Judge: James C. Chalfant, Case: 21STCV43634, Date: 2022-07-28 Tentative Ruling
Case Number: 21STCV43634 Hearing Date: July 28, 2022 Dept: 85
SLC1, LLC v. Case Farms
Collective et al., 21STCV43634
Tentative decision on application
for writ of possession: denied
Plaintiff
SLC1, LLC (“SLC1”) seeks a writ of possession against Defendants Case Farms
Collective (“Case Farms”), Waleed Mona (“Mona”), and Anthony Thomas (“Thomas”) to
recover (1) a TVO-5 Double Up Package, (2) an HBX Industrial A1c 5 Package, (3)
a Commercial Distillation Unit, and (4) a G27-220 (collectively “Equipment”).
The
court has read and considered the moving papers (no opposition was filed) and
renders the following tentative decision.
A. Statement of the Case
1.
Complaint
Plaintiff SLC1 filed the Complaint on November 19, 2021,
alleging causes of action for (1) breach of written agreement, (2) claim and
delivery, and (3) breach of continuing guarantee. The Complaint alleges as follows.
On
February 7, 2019, Case Farms through its manager Defendant Mona, entered into
an Equipment Finance Agreement for Existing Equipment (“Agreement”), for purchase of the Equipment. Pursuant to the Agreement, Case Farms
granted SLC1 a security interest in the Equipment as evidenced by a UCC
Financing Statement. SLC1 also retained
the right to repossession of the Equipment and to demand the entire remaining
balance owed upon default.
In
order to induce SLC1 to enter into the Agreement, on February 19, 2019, Defendants
Mona, Thomas, and Mass2Media LLC (“Mass2Media”) (collectively “Guarantors”)
each executed a Personal Guaranty for the Agreement.
On
August 3, 2020, the parties entered into a Forbearance Agreement and Addendum
to Master Equipment Lease Agreement.
On
October 7, 2020, SLC1 served Case Farms, care of Mona, with a Notice of Default
demanding payment of the remaining balance owed under the Agreement and the
return of all Equipment.
On October 26, 2020. the parties entered into a second
Forbearance Agreement and Addendum to Master Equipment, requiring Case Farms to
pay $13,500 on October 26, 2020, $5,495 the following day, $50,000 on November
15, 2020, $18,995 per month starting from November 15, 2020, and two final
payments of $21,088.87 each on June 15 and July 15, 2022.
Case
Farms defaulted under the second Forbearance Agreement and now owes $312,708.33
and $443,109.28 if it does not surrender the Equipment. This debt also applies to the Guarantors.
SLC1 believes the Equipment is located at 724 W. Cowles St.,
Long Beach, CA 90813. SLC1 seeks possession of the Equipment, monetary damages
from breach of the Agreement and Guarantys,
and attorney’s fees and costs.
2.
Course of Proceedings
On
December 10, 2021, SLC1 served Defendant Case Farms with the Complaint and
Summons.
On
December 13, 2021, SLC1 served Defendant Mass2Media by substitute service with
the Complaint and Summons. Service was
effective on December 23, 2021.
On
December 15, 2021, SLC1 served Defendant Mona by substitute service with the
Complaint and Summons. Service was
effective on December 25, 2021.
On
February 14, 2022, Defendants Case Farms, Mona, and Thomas filed an Answer.
On
February 17, 2022, Defendant Extraction NewCo, LLC (“NewCo”), erroneously sued
as Mass2Media, filed an Answer and a Cross-Complaint. On February 24, 2022, NewCo served SLC1 with
the Cross-Complaint by mail.
On
March 14, 2022, SLC1 moved to strike Case Farms, Mona, and Thomas’s unverified Answer
and to enter their default. The court
granted the motion to strike on July 13, 2022 and gave Defendants ten days’
leave to file a verified Answer.
On
June 29, 2022, the court entered default against Defendant NewCo.
On
July 1, 2022, SLC1 served Defendants Case Farms, Mona, and Thomas with the
instant application for writ of possession.
On July 25, 2022, Defendants Case Farms, Mona, and Thomas
filed a verified Answer.
A motion to be relieved as counsel for Defendants Case
Farms, Mona, and Thomas is set for hearing in the I/C court on August 16, 2022.
B.
Applicable Law
A
writ of possession is issued as a provisional remedy in a cause of action for
claim and delivery, also known as replevin.
See Pillsbury, Madison
& Sutro v. Schectman, (1997) 55 Cal.App.4th 1279, 1288. As a provisional remedy, the right to
possession is only temporary, and title and the right to possess are determined
in the final judgment.
A
writ of possession is available in any pending action. It also is available where an action has been
stayed pending arbitration, so long as the arbitration award may be ineffectual
without provisional relief. See CCP §1281.7.
1. Procedure
Upon
the filing of the complaint or at any time thereafter, a plaintiff may apply for
an order for a writ of possession.
Unlike attachment, where Judicial Council forms are optional, the
parties must use the mandatory approved Judicial Council forms in a claim and
delivery proceeding. (Judicial Council
Forms CD-100 et seq.).
A
plaintiff must make a written application for a writ of possession. CCP §512.010(a), (b); (Mandatory Form
CD-100); CCP §512.010(a). A verified
complaint alone is insufficient. 6
Witkin, California Procedure, (5th ed. 2008) §255, p.203. As a proceeding “on application before trial
for an order,” a writ of possession qualifies as a Law and Motion. Cal. Rules of Court, Rule 3.1103(a). As such, it must also be accompanied by a
memorandum in support of the motion. Cal. Rules of Court, Rule 3.1112(a)(3),
3.1113(a). The application may also be
supported by declarations and/or a verified complaint. CCP §516.030.
