Document ID: s3://data.kl3m.ai/documents/govinfo/USCOURTS/USCOURTS-caed-2_12-cv-02803/USCOURTS-caed-2_12-cv-02803-0/pdf.json

Parties Involved:
Marilyn Ijams
Defendant
Robert Ijams
Defendant
Strategic Partners, LP
Plaintiff

Document Text:

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IN THE UNITED STATES DISTRICT COURT

FOR THE EASTERN DISTRICT OF CALIFORNIA

STRATEGIC PARTNERS, LP,

Plaintiff, No. 2:12-cv-02803 LKK KJN PS

vs.

ROBERT IJAMS et al.,

Defendants. ORDER AND

 / FINDINGS AND RECOMMENDATIONS

On November 15, 2012, defendants Robert Ijams and Marilyn Ijams filed a notice

of removal in this court to effectuate the removal of a state court action pending in Placer County

Superior Court. (Dkt. No. 1.)1

 Having reviewed the notice of removal and accompanying

documentation, the undersigned concludes that this court lacks subject matter jurisdiction over

the action and recommends that this case be summarily remanded to the Placer County Superior

Court. 

A federal court has an independent duty to assess whether federal subject matter

jurisdiction exists, whether or not the parties raise the issue. See United Investors Life Ins. Co.

1

 This matter proceeds before the undersigned pursuant to E.D. Cal. L.R. 302(c)(21) and

28 U.S.C. § 636(b)(1). 

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v. Waddell & Reed Inc., 360 F.3d 960, 967 (9th Cir. 2004) (stating that “the district court had a

duty to establish subject matter jurisdiction over the removed action sua sponte, whether the

parties raised the issue or not”); accord Rains v. Criterion Sys., Inc., 80 F.3d 339, 342 (9th Cir.

1996). Because subject matter jurisdiction may not be waived by the parties, a district court

must remand a case if it lacks jurisdiction over the matter. Kelton Arms Condominium Owners

Ass’n, Inc. v. Homestead Ins. Co., 346 F.3d 1190, 1192 (9th Cir. 2003) (citing Sparta Surgical

Corp. v. Nat’l Ass’n of Sec. Dealers, Inc., 159 F.3d 1209, 1211 (9th Cir. 1998)); see also 28

U.S.C. § 1447(c) (“If at any time before final judgment it appears that the district court lacks

subject matter jurisdiction, the case shall be remanded”).

In relevant part, the federal removal statute provides:

(a) Except as otherwise expressly provided by Act of Congress,

any civil action brought in a State court of which the district courts

of the United States have original jurisdiction, may be removed by

the defendant or the defendants, to the district court of the United

States for the district and division embracing the place where such

action is pending.

28 U.S.C. § 1441(a). “The defendant bears the burden of establishing that removal is proper.” 

Provincial Gov’t of Marinduque v. Placer Dome, Inc., 582 F.3d 1083, 1087 (9th Cir. 2009). 

“The removal statute is strictly construed against removal jurisdiction,” id., and removal

jurisdiction “must be rejected if there is any doubt as to the right of removal in the first instance”

Geographic Expeditions, Inc. v. Estate of Lhotka, 599 F.3d 1102, 1107 (9th Cir. 2010) (citation

and quotation marks omitted). 

A federal district court generally has original jurisdiction over a civil action

when: (1) a federal question is presented in an action “arising under the Constitution, laws, or

treaties of the United States” or (2) there is complete diversity of citizenship and the amount in

controversy exceeds $75,000. See 28 U.S.C. §§ 1331, 1332(a). 

In regards to federal question jurisdiction, federal courts have “jurisdiction to

hear, originally or by removal from a state court, only those cases in which a well-pleaded

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complaint establishes either that federal law creates the cause of action, or that the plaintiff’s

right to relief necessarily depends on resolution of a substantial question of federal law.” 

Franchise Tax Bd. v. Constr. Laborers Vacation Trust, 463 U.S. 1, 27-28 (1983); see also

Republican Party of Guam v. Gutierrez, 277 F.3d 1086, 1088-89 (9th Cir. 2002). “[T]he

presence or absence of federal-question jurisdiction is governed by the ‘well-pleaded complaint

rule,’ which provides that federal jurisdiction exists only when a federal question is presented on

the face of the plaintiff’s properly pleaded complaint.” Placer Dome, Inc., 582 F.3d at 1091

(citation and quotation marks omitted). “In determining the existence of removal jurisdiction,

based upon a federal question, the court must look to the complaint as of the time the removal

petition was filed.” Abada v. Charles Schwab & Co., 300 F.3d 1112, 1117 (9th Cir. 2002)

(citation and quotation marks omitted). Mere reference to federal law is insufficient to permit

removal. See Smith v. Indus. Valley Title Ins. Co., 957 F.2d 90, 93 (3d Cir. 1992) (“[T]he mere

presence of a federal issue in a state cause of action does not automatically confer federal

question jurisdiction”). Also, defenses and counterclaims cannot provide a sufficient basis to

remove an action to federal court. See Vaden v. Discover Bank, 556 U.S. 49, 60 (2009); Berg v.

Leason, 32 F.3d 422, 426 (9th Cir. 1994); Takeda v. Northwestern Nat’l Life Ins. Co., 765 F.2d

815, 821-22 (9th Cir. 1985). 

Here, removal cannot be based on federal question jurisdiction. The state court

pleadings and papers attached to the removal notice establish that the state court action is

nothing more than a simple unlawful detainer action and is titled as such. (See Dkt. No. 1 at 5-

10. ) According to the state court complaint, plaintiff acquired the subject real property in

Rocklin, California, after a foreclosure sale and is seeking to evict defendants from the property. 

