DocketNumber: No. 6245.
Citation Numbers: 214 S.W. 492
Judges: MOURSUND, J.
Filed Date: 6/11/1919
Status: Precedential
Modified Date: 1/13/2023
S. S. Markham and wife, Lena, sued F. E. Linville, alleging that the latter had unlawfully entered a residence rented by them from him, and removed therefrom personal property of the value of $419.30 and converted the same to his own use. They also sought to recover exemplary damages in the sum of $10,000.
William Alsbury also sued Linville, alleging that the latter had unlawfully entered his room in such residence which he had rented from S. S. Markham and wife, and converted to his own use certain wearing apparel.
The causes were consolidated by agreement, and, Mrs. Markham having in the meantime become the wife of Alsbury, the three filed an amended petition, making substantially the same allegations as in the separate petitions.
The answer on which defendant went to trial consisted of a general demurrer, a general denial, and plea of tender and abandonment.
Judgment was rendered for defendant.
The trial court's findings of fact and conclusions of law are as follows:
There is a decided conflict in the evidence on most of the issues, but the findings of fact are not directly challenged, except that in the sixth assignment it is contended that the court erred "in his conclusions of fact and law in holding said premises had been abandoned by plaintiffs," as there was no evidence to support such a conclusion. The case is a peculiar one. The court finds that S. S. Markham rented the premises. The facts stated in the following sentences of the *Page 494 findings of fact show that the premises were rented to Alsbury, who assumed the name of W. J. Markham and claimed that the wife of S. S. Markham was his wife. This would not show that S. S. Markham and his wife ever had any contract with the Linvilles, but that they held the premises as sublessees or assignees under Alsbury. The suit is predicated upon the theory that they rented from the Linvilles, and therefore the Linvilles owed them certain duties, and that Alsbury rented from the Markhams.
The house was rented by the month, and the month for which rent had been paid expired April 5, 1918. S. S. Markham had joined the army during the latter part of March. Alsbury and Mrs. Markham testified they did not intend to abandon the house. Before she left it, according to the testimony of Linville, Mrs. Linville had informed Mrs. Markham, believing her to be the wife of the man who rented the house, that she wanted the house; in other words, that she did not intend to rent it to them any longer. Alsbury testified he heard this conversation, and presumably Linville did, or else objection would have been made to his testimony. The conflict is sharp; but, as the court found against plaintiffs, the testimony which directly supports or tends to support his findings must be accepted as true. It may therefore be inferred that both Alsbury and Mrs. Markham knew that the Linvilles wanted possession and not rent. All trunks and suit cases had been removed from the house when the Linvilles entered the same. Alsbury said he had some suit cases in the house which had his initials on them, "J. A. W. or W. M. A."; but he forgot to sue for their value. In view of the fact that suit cases would not be apt to be overlooked in making a list of the articles, the court doubtless did not believe they had been left in the house. Mrs. Markham said Alsbury had a trunk and did not take it away at the time she took her trunk away. Alsbury denied that he owned a trunk. The court was authorized to find that he did have a trunk, and that he must have taken it away, as it was not there when the Linvilles entered the house. Linville said something concerning a disagreement between Alsbury and Mrs. Markham. When the conversation over the telephone occurred, Mrs. Markham was at a place on East Commerce street, and was sick. In that conversation Mrs. Linville asked her why the telephone in the rented premises had been disconnected, to which Mrs. Markham made no reply. Mrs. Linville asked her why she had left the house, and she said the neighbors bothered her and she wanted to be near a doctor. The court was also authorized to find that Mrs. Linville gave her to understand that rumors had come to her knowledge which made it undesirable for the tenancy to continue. Mrs. Linville called up again at the East Commerce street place, and was informed by a woman that Mrs. Markham had gone to Dallas, and that Mrs. Linville would not lose anything by those people; that she did not know where Bill was (meaning Alsbury); that he "has been acting up lately, but I will find him." The Linvilles tried to find Alsbury, under the name of Markham, but did not succeed. Alsbury testified that the telephone conversation occurred on April 6th. Mrs. Markham said she went to Dallas on the 6th or 7th. The Linvilles drove by the place on the 5th and there was no one at home; then they used the telephone and finally located Mrs. Markham on East Commerce street, and had the telephone conversation with her. Linville testified they did not move the things out of the house the day they first entered it and concluded it had been abandoned; that they came back the next day, or the day following, and packed up the things. He testified this was on the 9th, but perhaps it was on the 8th. Alsbury testified that on the night of April 8th, after he had had a little trouble at the club and got his shirt bloody, he went to the house, and found it nailed up, but pushed in and discovered that the things left there had been removed. Thereupon he made the visit to Linville's residence described in the findings of fact.
