DeAnn G. Graham v. UMH in Holiday Village, LLC (mem. dec.) ( 2019 )


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  •       MEMORANDUM DECISION
    Pursuant to Ind. Appellate Rule 65(D),
    this Memorandum Decision shall not be
    FILED
    regarded as precedent or cited before any                                Dec 18 2019, 9:00 am
    court except for the purpose of establishing                                  CLERK
    Indiana Supreme Court
    the defense of res judicata, collateral                                      Court of Appeals
    and Tax Court
    estoppel, or the law of the case.
    APPELLANT PRO SE                                         ATTORNEYS FOR APPELLEE
    DeAnn Graham                                             Matthew A. Yeakey
    Elkhart, Indiana                                         Jonathan R. Slabaugh
    Elkhart, Indiana
    IN THE
    COURT OF APPEALS OF INDIANA
    DeAnn G. Graham,                                         December 18, 2019
    Appellant-Defendant,                                     Court of Appeals Case No.
    19A-SC-785
    v.                                               Appeal from the Elkhart Superior
    Court
    UMH in Holiday Village, LLC,                             The Honorable Dean O. Burton,
    Appellee-Plaintiff.                                      Magistrate
    Trial Court Cause No.
    20D06-1806-SC-3112
    Tavitas, Judge.
    Case Summary
    [1]   DeAnn Graham appeals the small claims court’s judgment for UMH in
    Holiday Village, LLC (“Landlord”). We affirm.
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019                  Page 1 of 9
    Issues
    [2]   Graham raises numerous issues, which we consolidate and restate as:
    I.      Whether the small claims court properly granted Landlord’s
    claim for breach of contract.
    II.     Whether the small claims court properly denied Graham’s
    counterclaim for emotional distress.
    Facts
    [3]   In 2013, Graham entered into a lease agreement with Landlord. The lease
    provided:
    PETS. TENANT may have one (1) registered “domesticated”
    pet per household with the prior written approval of
    LANDLORD. A monthly charge, as contained in the section of
    this Lease entitled “Additional Charges”, will be assessed to
    TENANT for the approved pet. TENANT is solely and totally
    responsible for the behavior of their pets. Noisy, unruly, or
    dangerous pets, those commonly known for aggressive behavior
    (i.e. Dobermans, Rottweilers, Pit Bulls, Wolf Breeds, etc.) as well
    as exotic pets (snakes, wild animals, etc.) will not be allowed in
    the Manufactured Home Community. Management shall have
    the final determination as to the acceptability of any pet. Failure
    to abide by the Rules and Regulations of the Community will
    result in the loss of this privilege.
    Exhibits Vol. III p. 5. The lease was later amended to add the following:
    DOGS: Dogs will be limited to house-type dogs with a full-
    grown weight of 50 lbs. or less. No Resident(s) shall be allowed
    to erect or install dog compounds, dog runs, dog shelters or
    houses within the Community.
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019   Page 2 of 9
    
