FOURTH D I VI SI ON

DI L LA RD, P. J.

, M ERCI ER and M A RKLE, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

https ://w w w

. ga a ppe a ls .us /r ule s

June 9, 2022



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 2 A0 06 9

. PARNELL et al

. v

. SHERM AN & HEM STREET, INC.

D I LLA R D , Pres i d i n g J u d g e.

M i ch ael Parn el l ap p eal s t h e t ri al co u rt ’ s gran t o f t em p o rary i n ju n ct i ve rel i ef to

h i s fo rm er em

p l o y er, Sh erm an & Hem s treet

, In c. (“ S&H”), wh i ch p ro hi b i t ed h i m

fro m v i ol at i n g cert ai n n o n-co m p et i t i o n p ro v i s i o ns i n h i s em p l o y m en t ag reem en t

. In

d o i n g so

, Parn el l arg u es t h at t h e t ri al co u rt ab u s ed i t s di s cret i o n b ecau s e (1 ) S&H’ s

co m p l ai n t an d m o t i o n fo r a t em p o rary i n ju n ct io n were n o t s u ffi ci en tl y v eri fi ed ; an d

(2 ) S&H fai l ed t o al l e g e o r p ro v e al l of t h e p rereq u i s it es n eces s ary to o b t ai n a

t em p o rary i n ju n ct i o n

.In a co n so l id at ed b ri ef wi t h Parn el l, RE/ M AX Ri v e r R e a l t y Co m p an y

, Li s a

Po p s

, an d Mi ch ael Po p s ( t h e “ RE/ MAX p art i es ”) 1 ap p eal th e t ri al co u rt ’ s d en i al o f

t h e i r m o ti o n t o d i s m i s s Co u n t 2 o f t h e co m pl ai n t ( i.e.

, a cl ai m ag ai ns t t h em f o r

t o rt i o u s i n t erferen ce w it h bu s in es s rel at i o n s hi p s) or, al t ern at i v el y

, fo r a j u d gm en t o n

t h e p l ead i n g s

— wh i ch th ey co n t en d w as co n vert ed t o a m o t i o n fo r s u m m ary ju d g m en t

b ecau s e t h e co u rt co n s i d ered m at t ers o u ts i de t h e pl ead i n g s

. Sp eci fi cal l y

, t h e

RE/ MAX p art i es arg ue t h e em p l o y m en t co nt ract at i s su e w as v o i d

, an d ev en i f t h at

were n o t t h e cas e, S & H ’ s cl ai m ag ai ns t t h em fo r to rt io u s i n t erferen ce wi t h i t s

b u s i n es s rel at i o ns h i p s fai l s b ecau s e S&H d id n o t al l eg e an d p r o v e t h e el em en t s

req u i red t o es t ab l i s h s u ch a cl ai m

. Fo r t h e reas o n s s et fo rt h i nf r a

, w e rev ers e i n p art

,

v acat e i n part

, an d rem an d t h e cas e fo r fu rt h er pro ceed i n gs co ns i s t en t wi t h t h i s

o p i n i o n

.

1 Fo r t h e s ak e o f b rev i t y

, Parn el l an d t h e RE/ MAX p art i es wi l l s om et i m es b e

referred t o co l l ect i v el y

as “ t h e ap p el l an t s.”

2Th e reco rd s h o ws th at

, 2 u n d er t h e t erm s of an i n d ep en den t co n t ract o r

ag reem en t

, Parn el l wo rk ed fo r S&H as a real es t at e ag en t fro m No v em b er 2 0 1 6 u n t i l

M a y 1 2

, 2 0 2 0

, wh en th e ag reem en t was t erm in at ed

. 3 Th e ag reem en t i n cl u d e d

co n fi d en t i al i t y

, n o n -s o l i ci t at io n

, an d n on -co m p et i ti o n cl au s es

. Sp eci fi cal l y

, Sect i o n

1 7 (a) o f t h e ag reem en t

— i .e.