If Alsbury and Mrs. Markham have told the truth concerning what they left in the house, and Linville and his wife and Mrs. Mozier have testified truthfully concerning what they found, the house was entered by other parties and many things stolen, for there is a wide discrepancy in the testimony on this point.
There can be no doubt that the Linvilles were fully warranted in believing that the premises had been abandoned. They received word from Mrs. Mozier, who resided near the place, that the tenants had gone, and then investigated. Linville had a key to the house. Mrs. Markham knew this, as it had been used before, when Linville had certain repairs made. It is true that Mrs. Markham and Alsbury testified that they did not intend to abandon the premises, but, as they were interested parties, the court was authorized to discard their testimony on this point. Jones v. Jones, 146 S.W. 265. Besides, there were inconsistencies in their testimony, and other facts in evidence which justified a disbelief of their testimony. The only circumstance tending to show that there had been no abandonment was that certain things had been left in the house. The court's finding concerning what had been left there is not challenged. In view of all the testimony, we conclude that the court was warranted in finding that the premises had been abandoned and that the parties did not expect to reside longer therein, or hold the same as tenants, even though they may *Page 495 not have intended to abandon all of the things they left there; and that the claim that they had not abandoned the same was an afterthought to bolster up a suit for damages.
There having been such an abandonment, the Linvilles were authorized to take possession, and it became their duty to safely care for such property as they found there. If the taking possession of the premises was not wrongful, it seems clear that what was done with respect to the things found on the premises, as found by the court, did not constitute conversion. Tiffany on Landlord Tenant, § 255, pp. 1672, 1673. The Linvilles were unable to locate the owners; by taking possession of the premises they made themselves responsible for the property left there; they did not intend to appropriate same, and only held it for the owners, being willing to deliver possession at the place where they safely kept such property or any place demanded by the owners. They told Mrs. Mozier that if any of the parties came back to tell them the things were at Linvilles' for them.
Of course, there was no proof of actual damages such as are recoverable for eviction, but the question whether there was an eviction is important, as we view it, on the issue whether there was a conversion of the property removed from the premises.
There was no direct finding on the issue whether the Linvilles declined to rent for another month and demanded possession. We have found such to be the fact because it is an important circumstance tending to support the finding that the removal of the trunks was intended as an abandonment. There is authority to the effect that possession, obtained as was that in this case, after expiration of the term, is not wrongful. Randall v. Rosenthal, 31 S.W. 822; Wilson v. Moore,
We base our judgment of affirmance, however, on the findings directly made by the court, being of the opinion that the finding of abandonment is supported by the evidence, and that therefore the conclusions of law are correct.
All assignments of error are overruled, and the judgment is affirmed.
In weighing the testimony it must be borne in mind that the trial court's findings are not to be measured by taking as true the testimony of plaintiffs and excerpts from defendant's testimony which, when not considered in connection with their other testimony, tend to support plaintiffs' theory. There are facts in evidence which discredit plaintiffs as well as inconsistencies and improbable statements in their testimony. The court had a right to discard their testimony. We must take the testimony which supports his conclusions, and when this is done we believe they cannot be held to be unsupported by evidence.
The motion for rehearing is overruled.
Jones v. Jones , 146 S.W. 265 ( 1912 )
Campos v. Investment Management Properties, Inc. , 917 S.W.2d 351 ( 1996 )
Johnson v. Lane , 524 S.W.2d 361 ( 1975 )
Rd. Comm. of Texas v. San Antonio Compress , 264 S.W. 214 ( 1924 )
Texas Cotton Growers Ass'n v. McGuffey , 131 S.W.2d 771 ( 1939 )