    Id. at 9.
    [4]   On June 18, 2019, Landlord’s former regional manager, Karen Wills, and
    Landlord’s property manager, Chris Waters, were driving through the
    community and saw a pit bull on a leash held by Graham’s daughter in a yard
    next to Graham’s residence. As Wills was discussing the pit bull with
    Graham’s daughter, Graham came outside. Graham and Wills had a verbal
    argument. The pit bull lunged at Wills and bit Wills on her right breast,
    resulting in bruising. Landlord requested that Graham remove the dog from
    the premises, and Graham refused. Graham argued that the dog was a golden
    retriever mix named Kane and that the dog was her daughter’s emotional
    support animal.
    [5]   On June 28, 2018, Landlord filed a small claims court notice of claim for breach
    of lease agreement against Graham. Landlord alleged that Graham breached
    her lease by having an unregistered pit bull. An evidentiary hearing was held
    on July 19, 2018, regarding possession and eviction, and the small claims court
    entered an order granting Landlord possession of the premises. Graham moved
    out of the residence at the end of July 2018.
    [6]   On August 1, 2018, Graham filed a counterclaim against Landlord. Graham
    claimed that she was a “victim of racial bias and racial profiling” by Landlord
    and that Landlord’s conduct had caused her emotional distress. Appellant’s
    App. Vol. II p. 56. A hearing was held on January 28, 2019, regarding
    Landlord’s damages and Graham’s counterclaim. At the hearing, Landlord
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019   Page 3 of 9
    requested damages for attorney fees and alleged cleaning fees and damages to
    the residence. Graham testified that she did not own a pit bull; that her dog
    was a golden retriever mix; that the dog was her daughter’s emotional support
    animal; that she had previously provided Landlord with documentation of the
    emotional support animal; and that the emotional support animal did not bite
    Wills.
    [7]   The small claims court issued an order finding for Landlord and awarding
    damages to Landlord and denying Graham’s counterclaim. Regarding
    Landlord’s claims, the small claims court found that “more likely than not the
    Defendant’s dog was a prohibited breed, to wit, a pit bull, (likely an addition to
    the Defendant’s dog, [K]ane) and that the dog was not properly registered as an
    emotional support animal in accord with the Lease.” Appellant’s App. Vol. II
    p. 10. The small claims court, thus, found “that the Plaintiff has established by
    a preponderance of evidence that the Defendant violated the Lease by
    maintaining a pit bull dog and that the same was not registered with the
    Plaintiffs mandated by the Lease and park rules.” 
    Id. at 11.
    The small claims
    court awarded attorney fees and the outstanding account balance 1 to Landlord
    but declined to award cleaning or damage fees. As for Graham’s counterclaim,
    the small claims court found:
    1
    The damage award included $1,850.00 for attorney fees, and $424.55 for the account balance ($386.00 due
    on the account as of July 12, 2018, plus $38.55 for a utilities reimbursement).
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019              Page 4 of 9
    The Defendant appears to claim that the Plaintiff engaged in
    racial profiling in bringing its eviction claim against the
    Defendant; however, the Plaintiff’s evidence reflects that all of its
    tenants were treated equally. The Plaintiff established that
    Notices were sent to all residents with unregistered animals or
    pets that were not permitted by the Lease. (Exhibit 4) While this
    Court finds that the Defendant, and her daughters, likely, and
    unfortunately, suffered emotional stress from the eviction and
    relocation, it appears that the eviction was primarily due to the
    Defendant’s failure to abide by the Terms of the written Lease
    Agreement and again, unfortunately, due to the Plaintiff’s loss of
    her employment. This Magistrate must, therefore, find that the
    Defendant should take nothing by way of her Counterclaim.
    