, t h e co n fi d en t i al i ty cl au s e— p ro v i d es :

[Parn el l ] ack n o w l ed g es an d ag rees t h a t t h e i n fo rm at i on as t o th e

b u s i n es s p ro ced u res an d m e t h o ds

, i n cl u d i n g t h e n am e o f cl ien t s an d

cu s t om ers

, t h ei r b u y i n g p ract i ces [,] an d t h e pro d uct s s o l d t o p art i cu l ar

cl i en t s o f [S&H] are v al uab l e t rad e secret s o f [S&H]

. Parn el l ex pres s l y

co v en an t s an d ag rees t h at

, d u ri n g t h e t erm of t h i s ag reem en t an d fo r a

[p eri o d ] o f t w o y ears aft er t h e t erm i n at i o n o f t h i s ag reem en t fo r an y

reas o n (wh et h er o r n o t wi th cau s e), [h e] wi l l n o t co m m u n i cat e o r

2 To t h e ex t en t i t rel at es t o t h e RE/ MAX part i es ’ m o ti o n t o d i s m is s Co u n t 2 o f

t h e co m pl ai n t , we g l ean t he u n derl y i n g fact u al b ack g ro u n d fro m S&H’ s co m

p l ai n t

. In d eed

, we co n d uct a d

e n o vo rev i ew o f a t ri al co u rt ’ s ru l i n g o n a m o t i o n t o d i s m i s s

,

an d i n d o i n g s o “ co n s t ru e t h e pl ead i n g s i n t he l i g h t m os t fav o rab l e t o t h e p l ai n t i ff

wi t h al l d o u b t s res o lv ed i n [t h e pl ai n t i ff’ s ] fav o r.” Zep h a n ia h v. Ga

. Cl i n i c

, P .C.

, 3 5 0

Ga. Ap p

. 4 0 8

, 4 1 0 (8 2 9 SE2 d 4 4 8 ) (2 0 1 9) (p u n ct u at i on an d fo o t n o t e o m i t t ed ). An d

wh i le t h e RE/ M A X p art i es co n t en d t h ei r m o t io n was co n vert ed t o o n e fo r s u m m ary

ju d g m en t , we reject t h at arg u m en t i n Di v is i o n 3 (a) i nf r a

.

3 W h i l e S&H al l eg ed i n i t s co m p l ai n t an d m o t i o n fo r i n

ju n ct i v e rel i ef t h at t h e

a g r eem en t was am en d ed o n Feb ru ary 2 0

, 20 1 9, i t d oes n o t ap p ear t h at an y o f t h e

rel ev an t p ro v i s i o n s were al t ered

. In d eed

, t he p art i es an d t h e t ri al co u rt b o t h rel y o n

t h e l an g u ag e u s ed i n t he o ri g i nal vers i o n o f t h e a g r e e m en t

, wh ich w as at t ach ed to

S&H’ s co m

p l ai n t ; an d t h u s , s o d o we.

3d i v u l g e, o r us e an y co n fi d en t i al i n fo rm at i o n co n cern i n g t h e b u s i n es s o f

[S&H] wi t h o u t ex p res s co n s en t o f [S&H]

.

Th i s p ro v i s i on al s o i ncl u d ed a d et ai l ed d efi n it i o n fo r wh at co n s t i t u tes “ co n fi d en t i al

i n fo rm at i o n ” fo r p u rp o s es o f t he ag reem en t.

Nex t

, Sect i o n 1 7 (b ) o f t h e a g r e e m en t

— i

. e.

, t h e no n -s ol i ci t at io n cl au se—

p ro v id es t h at , s u b

ject t o t h e t i m e l i m i t at i o n s ap pl i cab l e t o t h e p rev i o u s cl au s e,

[Parn el l ] sh al l n o t

. . . o n h i s

. . . b eh al f o r o n b eh al f of an y p ers o n

, fi rm

,

p art n ers h i p

, as so ci at i o n

, co rp o rat i o n[,] o r b us i n es s o rg an i zat i o n

, en t i t y

,

en t erp ri s e ot her th an [S&H]