(Dkt. No. 1 at 8-9.) This court has no jurisdiction over unlawful detainer actions, which are

brought pursuant to state law and fall strictly within the province of the state court. 

Defendants contend that federal question jurisdiction exists because defendants’

state court demurrer, which was apparently not sustained, depended on the determination of

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defendants’ rights and plaintiff’s duties under federal law, in particular the Protecting Tenants at

Foreclosure Act (“PTFA”). See Pub. L. No. 111-22, § 702, 123 Stat. 1632 (2009). (Dkt. No. 1

at 2-3.) The PTFA “provides certain protections to tenants who reside in properties subject to

foreclosure,” including the requirement that a 90-day notice to vacate be given to bona fide

tenants. SD Coastline LP v. Buck, 2010 WL 4809661, at **1-2 (S.D. Cal. Nov. 19, 2010)

(unpublished). A state court demurrer is essentially the equivalent of a motion to dismiss in

federal court. However, plaintiff’s complaint itself is strictly an action based on the California

unlawful detainer statutes. Thus, defendants’ reference to the PTFA is best characterized as a

potential defense or counterclaim, neither of which is considered in evaluating whether a federal

question appears on the face of a plaintiff’s complaint.

Any defenses based on federal law must generally be raised in the state court

action and do not provide a basis for removal. “A case may not be removed to federal court on

the basis of a federal defense,...even if the defense is anticipated in the plaintiff’s complaint, and

even if both parties admit that the defense is the only question truly at issue in the case.” ARCO

Envtl. Remediation, LLC v. Dep’t. of Health & Envtl. Quality of the State of Montana, 213 F.3d

1108, 1113 (9th Cir. 2000) (citation and quotation marks omitted); see also Valles v. Ivy Hill

Corp., 410 F.3d 1071, 1075 (9th Cir. 2005) (“A federal law defense to a state-law claim does not

confer jurisdiction on a federal court, even if the defense is that of federal preemption and is

anticipated in the plaintiff’s complaint.”) 

Indeed, federal courts have consistently rejected attempts to premise federal

subject matter jurisdiction on the 90-day notice provision of the PTFA. See, e.g., Parkland Sec.,

Inc. v. Carey, 2012 WL 159621, at *2 (E.D. Cal. Jan. 18, 2012) (unpublished), adopted by 2012

WL 458433 (E.D. Cal. Feb. 10, 2012) (unpublished); Wescom Credit Union v. Dudley, 2010

WL 4916578, at **2-3 (C.D. Cal. Nov. 22, 2010) (unpublished); SD Coastline LP, 2010 WL

4809661, at **2-3; Aurora Loan Servs, LLC v. Martinez, 2010 WL 1266887, at *1 (N.D. Cal.

Mar. 29, 2010) (unpublished). Such rejection is based on the fact that an argument relying on

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the PTFA’s notice provision is an attempt to premise the court’s subject matter jurisdiction on a

defense or counterclaim.2 

Furthermore, this action cannot be removed on grounds of diversity jurisdiction. 

First, the amount in controversy does not exceed $75,000, because plaintiff’s complaint

specifically seeks $25,000 or less. (Dkt. No. 1 at 7.) Second, defendants are citizens of

California, and therefore cannot remove the action from a California state court on the basis of

diversity jurisdiction. See 28 U.S.C. § 1441(b) (“Any civil action of which the district courts

have original jurisdiction founded on a claim or right arising under the Constitution, treaties or

laws of the United States shall be removable without regard to the citizenship or residence of the

parties. Any other such action shall be removable only if none of the parties in interest properly

joined and served as defendants is a citizen of the State in which such action is brought”)

(emphasis added). 

Based on the aforementioned analysis, the court finds that remand is appropriate,

because the court lacks subject matter jurisdiction over plaintiff’s unlawful detainer action

brought pursuant to California law. 

CONCLUSION 

For the foregoing reasons, IT IS HEREBY RECOMMENDED that:

1. The action be summarily remanded to the Placer County Superior Court; 

2. The Clerk be directed to serve a certified copy of this order on the Clerk of the

Placer County Superior Court, and reference the state case number (MCV0056000) in the proof

of service; and

3. The Clerk be directed to close this case.

2

 Additionally, federal district courts have concluded that the PTFA does not create a

federal private right of action, but provides directives to state courts. See, e.g., Deutsche Bank

Nat’l Trust Co. v. Jora, 2010 WL 3943584, at *1 n.3 (E.D. Cal. Oct. 1, 2010) (unpublished);

Zalemba v. HSBC Bank, USA, Nat’l Ass’n, 2010 WL 3894577, at **2-4 (S.D. Cal. Oct. 1, 2010)

(unpublished). 

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In light of the above-stated recommendations, IT IS ALSO HEREBY ORDERED

that the status (pre-trial scheduling) conference set for April 18, 2013 is VACATED. If

necessary, the court will reschedule the date of that conference. 

These findings and recommendations are submitted to the United States District

Judge assigned to the case, pursuant to the provisions of 28 U.S.C. § 636(b)(l). Within fourteen

(14) days after being served with these findings and recommendations, any party may file written

objections with the court and serve a copy on all parties. Such a document should be captioned

“Objections to Magistrate Judge’s Findings and Recommendations.” Any reply to the objections

shall be served on all parties and filed with the court within fourteen (14) days after service of

the objections. The parties are advised that failure to file objections within the specified time

may waive the right to appeal the District Court’s order. Turner v. Duncan, 158 F.3d 449, 455

(9th Cir. 1998); Martinez v. Ylst, 951 F.2d 1153, 1156-57 (9th Cir. 1991).

IT IS SO ORDERED AND RECOMMENDED.

DATED: November 16, 2012

_____________________________________

KENDALL J. NEWMAN

UNITED STATES MAGISTRATE JUDGE

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