    Id. at 12.
    Graham now appeals this order.
    [8]   We note that, separately, in June 2018, Graham filed a housing discrimination
    complaint with the Elkhart Human Relations Commission and alleged: (1)
    “Discriminatory terms, conditions, privileges, or services in rental;” and (2)
    “Failure to make reasonable accommodation.” Ex. Vol. III p. 39. On
    September 27, 2018, the Elkhart Human Relations Commission issued a “No
    Probable Cause Finding” and closed the action. The Commission found there
    was “no supporting evidence to conclude that a violation of the Federal Fair
    Housing Act has occurred.” 
    Id. at 43.
    The notice noted that the decision was
    the “final determination” and was subject to judicial review in accordance with
    Indiana Code Section 4-21.5-5. 
    Id. Court of
    Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019   Page 5 of 9
    Analysis
    [9]    Graham appeals the small claims court’s judgment. We review facts from a
    bench trial under the clearly erroneous standard with due deference paid to the
    trial court’s opportunity to assess witness credibility. Branham v. Varble, 
    952 N.E.2d 744
    , 746 (Ind. 2011). “This deferential standard of review is
    particularly important in small claims actions, where trials are informal, ‘with
    the sole objective of dispensing speedy justice’ between parties according to the
    rules of substantive law.” 
    Id. (quoting Morton
    v. Ivacic, 
    898 N.E.2d 1196
    , 1199
    (Ind. 2008)). We review questions of law de novo. 
    Id. In determining
    whether
    a judgment is clearly erroneous, we do not reweigh the evidence or determine
    the credibility of witnesses. City of Dunkirk Water & Sewage Dep’t v. Hall, 
    657 N.E.2d 115
    , 116 (Ind. 1995).
    [10]   Before addressing Graham’s arguments, we note that “a pro se litigant is held to
    the same standards as a trained attorney and is afforded no inherent leniency
    simply by virtue of being self-represented.” Zavodnik v. Harper, 
    17 N.E.3d 259
    ,
    266 (Ind. 2014). “An appellant who proceeds pro se is held to the same
    established rules of procedure that trained legal counsel is bound to follow and,
    therefore, must be prepared to accept the consequences of his or her action.”
    Perry v. Anonymous Physician 1, 
    25 N.E.3d 103
    , 105 n.1 (Ind. Ct. App. 2014),
    trans. denied, cert. denied, 
    136 S. Ct. 227
    (2015). Although we prefer to decide
    cases on their merits, arguments are waived where an appellant’s
    noncompliance with the rules of appellate procedure is so substantial it impedes
    our appellate consideration of the errors. 
    Id. We will
    not consider an assertion
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019   Page 6 of 9
    on appeal when there is no cogent argument supported by authority and there
    are no references to the record as required by the rules. 
    Id. We will
    not become
    an advocate for a party or address arguments that are inappropriate or too
    poorly developed or expressed to be understood. 
    Id. [11] Landlord
    argues that we should affirm the small claims court because Graham
    repeatedly failed to comply with our appellate rules. We agree that Graham
    has largely failed to comply with the Indiana Appellate Rules. We will,
    however, address Graham’s arguments to the extent they are discernible.
    I. Breach of Lease Claim
    [12]   Graham appears to argue that the small claims court erred by finding that her
    dog violated the lease provisions. We construe a lease in the same manner as
    any other contract. Youell v. Cincinnati Ins. Co., 
    117 N.E.3d 639
    , 641 (Ind. Ct.
    App. 2018). Graham does not appear to contest that the lease did not allow pit
    bulls and required dogs to be registered. Rather, Graham argues that her dog,
    Kane, was a golden retriever mix and that it was registered with the Landlord
    as an emotional support animal. Wills, however, testified that she was bitten by
    a pit bull and that Kane was not the animal that attacked her. Landlord also
    presented evidence that its records did not contain any information about
    Graham’s emotional support animal. The small claims court specifically found
    that “more likely than not the Defendant’s dog was a prohibited breed, to wit, a
    pit bull, (likely an addition to the Defendant’s dog, [K]ane) and that the dog
    was not properly registered as an emotional support animal in accord with the
    Lease.” Appellant’s App. Vol. II p. 10. There is evidence to support the small
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019   Page 7 of 9
    claims court’s finding, and Graham’s argument is merely a request that we
    reweigh the evidence and judge the credibility of the witnesses, which we
    cannot do. We cannot say that the small claims court’s judgment that Graham
    breached her lease is clearly erroneous. 2
    II. Counterclaim
    [13]   Next, Graham appears to argue that the small claims court erred by denying her
    counterclaim. We note that Graham’s counterclaim presented a claim for
    emotional distress due to racial profiling and racial bias by Landlord. On
    appeal, Graham mainly argues that Landlord violated the Fair Housing Act, 42
    U.S.C. § 3604, and the Rehabilitation Act of 1973, 29 U.S.C. § 794. These
    arguments, however, appear to have been presented to the Elkhart Human
    Relations Commission, not this small claims court. It is unclear from the
    record whether Graham appealed the Commission’s decision; regardless, issues
    raised before the Commission must be appealed through an appeal of the
    Commission’s decision. 3 Only issues raised before the small claims court can
    be considered in this appeal. See GKC Ind. Theatres, Inc. v. Elk Retail Inv’rs, LLC.,
    2
    Graham also argues that she did not leave the residence damaged or in a dirty condition. The small claims
    court, however, did not award Landlord such damages. As a result, we do not address this issue. Graham
    seems to argue that Landlord failed to give her a $200.00 promotion for referring a friend. The ledger entered
    as Plaintiff’s Exhibit 3, however, shows a $200.00 credit to her account for “Promotion Rent.” Ex. p. 12.
    Finally, Graham seems to argue that she was overcharged for the site rental charge for several years. The
    small claims court declined to find for Graham on this point and noted that “the Defendant continued to pay
    the rent as billed by the Plaintiff.” Appellant’s App. Vol. II p. 12. The small claims court’s finding is not
    clearly erroneous.
    3
    Graham appears to make arguments concerning the Commission’s decision. See Appellant’s Br. p. 14
    (discussing claims against the Elkhart Human Relations Department). Graham, however, must exhaust her
    administrative remedies and cannot raise these arguments in this appeal. See Ind. Code Chapter 4-21.5-5.
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019                  Page 8 of 9
    
    764 N.E.2d 647
    , 651 (Ind. Ct. App. 2002) (“As a general rule, a party may not
    present an argument or issue to an appellate court unless the party raised that
    argument or issue to the trial court.”).
    [14]   In her counterclaim, Graham argued that she sustained emotional distress due
    to racial profiling and racial bias by Landlord. Landlord, however, presented
    evidence that the pet policy was enforced regardless of race. Landlord also
    presented evidence that the pit bull at issue was not a registered emotional
    support animal. The small claims court rejected Graham’s argument, finding
    no racial bias and finding that the dog at issue was a pit bull and was not a
    registered emotional support animal. Graham’s argument, again, is merely a
    request that we reweigh the evidence and judge the credibility of the witnesses,
    which we cannot do. We cannot say the small claims court’s denial of
    Graham’s counterclaim is clearly erroneous.
    Conclusion
    [15]   The small claims court’s judgment is not clearly erroneous. We affirm.
    [16]   Affirmed.
    Brown, J., and Altice, J., concur.
    Court of Appeals of Indiana | Memorandum Decision 19A-SC-785 | December 18, 2019   Page 9 of 9
    

Document Info

Docket Number: 19A-SC-785

Filed Date: 12/18/2019

Precedential Status: Precedential

Modified Date: 12/18/2019