, s o l i ci t

, co n t act

, o r cal l u p o n an y cu s t o m er

o f [S&H] o r an y rep res en t at i v e o f an y cu s t o m er or p ro s p ect i v e cu s t o m er

o f [S&H] wi t h a [v i ew] t o faci l it at i n g t h e s al e, ren t al

, leas e[,] o r

m an ag em en t o f real p ro pert y t o o r o n b eh al f o f s ai d cu s t o m er. Pro v i d ed

,

t h a t t h es e res t ri ct i o n s sh al l ap p l y o n l y t o th o s e cu s to m ers o r p ro s p ect s

o f [S&H]

, wi t h res pect t o wh o m [Pa r n e l l ] h ad M at eri al Co n t act w i t h

s u ch cu s t o m er o r p ro s p ect o r rep res en t at iv e of s uch cu st o m ers o r

p ro s pect s o f [S&H] d u ri n g t h e p eri od o f T wel v e (1 2) m o n t h s

i m m ed i at el y p reced i n g ces s at i o n o f t h is ag reem en t

. A “ M at eri al

Co n tact ” as th at t erm i s u s ed h erei n

, e x i t s b et ween [Parn el l ] an d each

cu s t om er o r p o t en t ial cu s t o m er o f [ S &H] (o r t h ei r rep res en t at iv e) i f

i n t eract i o n t o o k p l ace b et ween th em i n an ef fo rt to fu rt h er a b u s i n es s

rel at io ns h ip wi t h [S&H]

.

4Las t ly

, Sect io n 1 7 (c) o f t h e ag reem en t

— i .e.

, t he n o n-co m

p et i t i o n

cl au s e— p ro v i d es , i n rel ev an t p art , t h at

[Parn el l ] ex p res s l y co v en an t s a n d ag rees t hat [h e] wi l l n o t

, d u ri ng th e

t erm o f [h i s] em

p l o y m en t wi t h [S&H] an d fo r a p eri o d o f o n e ( 1 ) y ear

aft er t h e t erm i nat i o n o f [h i s ] s erv i ces

, f o r [ h i m s el f] i n d i v i d u al ly o r o n

b eh al f o f an y o t h er p ers o n

, p art ners h i p

, as s o ci at i o n, co rp orat io n

, be

em p l o y ed b y

, p ro v id e s erv i ces fo r, o r recei ve co m p en sat i o n fro m an y

b u s i n es s wh i ch p ro v i d es real es t at e s al es an d ren tal s erv ices w h i ch are

t h e s am e o r s im i lar t o t h at o f [ S & H]

, wi t h i n t he area k n o wn as th e

Cen t ral Sav an n ah Ri v er Area . . . .

Th e n o n -co m

p et i t i on cl au se t hen g o es o n t o l i s t t h e Geo rg ia co u n ti es co m pri s i n g t h e

s o -cal l ed Cen t ral Sav an nah Ri v er Area an d p ro vi d es th at

, i f Parn e l l v i o l at es t h i s

p ro v is i o n

, h e “ s h al l i m

m ed i at el y an d p ri o r t o pro v i di n g s ai d co m p et i n g serv i ces

, p ay

t o [S&H] a l u m

p -s u m cas h p ay m en t i n t h e am o u n t of t en [ ] t h o u s an d d o l l ars

($ 1 0

, 00 0 ).”

Acco rd i ng t o t h e c o m

p l a i n t

, Parn el l act iv el y en g ag ed i n res i d en t i al an d

co m m erci al real es t at e s al es i n t h e Cen tral Sav an n ah Ri v er Area wh i l e em p l o y ed by

S&H, an d i m

m ed i at el y fo ll o wi n g t h e t erm i n at i o n o f th e em p l o y m en t ag reem en t

, t h e

RE/ MAX p art ies h i red “ Pa r n e l l t o p erfo rm t h e sam e o r s u b s t an t i al ly t he s am e[ ]

s erv i ces as [h e] p erfo rm ed at [S&H] an d i n t he s am e geo g rap hi c area.” Fu rt h erm o re,

