Ruben Garcia and Jose Garcia v. Javier E. Perrett ( 2014 )

Opinion issued August 12, 2014
In The
Court of Appeals
For The
First District of Texas
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NO. 01-13-00237-CV
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RUBEN GARCIA AND JOSE GARCIA, Appellants
V.
JAVIER E. PERRETT, Appellee
On Appeal from County Civil Court at Law No. 3
Harris County, Texas
Trial Court Case No. 1025209
MEMORANDUM OPINION
Appellants, Ruben Garcia and Jose Garcia (the “Garcias”), challenge the
trial court’s judgment of possession of real property in favor appellee, Javier E.
Perrett, in Perrett’s forcible-detainer action against them. In two issues, the
Garcias contend that the evidence is legally and factually insufficient to support the
trial court’s finding that they committed a forcible detainer of the real property and
the sale of the property to Perrett should be set aside.
We affirm.
Background1
Perrett filed, in a Harris County justice court, a sworn complaint for eviction,
seeking to evict the Garcias and all occupants from a home at 1802 Dominic Lane
in Sonoma Ranch, a subdivision located in Houston. In his complaint, Perrett
identified himself as the owner of the property, having purchased it at an execution
sale foreclosing on a lien held by the Sonoma Ranch Homeowner’s Association
(the “Association”). Perrett asserted that he delivered “in person” to the Garcias a
written notice to vacate and demand for possession of the property. The justice
court entered a judgment of possession in favor of Perrett, and the Garcias
appealed to the county court for a trial de novo.
At trial in the county court, Perrett, proceeding pro se, testified that he had
purchased the property at “auction.” And the trial court admitted into evidence a
certified copy of Perrett’s “Deed Under Execution,” which shows that he
purchased the property on June 5, 2012 for $7,000 at a public sale conducted by
1
The Garcias present in their appellate brief what they assert are “[f]acts not
apparent from the record in this cause,” and they have attached various exhibits to
their brief. However, we must hear and determine a case on the record as filed; we
may not consider documents attached to briefs as exhibits if they are not included
in the record. See Till v. Thomas, 10 S.W.3d 730, 733 (Tex. App.—Houston [1st
Dist.] 1999, no pet.).
2
the Harris County Precinct 3 Constable, by virtue of a writ issued pursuant to a
judgment and decree of sale. 2 Perrett further testified that he gave the Garcias
notice to vacate, and he referred the trial court to a “Vacate Notice Request” that he
had submitted to the constable. The trial court responded,
That’s [a] request. Let me look through the court file and see if it’s in
there. If you requested the constable to do it, it might be in here.
Sometimes the constable attaches it to the original pleadings. Okay.
Date of the 30-day notice, 9/6/12. According to this, the 30-day
notice was sent by the constable on 9/6/12 . . . . Owner desires
possession of property for [sic] 30 days. 3
Finally, Perrett testified that despite notice, the Garcias had refused to vacate the
property.
Ruben Garcia, also proceeding pro se, explained that the Association had
sold the property because of a “problem that [he] had on a bill.” Since the sale,
however, he “paid the amount” to the Association, and it had released its lien.
Garcia asserted, thus, Perrett was no longer entitled to possession of the property.
The trial court concluded that Perrett’s deed was “good” and the Garcias’
payment to the Association after the foreclosure sale did not invalidate the effect of
Perrett’s deed on this proceeding. Accordingly, it rendered judgment of possession
in favor of Perrett.
2
Sonoma Ranch Homeowner’s Ass’n, Inc. v. Ruben Garcia, No. 2011-05162, in the
270th District Court of Harris County.
3
Only the “Vacate Notice Request” appears in the appellate record.
3
Standard of Review
In a nonjury trial, when no findings of fact or conclusions of law are filed,4
we imply that the trial court made all necessary findings to support its judgment.
