus, the Court finds that Landlord is not
entitled to recover for repainting of the second floor wall.
17. Repair second floor hardwood floors $1,900.00
and
18. Repair staircase and landing $790.00
12
Mr. Henning testified that he was hired by Nationwide Insurance to provide an
estimate for the cost of repairing the hardwood floors in the property. On March 28,
2011, Mr. Henning visited the property and recorded the damage observed therein.
Mr. Henning testified that one of the tenants showed him the damage caused by
furniture. Mr. Henning testified that he observed scratches in the wood on the
second floor as well as dents in two stairs and in the hallway. Mr. Henning testified
that other scratches were present throughout, which were the result of normal wear
and tear.
On June 2, 2011, Mr. Henning repaired the hardwood floors, at a total cost of
$2,690.00.21 The area repaired exceeded the area actually damaged by Tenant’s
moving of furniture; three bedrooms, the stairs, and the landing were all sanded and
refinished. Mr. Henning testified that typically, when one section of a floor requires
repair, the entire area is re-done so that the flooring looks consistent throughout.
Mr. Henning testified that he worked on the first floor of the property roughly a
year prior; however, he only did work on the first floor at that time. Mr. Henning
testified that, although hired by Nationwide Insurance for the repair estimate, he was
not paid by Nationwide Insurance.22
Ms. Leipold conceded that the delivery of furniture caused some scratches to
the hardwood floors; however, she argues that the minimal damage caused by
Tenants did not warrant redoing the entire second floor, stairs, and landing.
21
Pl. Ex. 1.
22
Pl. Ex. 1 shows a check was issued from the account of Robin Kusami to Hennings
Hardwood Floors on June 14, 2011, in the amount of $2,690.00.
13
At the conclusion of the trial, the parties were ordered to submit supplemental
briefing regarding the damage to the hardwood floors. The Court ordered the parties
to address whether, “where there is damage to rental property and repair requires the
landlord to enhance other areas, can a tenant can be held liable for the entire cost
where the repair increases the value of the property.”
In their written submissions, the parties concede there is no case law on point
to address this issue. Tenants argue that to award Landlord the full cost of the repair
would constitute unjust enrichment. Tenants maintain that the Court should offset
any award to Landlord for refinishing the stairway, landing, and second floor of the
property by the value of the refinishing job attributable to the undamaged bedrooms
and the undamaged stairs. Landlord counters that the Tenants cannot establish the
elements of unjust enrichment because they admittedly caused the damage to the
floors thereby requiring the repairs. Landlord contends that it had not planned to
repair the hardwood floors and, but for the acts of the Tenants, the repair work
would not have been necessary.
Tenant’s unjust enrichment argument is without merit. To prevail on an
unjust enrichment theory, Tenants must prove the following elements: (1) an
enrichment; (2) an impoverishment; (3) a relation between the enrichment and
impoverishment; (4) the absence of justification; and (5) the absence of a remedy
provided by law.23
23
Nemec, 991 A.2d at 1129, see Jackson Nat. Life Ins. Co. v. Kennedy, 741 A.2d 377, 394 (Del. Ch.
1999).
14
The Court finds that there is sufficient justification because Tenants caused
the underlying damage that required repair. Furthermore, a legal remedy exists in the
form of damages as outlined in contract law. Due to the nature of the claim, an
adequate legal remedy may be found in the form of damages based upon contract
law. In contract law, “[o]ne who is injured by the breach of a contract is entitled to
compensation for the injury received. The compensation should be such as will place
him in the same position that he would have been in if the contract had been
performed. The measure of damages is the loss actually sustained as a result of the
breach of the contract.”24
Tenants breached the contract by damaging the floors. But-for Tenants
breach, repairs would not have been required. To return Landlord to the position it
would have been in had the contract not been breached, refinishing the entire second
floor, stairs, and landing was necessary. Thus, unjust enrichment does not apply, and
Landlord is entitled to recover the damages incurred. The Court finds that Landlord
may recover the full cost of repairs to the damaged floors in the amount of $2,690.00.
19. Repair bathroom 2 cabinet doors and built-in base $250.00
Ms. Leipold testified that Tenants did remove the cabinet doors from the
bathroom; however, she maintained that the doors were re-hung prior to leaving the
property. Ms. Hubbell-Kusami testified that the cabinet doors in the bathroom were
removed and not replaced.
24
J.J. White, Inc. v. Metropolitan Merchandise Mart, 107 A.2d 892, 894 (Del. Super. 1954).
15
The Court finds that the testimony is sufficient to prove that Tenants caused any
damage to the bathroom cabinet doors and base beyond normal wear and tear. Thus,
Landlord is entitled to recovery to re-hang the doors, but the amount claimed is
excessive and the sum of $50.00 is awarded.25
CONCLUSION
For the foregoing reasons, the Court finds that Landlord is entitled to damages in
the amount of $3,396.22. Pursuant to 25 Del. C. § 5511(c), damages are offset by the
security deposit of $1,650.0026 and rent credit of $462.00.27 Therefore, judgment is
entered for Landlord in the amount of $1,284.22, costs and post-judgment interest at
5.75% until paid. Each party shall bear its own costs.
IT IS SO ORDERED this 30th day of April, 2014.
_________________________________
Alex Smalls, Chief Judge.
25
To the extent that the cabinet doors were removed and not re-hung, which was likewise
proven by a preponderance of evidence, the Court finds that the damages sought in relation
thereto are reasonable.
26
This figure represents the sum of the “pet deposit” of $400.00 and the “security deposit”
of $1,250.00. Pl. Ex. 3 and Defs. Ex. 1.
27
Pl. Ex. 3 and Defs. Ex. 1.
16