5wi t h o u t S&H’ s p ri o r co n s en t

, “ Parn el l co m m u n i cat ed wi t h an d s o l i ci t ed [ S & H ’ s ]

cl i en ts to can cel th ei r co n t ract (s ) w i t h [S&H]

, an d s i g n n ew co n t ract (s ) wi th

RE/ MAX.” S&H fu rt h er co n t en d e d t h a t “ Parn el l co m m u ni cat ed an d s o l i ci t ed

[S&H’ s ] cl i en t s o n b eh al f of RE/ M AX w it h wh o m h e h ad m at eri al co n tact s o n b eh al f

o f [S&H] wi t h i n th e t wel v e m o n t hs p reced in g t h e t erm i n at i o n o f [t h e ] a g reem en t .”

An d du ri n g t h i s t i m e, S&H rep eat ed l y warn ed Parn el l an d th e RE/ M AX p art i es t h at

Parn el l was i n v i o l at i on o f t h e em p l o y m en t ag reem en t an d p ro v i ded t h em wi th a co py

o f s am e, b u t Parn el l refu s ed S&H’ s d em an d t h a t h e c e a s e an d d es i s t th e p ro h i b i t ed

co n du ct

.

Bas ed o n th e fo reg o i n g

, S&H fi led a t wo -co u n t co m p l ai n t

, as s ert i n g a b reach

o f-co n t ract cl ai m ag ai n s t Parn el l (Co u n t 1) an d a cl ai m o f t o rt io u s i n t erferen ce wi th

co n tract ual o r b u s i n es s rel at i o n s h ip s ag ai n s t th e RE/ M A X p art i es (Co u n t 2 ). 4 In

4 A l th o u g h Co u n t 2 o f t h e co m p l ai n t i s t i t l ed

, “ To rt i o us In t erferen ce wi th

Co n t rac t [,] ” i t al l eg ed

, i n t er a li a

, t h at t h e RE/ M AX p art i es act ed p u rp o s efu l l y an d

wi t h m al i ce t o in

ju re o r di sco n t i n u e S&H’ s “ cu rren t b u s i n es s an d b u s i n es s

rel at i o n s h i p s wi th i t s cl ien t s / cu s t o m ers an d / o r p ro s p ect i v e cl ien t s / cu s to m ers .” An d

o n ap p eal

, S&H d es cri b es it s o wn cl ai m as o n e fo r “ t o rt i o u s i n t e rferen ce wi th

co n tract ual an d bu s in es s rel at i o n s o r p o ten t i al rel at i o n s .” Th u s

, t h at is t h e o n l y cl ai m

b efo re t h i s Co u rt fo r co n s id erat i o n as t o t h e RE/ M AX p art ies

.

6ad d it i o n

, S &H fi l ed a m o t io n fo r an in ju n ct i on an d t em

p o rary res trai n i n g o rd er, 5

req u es t i ng t h at t h e co u rt p ro h i b i t t h e ap pel l an t s fro m co n ti n u in g to v i o l at e t h e

em pl o y m en t ag reem en t b y cal l i n g u p o n, s ol i ci t i n g

, an d i n d u ci n g i t s cl i en ts t o m o v e

t h ei r b u s i n es s fro m S&H t o RE/ M AX. Th e RE/ M A X part i es res p on d ed

, o pp o s i n g t h e

i m p o s i t i o n o f a t em

p o rary i nju nct i o n an d m o v i ng t h e co u rt to d i s m i s s Co u n t 2 o f t h e

co m p l ai n t o r, al tern at i v el y , fo r a ju d g m en t o n t h e p l ead i n g s.