Holt Atherton Indus., Inc. v. Heine, 835 S.W.2d 80, 83 (Tex. 1992). When a
reporter’s record is filed, as in this case, the implied findings are not conclusive,
and a party may challenge both the legal and factual sufficiency of the evidence
supporting those findings. BMC Software Belg., N.V. v. Marchand, 83 S.W.3d
789, 795 (Tex. 2002). When legal- and factual-sufficiency issues are raised, the
applicable standards of review are the same as those applied to review jury
findings. Roberson v. Robinson, 768 S.W.2d 280, 281 (Tex. 1989). The judgment
must be affirmed if it can be upheld on any legal theory supported by the evidence.
Worford v. Stamper, 801 S.W.2d 108, 109 (Tex. 1990).
We will sustain a legal-sufficiency or “no-evidence” challenge if the record
shows one of the following: (1) a complete absence of evidence of a vital fact, (2)
rules of law or evidence bar the court from giving weight to the only evidence
offered to prove a vital fact, (3) the evidence offered to prove a vital fact is no
more than a scintilla, or (4) the evidence establishes conclusively the opposite of
the vital fact. City of Keller v. Wilson, 168 S.W.3d 802, 810 (Tex. 2005). In
4
The record does not show that the Garcias filed the requisite notice of past due
findings of fact and conclusions of law. See TEX. R. CIV. P. 297; Alpert v. Crain,
Caton & James, P.C., 178 S.W.3d 398, 410 (Tex. App.—Houston [1st Dist.]
2005, pet. denied).
4
conducting a legal-sufficiency review, a “court must consider evidence in the light
most favorable to the verdict, and indulge every reasonable inference that would
support it.” Id. at 822. The term “inference” means,
[i]n the law of evidence, a truth or proposition drawn from another
which is supposed or admitted to be true. A process of reasoning by
which a fact or proposition sought to be established is deduced as a
logical consequence from other facts, or a state of facts, already
proved . . . .
Marshall Field Stores, Inc. v. Gardiner, 859 S.W.2d 391, 400 (Tex. App.—
Houston [1st Dist.] 1993, writ dism’d w.o.j.) (quoting BLACK’S LAW DICTIONARY
700 (5th ed. 1979)). For a factfinder to infer a fact, “it must be able to deduce that
fact as a logical consequence from other proven facts.” Id.
If there is more than a scintilla of evidence to support the challenged finding,
we must uphold it. Formosa Plastics Corp. USA v. Presidio Eng’rs &
Contractors, Inc., 960 S.W.2d 41, 48 (Tex. 1998). “[W]hen the evidence offered
to prove a vital fact is so weak as to do no more than create a mere surmise or
suspicion of its existence, the evidence is no more than a scintilla and, in legal
effect, is no evidence.” Ford Motor Co. v. Ridgway, 135 S.W.3d 598, 601 (Tex.
2004). However, if the evidence at trial would enable reasonable and fair-minded
people to differ in their conclusions, then factfinders must be allowed to do so.
City of Keller, 168 S.W.3d at 822; see also King Ranch, Inc. v. Chapman, 118
S.W.3d 742, 751 (Tex. 2003). “A reviewing court cannot substitute its judgment
5
for that of the trier-of-fact, so long as the evidence falls within this zone of
reasonable disagreement.” City of Keller, 168 S.W.3d at 822.
In conducting a factual-sufficiency review, we must consider, weigh, and
examine all of the evidence that supports or contradicts the factfinder’s
determination. See Dow Chem. Co. v. Francis, 46 S.W.3d 237, 242 (Tex. 2001);
Plas–Tex, Inc. v. U.S. Steel Corp., 772 S.W.2d 442, 445 (Tex. 1989). In a bench
trial, the trial court is the sole judge of the witnesses’ credibility, and it may choose
to believe one witness over another; a reviewing court may not impose its own
opinion to the contrary. See Golden Eagle Archery, Inc. v. Jackson, 116 S.W.3d
757, 761 (Tex. 2003); Howeth Invs., Inc. v. City of Hedwig Vill., 259 S.W.3d 877,
894 (Tex. App.—Houston [1st Dist.] 2008, pet. denied). We may set aside the
verdict only if the evidence is so weak or the finding is so against the great weight
and preponderance of the evidence that it is clearly wrong or manifestly unjust.