The declarations or complaint must set forth admissible evidence except
where expressly permitted to be shown on information and belief. Id.
The
application must be executed under oath and include: (1) A showing of the basis
of the plaintiff's claim and that the plaintiff is entitled to possession of
the property claimed. If the plaintiff's
claim is based on a written instrument, a copy of it must be attached; (2) A
showing that the property is wrongfully detained by the defendant, how the
defendant came into possession of it, and, the reasons for the detention based
on the plaintiff’s best knowledge, information, and belief; (3) A specific
description of the property and statement of its value; (4) The location of the
property according to the plaintiff’s best knowledge, information, and
belief. If the property, or some part of
it, is within a private place which may have to be entered to take possession,
a showing of probable cause to believe that the property is located there; and
(5) A statement that the property has not been taken for (a) a tax, assessment,
or fine, pursuant to a statute, or (b) an execution against the plaintiff’s
property. Alternatively, a statement
that if the property was seized for one of these purposes, it is by statute
exempt from such seizure. CCP
§512.010(b).
2. The Hearing
Before
noticing a hearing, the plaintiff must serve the defendant with all of the
following: (1) A copy of the summons and complaint; (2) A Notice of Application
and Hearing; and (3) A copy of the application and any supporting
declaration. CCP §512.030(a). If the defendant has not appeared in the
action, service must be made in the same manner as service of summons and
complaint. CCP §512.030(b).
Each
party shall file with the court and serve upon the other party any declarations
and points and authorities intended to be relied upon at the hearing. CCP §512.050.
At the hearing, the court decides the merits of the application based on
the pleadings and declarations. Id. Upon a showing of good cause, the court may
receive and consider additional evidence and authority presented at the
hearing, or may continue the hearing for the production of such additional
evidence, oral or documentary, or the filing of other affidavits or points and
authorities. Id.
The court may order issuance of a writ of
possession if both of the following are found: (1) The plaintiff has
established the probable validity of the plaintiff’s claim to possession of the
property; and (2) The undertaking requirements of CCP section 515.010 are
satisfied. CCP §512.060(a). “A claim has ‘probable validity’ where it is
more likely than not that the plaintiff will obtain a judgment against the
defendant on that claim.” CCP
§511.090. This requires that the
plaintiff establish a prima facie case; the writ shall not issue if the
defendant shows a reasonable probability of a successful defense to the claim
and delivery cause of action. Witkin,
California Procedure, (5th ed. 2008) §261, p.208. A defendant’s claim of defect in the property
is not a defense to the plaintiff’s right to possess it. RCA Service Co. v. Superior Court,
(1982) 137 Cal.App.3d 1, 3.
No
writ directing the levying officer to enter a private place to take possession
of any property may be issued unless the plaintiff has established that there
is probable cause to believe that the property is located there. CCP §512.060(b).
The
successful plaintiff may obtain a preliminary injunction containing the same
provisions as a TRO that remains in effect until the property is seized by the
levying officer.[1] CCP §513.010(c).
The
court may also issue a “turnover order” directing the defendant to transfer
possession of the property to the plaintiff (See Mandatory Form CD-120).
The order must notify the defendant that failure to comply may subject
him or her to contempt of court. CCP
§512.070. The turnover remedy is not
issued in lieu of a writ, but in conjunction with it to provide the plaintiff
with a less expensive means of obtaining possession. See
Edwards v Superior Court, (1991) 230 Cal.App.3d 173, 178.
3. The Plaintiff’s Undertaking
Generally,
the court cannot issue an order for a writ of possession until the plaintiff
has filed an undertaking with the court (Mandatory Form CD-140 for personal
sureties). CCP §515.010(a). The undertaking shall provide that the
sureties are bound to the defendant for the return of the property to the
defendant, if return of the property is ordered, and for the payment to the
defendant of any sum recovered against the plaintiff. Id.
The undertaking shall be in an amount not less than twice the value of
the defendant's interest in the property or in a greater amount. Id.
The value of the defendant's interest in the property is determined by
the market value of the property less the amount due and owing on any
conditional sales contract or security agreement and all liens and encumbrances
on the property, and any other factors necessary to determine the defendant’s
interest in the property. Id.
However,
where the defendant has no interest in the property, the court must waive the
requirement of the plaintiff’s undertaking and include in the order for
issuance of the writ the amount of the defendant’s undertaking sufficient to
satisfy the requirements of CCP section 515.020(b). CCP §515.010(b).
C. Analysis
Plaintiff
SLC1 seeks a writ of possession to recover the Equipment from Defendant Case
Farms because it defaulted on the Agreement.
Plaintiff makes four errors in its application.
First
and foremost, an application for a writ of possession is a law and motion
matter. CRC 3.1103(a)(2). All law and motion matters require a
memorandum of points and authorities detailing the basis for the motion. CRC 3.1113(a).
The absence of a memorandum may be construed as an admission that the
motion is not meritorious. CRC
3.1113(a).
Plaintiff
failed to file a supporting memorandum of points and authorities with the
application.
Second, Plaintiff provides no admissible evidence. The supporting declaration only claims that
the contents of the Compaint are true.
Selko Decl., ¶1. The declarant is
the principal of SLC1, and his declaration is essentially a verification of the
Complaint. SLC1 is a corporation and its
pleadings cannot be considered as an affidavit or declaration to establish the
facts therein alleged. CCP §446(a).
Third, Plaintiff lumps all three Defendants in a single
notice, application, and proposed order where each Defendant is entitled to a
separate documents.
Finally, although the Complaint’s attached Statement of
Account (Ex. 5)attached is an insufficient payment history to determine how
much Defendants owe and whether an undertaking would be required.
The application is denied.