Fo l l owi n g a h eari n g o n t h e m a t t e r

, t h e tri al co u rt u l t im at el y g ran t ed S&H’ s

m o ti o n fo r a t em

p o rary i nju nct i o n o n l y as t o Parn el l

. Sp eci fi cal l y

, th e t ri al co u rt

,

p e n d i ng i t s fu rt h er d et erm i n at i o n o f th e i s s u es

, p ro h i b i t ed Parn el l fro m (1 )

co m m u n icat in g, d i v u l g i ng , o r u s i n g S&H’ s co n fi d en t ial i n fo rm at i o n ; (2 ) s o l i ci t i n g,

co n ta c t i n g

, or cal l in g u p on S&H’ s cu s t o m ers o r an y rep res en t at i v e o f an y o f i t s

cu s t o m ers o r p ro s p ect i ve cu s t o m ers wi t h a v i ew to faci l i t at e t h e s al e, ren t al

, l eas e, o r

m a n a g e m en t o f real p ro p ert y t o o r o n b eh al f o f s ai d cu s t o m er; an d (3 ) p ro v i d i n g

s erv i ces fo r, o r recei v i n g co m p en s at i o n fro m

, an y b u si n es s w h i ch p ro v i d es real es t at e

5 Geo rg i a cas el aw an d t h e p art i es ’ b ri e fs refer t o t h e i nju nct i o n at i s s u e

i n t erch an g eab l y as t em

p o rary

, p rel i m i nary

, an d i n t e r l o c ut o ry

. S ee Ha m p t o n Is l a n d

Fo u nd er s

, LLC v. Li b er t

y Ca p

., LLC

, 2 8 3 Ga. 28 9

, 2 93 (1 ) (a) (6 5 8 SE2 d 6 1 9 ) (2 0 0 8 )

(referri ng t o an i n

ju n ct io n as “ t em

p orary o r i n t erl o cu t o ry ”); S mi t h v. Gwi n n et t Ct

y

., 2 6 8 Ga. 1 7 9

, 1 79 (4 86 SE2 d 1 5 1 ) (1 9 9 7 ) (referri n g t o an in ju nct i o n as “ p rel i m i n ary ”

as o p po s ed t o p erm an en t ). Fo r t h e s ak e o f co ns i s t en cy , we refer t o t h e i n ju n ct i o n at

i s su e as b ei n g t em

p o rary i n n at u re.

7s al es an d ren t al s erv i ces

, w h ich are t h e s am e o r s i m i l a r t o t h a t o f S&H wi t h i n t h e

Cen tral Sav an nah Ri ver A rea. At t h e co ncl u s io n o f i t s o rd er, t h e t ri al co u rt s u m m ari l y

d en ied t he RE/ MAX p art i es ’ m o t i o n t o di s m i s s Co u n t 2 o f t he co m p l ai n t

. Th i s ap p eal

fo l l o w s

.

1

. As a p rel i m i n ary m at t er, S&H as k s t h i s Co u rt t o rem an d t h is cas e t o t h e t ri al

co u rt fo r co m

p l et io n o f t h e reco rd . Sp eci fi cal l y

, S&H co n t en ds t h at Parn el l an d t h e

RE/ MAX part i es fai led t o s at i s fy th ei r b urd en o f en s u ri n g t he t ran s cri p t o f t h e

rel ev an t m o t i o n s h eari ng was i ncl u d ed in th e reco rd o n ap p eal

. W e d i s ag ree t h at s u ch

a b u rd en ex i s t s

.

Geo rg i a l aw s peci fi es t h e p ro ced u re fo r “ t h e i n c l u s i o n o f a t ran s cri p t i n an

ap p el l at e reco rd .” 6 Sp eci fi cal ly

, u n d er OCGA § 5 -6 -3 7

, a n o t i ce o f ap p eal “ s h al l s t at e

wh et h er o r n o t an y t ran scri p t o f ev i d en ce an d p ro ceed i ng s i s t o b e t r an sm i t t ed as a

p art o f t h e reco rd o n ap p e a l

. ” Th u s

, t h is p ro vi s i o n l eav es “ t h e ch o ice o f wh et h er to

i n cl u d e a t ran s cri pt i n t he ap p el l at e reco rd t o t h e ap p el l an t .” 7 An d i f an ap p el l an t

d es i r es t h at a t ran s cri p t b e m ad e p art o f t h e reco rd on ap p eal

, h e “ m u s t say so i n [h i s ]

6 Hi l l v. Bd

. o f Reg en t s o f Un i v. S ys

. o f Ga

. , 3 4 6 Ga. A p p

. 8 3 0

, 83 1 (8 1 6 SE2 d

2 9 6 ) (2 0 1 8 ).