Pool v. Ford Motor Co., 715 S.W.2d 629, 635 (Tex. 1986).
Forcible Detainer
In their first issue, the Garcias argue that the evidence is legally and
factually insufficient to support the trial court’s finding that they committed a
forcible detainer because they had a superior right to possess the real property and
Perrett failed to make a timely written demand for possession of the property prior
to filing suit.
6
A person who “purchases occupied property at a sale foreclosing a property
owners’ association’s assessment lien must commence and prosecute a forcible . . .
detainer action . . . to recover possession of the property.” TEX. PROP. CODE ANN.
§.209.011(a) (Vernon Supp. 2013). A forcible-detainer action is intended to be a
speedy, simple, and inexpensive method to obtain immediate possession of
property. Marshall v. Hous. Auth. of San Antonio, 198 S.W.3d 782, 787 (Tex.
2006). It is “cumulative” of any other legal remedy that a party may have. Hong
Kong Dev., Inc. v. Nguyen, 229 S.W.3d 415, 437 (Tex. App.—Houston [1st Dist.]
2007, no pet.). The only issue to be determined in a forcible-detainer action is
which party is entitled to immediate possession of the real property at issue, and
the merits of whether a party has title shall not be adjudicated. See TEX. R. CIV. P.
510.3(e); Marshall, 198 S.W.3d at 787.
To prevail in his forcible-detainer action, Perrett had to show that (1) he was
the owner of the property at issue, (2) the Garcias were occupants of the property
at the time of foreclosure, (3) the foreclosure was of a lien superior to the Garcias’
right to possession, (4) Perrett made a sufficient written demand for possession,
and (5) the Garcias refused to vacate. See TEX. PROP. CODE ANN. § 24.002
(Vernon 2000); Murphy v. Countrywide Home Loans, Inc., 199 S.W.3d 441, 445
(Tex. App.—Houston [1st Dist.] 2006, pet. denied).
7
Regarding his ownership of the real property, Perrett, as the purchaser, was
not required to prove title, but only to show sufficient evidence of ownership to
demonstrate a superior right to immediate possession. See Murphy, 199 S.W.3d at
446. Perrett testified that he purchased the real property at auction, and the county
court admitted into evidence a certified copy of his “Deed Under Execution,”
which shows that he purchased the property at a public sale conducted by the
Harris County Precinct 3 Constable by virtue of a writ issued pursuant to the
judgment and decree of sale entered against Ruben Garcia in Sonoma Ranch
Homeowner’s Association, Inc. v. Ruben Garcia, No. 2011-05162, in the 270th
District Court of Harris County. Perrett further testified, and it is undisputed, that
the Garcias occupied the property at the time of foreclosure, and they refused to
vacate. See Murphy, 199 S.W.3d at 445. “Generally, an occupant of the property
holding over after execution of a deed is considered a permissive tenant whose
right to possession is inferior to that of the party holding title.” Id. (citing Tex–Wis
Co. v. Johnson, 534 S.W.2d 895, 899 (Tex. 1976)).
Because it is undisputed that Perrett provided the trial court with a
foreclosure sale deed, which, on its face, purports to transfer the property to him,
and the foreclosure was of a lien superior to the Garcias’ right to possession, the
evidence demonstrates Perrett’s superior right to immediate possession. See id. at
445–47 (holding deed obtained at foreclosure sale established ownership in
8
forcible-detainer action); see also Wells Fargo Bank, N.A. v. Ezell, 410 S.W.3d
919, 922 (Tex. App.—El Paso 2013, no pet.) (same); Villalon v. Bank One, 176
S.W.3d 66, 71 (Tex. App.—Houston [1st Dist.] 2004, pet. denied) (holding
purchaser established ownership of property by virtue of deed following
foreclosure sale); Goggins v. Leo, 849 S.W.2d 373, 377 (Tex. App.—Houston
[14th Dist.] 1993, no writ) (holding uncontroverted testimony and execution sale
deed constituted evidence of superior right to possession).
