Judge: Joel L. Lofton, Case: 23STCV18497, Date: 2023-12-05 Tentative Ruling

Case Number: 23STCV18497    Hearing Date: December 5, 2023    Dept: X

   Tentative Ruling

Judge Joel L. Lofton, Department X

HEARING DATE:     December 5, 2023                                           TRIAL DATE: No date set.

CASE:                         VENKEN LLC, a California limited liability company, v. MJ4 CAPITAL, LLC a Wyoming limited liability company; JASON ARROW, an individual; JAY E. DAVENPORT, an individual; and DOES 1 through 10, inclusive.

CASE NO.:                 23STCV18497

DEMURRER

MOVING PARTY:               Defendants MJ4 Capital, LLC and Jay Davenport (“Demurring Parties”)

RESPONDING PARTY:      Plaintiff Venken, LLC

SERVICE:                              Filed September 18, 2023

OPPOSITION:                       Filed November 20, 2023

REPLY:                                   Filed November 27, 2023

RELIEF REQUESTED

            Demurring Parties object to Plaintiff’s complaint.    

BACKGROUND

             This case arises out of Plaintiff Venken LLC’s (“Plaintiff”) claim that Defendants MJ4 Capital, LLC, Jason Arrow, and Jaye E. Davenport (“Defendants”) failed to pay rent for property located at 7772 Garvey Avenue, Rosemead, California 91770. Plaintiff filed this complaint on August 4, 2023, alleging two causes of action for (1) breach of lease and (2) breach of guaranty.

TENTATIVE RULING

Demurring Parties’ demurrer is OVERRULED.

LEGAL STANDARD

            Demurrer

A general demurrer may be taken to a complaint where “[t]he pleading does not state facts sufficient to constitute a cause of action.” (Code of Civ. Proc. § 430.10(e).) A demurrer for sufficiency tests whether the complaint states a cause of action.  (Hahn v. Mirda (2007) 147 Cal. App. 4th 740, 747.) In a demurrer proceeding, the defects must be apparent on the face of the pleading or by proper judicial notice.  (Code Civ. Proc. section 430.30(a).)  A demurrer tests the pleadings alone and not the evidence or other extrinsic matters.  (SKF Farms v. Superior Court (1984) 153 Cal. App. 3d 902, 905.)  The only issue involved in a demurrer hearing is whether the complaint, as it stands, unconnected with extraneous matters, states a cause of action.  (Hahn v. Mirda, supra, 147 Cal.App.4th 740, 747.)

DISCUSSION

            Demurring Parties object to Plaintiff’s complaint on the sole grounds that Plaintiff fails to allege that it obtained a certificate of occupancy.

The essential elements of a breach of contract are: (1) the contract, (2) plaintiff’s performance or excuse for nonperformance, (3) the defendant’s breach, and (4) the resulting damages to the plaintiff. (Green Valley Landowners Assn. v. City of Vallejo (2015) 241 Cal.App.4th. 425, 433.) Plaintiff alleges a contract in the form of a lease (Complaint ¶ 14), its performance (Id. ¶ 22), Defendants’ breach (Id. ¶ 23), and damages (Id. ¶ 27.) Plaintiff has alleged a claim for breach of contract.

Demurring Parties cite no authority for the heightened pleading requirements they assert is applicable here. Demurring Parties’ arguments are more akin to a fact-based argument seeking to demonstrate that Plaintiff cannot establish its claims based on factual circumstances. The court does not weigh in on the merits of Demurring Parties’ argument, because such an argument is not applicable at the pleading stage. “The hearing on demurrer may not be turned into a contested evidentiary hearing through the guise of having the court take judicial notice of documents whose truthfulness or proper interpretation are disputable.” (Fremont Indemnity Co. v. Fremont General Corp. (2007) 148 Cal.App.4th 97, 114.)

At the pleading stage, Plaintiff’s allegations are sufficient. Demurring Parties’ demurrer is overruled.

CONCLUSION

Demurring Parties’ demurrer is OVERRULED.

            Defendant is ordered to file an ANSWER within 5 days’ notice of this ruling.

            Moving Party to provide notice.

Dated:   December 5, 2023                                         ___________________________________

                                                                                    Joel L. Lofton

                                                                                    Judge of the Superior Court