7 Id

.

8n o t i ce o f ap p eal

, h av e t h e t ran s cri p t p rep ared at [h i s ] o wn ex p en se, an d hav e i t fi l ed

w i t h t h e tri al co u rt wi t h i n 30 d ay s o f t h e fi li n g o f th e no t ice o f ap peal

, u n l e s s [ h e ]

o b t ai n s an ex t en si o n o f t i m e fro m t h e t ri al co u rt .” 8

Here, Parn el l an d t h e RE/ M AX p art i es ’ n ot i ce of ap p eal l i s t ed v ari ou s p o rt i on s

o f t h e t ri al co u rt reco rd to b e o m i t t ed fro m th e ap p el l at e reco rd an d t h en s peci fi cal l y

n o t ed

, “ [a] t ran s c r i p t o f t h e No v em b er 6, 2 0 2 [0 ] [m ot i o ns heari ng ] wi l l n o t b e

i n cl u d ed i n t h e reco rd o n ap p eal .” 9 An d u nd er OCGA § 5 -6 -3 7, t h e ap pel l an t s were

n o t req u i red t o en s u re t h i s t ran s cri p t was av ai l ab l e t o t h i s Co u rt

. In s t ead

, t h ey m erel y

8 Id

. (em p h as i s s u p p li ed ); s ee OCGA § 5 -6 -3 7 (p ro v i d i n g

, i n t er a l i a

, t h at a

n o t i ce o f ap p eal “ s h al l s t at e wh et h er o r n o t a n y t ran s cri pt o f ev i den ce an d

p ro ceed in g s i s t o b e t ran sm i t t ed as a p art o f t h e reco rd o n ap p eal .” (em p h as i s

s u p p li ed )); OCGA § 5-6 -4 2 (“ Th e p art y hav i n g t h e r e s p o n s i b i l i t y o f fi l i n g t h e

t ran s cri p t s h al l cau s e i t to b e fi l ed wi t h i n 3 0 d ay s aft er fi li n g o f t h e n o t ice o f ap p eal

o r d es i g n at i o n b

y a p p el l ee

, as t h e c a s e m ay b e, u n l es s t h e t i m e i s ex t en d ed as

p ro v id ed i n Co d e Sect i o n 5 -6 -3 9 .” (em p h as i s s up p l i ed )); OCGA § 5- 6- 41 ( c ) ( “ W h ere

an ap p eal i s t ak en wh i ch d raws i n qu es t io n t he t ran s cri pt o f t h e ev i den ce an d

p ro ceed in g s

, i t s h al l b e t he du t y o f t h e ap p el l an t t o h av e t h e t ran s cri p t p rep ared at t h e

ap p el l an t ’ s ex p en s e.”); OCGA § 5 -6 -3 9 (a) (1 ) (“ A n y ju d g e o f t h e tri al co u rt o r an y

ju s t ice o r ju d g e o f t h e ap p el l at e co urt t o wh i ch t h e ap p eal i s t o b e t ak en m ay

, i n h i s

d i s cret i o n

, an d wi t h o u t m o t i o n o r n o t i ce t o t h e ot h er p art y

, g ran t ex ten s i o n s o f t i m e

fo r t h e fi l i n g o f . . . t h e [n ] o t i ce o f ap peal . . . .”).

9 Th ere i s a t y

p o g rap h i cal erro r i n t h e n o t i ce o f ap p eal

. Sp eci fi cal l y

, it i d en t i fi es

t h e t ran s cri p t of t h e No v em b er 6

, “ 2 0 2 ” h ea r i ng as t h e o ne t o b e om i t t ed fro m t h e

reco rd o n ap p eal , b u t t h e reco rd s h o ws t h at t h e h eari n g o ccu rred i n 2 02 0

.