The Garcias argue that “at the time Perrett filed this forcible detainer action
. . . , he did not have a superior right to possession of the property because [Ruben
Garcia] had already begun to exercise [his] right to redeem the property.”
A residential-property owner or lienholder of record “may redeem” property
sold at a sale foreclosing on a property association’s assessment lien “not later than
the 180th day after the date the association mails written notice of the sale to the
owner and the lienholder.” TEX. PROP. CODE ANN. §.209.011(b) (Vernon Supp.
2013). To redeem property purchased at a foreclosure sale by a person other than
the property owners’ association, the owner or lienholder must pay the association
all amounts due at the time of the foreclosure sale, “less the foreclosure sales price
received by the association from the purchaser”; reimburse the purchaser the price
he paid at the foreclosure sale; and pay any new assessments, fees, and costs. Id.
§ 209.011(e). “If a lot owner or lienholder redeems the property under this section,
9
the purchaser of the property at foreclosure shall immediately execute and deliver
to the redeeming party a deed transferring the property to the lot owner.” Id.
§ 209.011(f). “If a purchaser fails to comply with this section, the lot owner or
lienholder may file an action against the purchaser and may recover reasonable
attorney’s fees from the purchaser if the lot owner or the lienholder is the
prevailing party in the action.” Id. “If a lot owner makes partial payment of
amounts due the association at any time before the redemption period expires but
fails to pay all amounts necessary to redeem the property before the redemption
period expires, the association shall refund any partial payments to the lot owner
. . . .” Id. §.209.011(l).
Here, the Garcias assert that they had taken the “first step toward redemption
by paying the amounts due to [the Association] and obtaining a release of lien.”
The clerk’s record contains the Association’s lien release, which is dated August
21, 2012 and shows that it was recorded in the county’s real property records on
September 4, 2012. However, the lien release does not reflect what sums were
paid or by whom. 5
Even if we were to conclude that the Association’s lien release constitutes
evidence that the Garcias paid the Association in accordance with the statute, the
5
We cannot discern whether the Association released its lien because Perrett
satisfied the delinquent assessments through his purchase at the foreclosure sale;
the Garcias paid their delinquent assessments, resulting in the Association having
been paid twice; or the Garcias paid a deficiency that remained after the sale.
10
Garcias do not assert, and there is nothing in the record that shows, that they paid
Perrett. See id. § 209.011(e). Rather, they make only a bare assertion for the first
time on appeal that they attempted to pay Perrett. Thus, the Garcias have not
demonstrated that the trial court erred in finding that Perrett demonstrated a
superior right to possession of the real property.
Moreover, any defects in the foreclosure process or with title to the property
following foreclosure may not be considered in a forcible-detainer action, but must
be pursued in a separate suit in the district court for wrongful foreclosure or to set
aside the deed. See TEX. R. CIV. P. 510.3(e); Marshall, 198 S.W.3d at 787;
Salaymeh v. Plaza Centro, LLC, 264 S.W.3d 431, 435–36 (Tex. App.—Houston
[14th Dist.] 2008, no pet.); Villalon, 176 S.W.3d at 70–71 (holding because
forcible-detainer action not exclusive, but cumulative, “the displaced party is
entitled to bring a separate suit in the district court to determine the question of
title”); see also Rice v. Pinney, 51 S.W.3d 705, 708–09 (Tex. App.—Dallas 2001,
no pet.) (holding county courts are without jurisdiction to adjudicate title in de
novo trial of forcible-detainer action from justice court). “Judgment of possession
in a forcible detainer action is not intended to be a final determination of whether
the eviction is wrongful; rather, it is a determination of the right to immediate
possession.” Marshall, 198 S.W.3d at 787. Title issues must be brought in a
separate suit in district court, even if such action “involves adjudication of matters
11
that could result in a different determination of possession from the decision
rendered in the forcible detainer suit.” Salaymeh, 264 S.W.3d at 436.
The Garcias further assert that Perrett failed to make a written demand for
possession and he “produced no evidence” of any notice to vacate. A written
demand for possession must be made by a person entitled to possession of the
property and it must comply with the requirements for “notice to vacate” in Texas
Property Code section 24.005. TEX. PROP. CODE ANN. §.24.002(b) (Vernon 2000),
§.24.005 (Vernon Supp. 2013). Section 24.005 required Perrett, before filing a
forcible-detainer action, to give the Garcias “at least three days’ written notice to
vacate.” Id. §.24.005(b). “The notice to vacate shall be given in person or by mail
at the premises in question.” Id. §.24.005(f). Notice by mail “may be by regular
mail” or by certified mail, return receipt requested. Id.
In his sworn petition filed in the justice court on October 5, 2012, Perrett
asserted that he made “demand for possession” and gave the Garcias “[w]ritten
notice to vacate” by “delivery in person” on September 6, 2012. The record
contains Perrett’s “Vacate Notice Request,” sent on September 6, 2012 to the
Harris County Constable by facsimile, asking that thirty days’ notice to vacate be
issued to “all occupants” at 1802 Dominic Lane. And it shows that it was received
by “HCCO Precinct 3” on September 6, 2012. The actual notice to vacate and
return receipt, if any, are not in the appellate record. See id. (allowing notice “by
12
regular mail”). However, the trial court indicated on the record that its file
contained a “30-day notice . . . sent by the constable on 9/6/12.” A trial court may
take judicial notice of the contents of its file. See TEX. R. EVID. 201 (providing
trial court may take judicial notice of matters generally known or easily proven and
cannot reasonably be disputed); Hunt Const. Grp., Inc. v. Konecny, 290 S.W.3d
238, 244 (Tex. App.—Houston [1st Dist.] 2008, pet. denied); see also In re
M.C.H., No. 01-02-00686-CV, 2003 WL 21470347, at *2 (Tex. App.—Houston
[1st Dist.] June 26, 2003, no pet.) (mem. op.) (holding reporter’s record showing
trial court took judicial notice of constable’s return constituted sufficient evidence
notice was given). The Garcias did not object to the trial court’s action, and they
do not assert that they did not receive notice.
Viewing the evidence in the light most favorable to the trial court’s
judgment and indulging every reasonable inference that would support it, we
conclude that there is evidence to support the trial court’s implied findings that
Perrett demonstrated a superior right to immediate possession of the property,
Perrett made written demand for possession, and the Garcias refused to vacate. We
further conclude, after viewing all of the evidence neutrally, that the evidence
supporting these findings is not so weak as to render the trial court’s judgment
clearly wrong or manifestly unjust. Accordingly, we hold that the evidence is
13
legally and factually sufficient to support the trial court’s judgment that the Garcias
committed a forcible detainer.
We overrule the Garcias’ first issue.
Underlying Judgment
In their second issue, the Garcias argue that the “sale of the property should
be set aside” because the Association did not provide proper notice “prior to
proceeding with their action to obtain the underlying judgment.” As noted above,
any defects in the underlying foreclosure process may not be considered in a
forcible-detainer action. See TEX. R. CIV. P. 510.3(e); Marshall, 198 S.W.3d at
787; Salaymeh, LLC, 264 S.W.3d at 435–36; Villalon, 176 S.W.3d at 70–71.
We overrule the Garcias’ second issue.
Conclusion
We affirm the judgment of the trial court.
Terry Jennings
Justice
Panel consists of Justices Jennings, Higley, and Sharp.
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