9h ad t o i nd i cat e wh et her or n o t t h e t ran scri p t was t o b e in cl u d ed i n th e ap p el l at e

reco rd , wh i ch t h ey

d i d

. 1 0

E v e n s o

, S&H co n t en d s t h at ev i d en ce n eces s ary fo r t h e res o l u t i o n o f t h i s

ap p eal was p res en t ed at t he rel e v a n t h e ari n g an d s u g g es t s s u ch ev i d en ce was

i n t en t i o n al l y ex cl u ded b y t h e ap p el l an t s b ecau s e it was u n fav o rab l e t o t h em

. Bu t

u n d er OCGA § 5 -6 -4 2, i f t h e ap p el l an t des i g n at es an y m at t er t o b e o m it t ed fro m t h e

reco rd o n ap p eal as p ro v i d ed i n Co d e Sect i on 5 -6 -3 7 , t h e a p p el l ee m ay

— w i t h i n 1 5

d a ys o f b ei n g serv ed wi th t h e n o t i ce o f ap p eal b y ap p el l an t

— “ fi l e a des i g n at i o n o f

reco rd d es i g n at i n g t h at al l o r p art o f t h e o m i t t ed m at t ers b e i ncl u d ed i n t h e reco rd o n

ap p eal .” 1 1 Th i s , t h e ap p el lee d id n o t d o

.

Fu rt herm o re, t h ere i s n o ev i d e n c e S &H o b ject ed i n t h e t ri al co u rt t o t h e

ex cl u s i o n o f t h e h eari n g tran s cri p t o n ap p eal o r t h at t h e co u rt ru l ed o n t h e m at t er. An d

u n d er t hi s Co u rt ’ s ru l es

, i t s f a i l u r e t o d o s o wai v ed an y o b ject i on s rel at i n g t o t h e

1 0 S ee s u p r a n o t es 7 -8 & acco m

p an y i n g t ex t

.

1 1 (Em p has is s u pp l i ed ).

10fi li n g o f a t ran s cri p t. 1 2 As a res u l t

, w e d ecl i n e to rem an d t h i s cas e t o t h e t ri al co u rt fo r

i t to s u p p l em en t t he ap p el l at e reco rd wi t h t he m ot i o n s h eari n g t ran s cri p t

.

2

. Nex t

, Parn el l arg u es t he t ri al co u rt ab u s ed it s d i s cret i o n i n gran t i n g S&H’ s

m o t i o n fo r a t em

p o rary i n ju n ct i o n

. Bu t gi v en t h e s t at e o f t h e reco rd as i t cu rre n t l y

ex i s t s, we m

u st v acat e t h e t ri al co u rt ’ s ru l i n g i n th i s reg ard an d rem an d t h e cas e fo r

fu rt her p ro ceed i n g s co ns i st en t wi t h t h i s o p i n i on

.

It is w el l es tab l i s h ed t h at t h e p u rp o s e fo r gran t i n g t em po rary i nju nct i o n s i s “ to

p res erv e t h e s t at u s q uo , as wel l as b al an ce t h e co n ven i en ces o f t h e p art i es , p en d i n g

a fi nal ad ju d icat i o n o f th e cas e.” 1 3 A n d wh i l e s u ch an i n ju n ct io n i s “ an ex t rao rd i n ary

rem ed y

, an d t h e p o wer t o g ran t it m u s t b e p ru d en t l y an d cau t i ou s l y ex erci s ed

, t h e t ri al

1 2 S ee Ct

. Ap p

. R

. 2 0 ( “ Ap p el l ee s h al l b e d eem ed t o h av e wai v ed an y fai l u re

o f t h e ap p el l an t t o co m

p ly wi t h t h e p ro v is io n s o f th e Ap p el l at e Pract i ce Act rel at i n g

t o t h e fi l i n g o f t h e t ran s cri pt o f t h e ev i d en ce an d p ro ceed i n g s o r t ran s m i t t al o f t h e

reco rd t o t h i s C o u r t

, u n l es s o b ject i o n t h eret o was m ad e an d ru l ed u p o n i n t h e t ri al

co u rt b efo re t ran s m i t tal an d t h e t ri al co u rt ’ s ord er is ap peal ed as p ro v id ed b y l aw.”).

1 3 Da n es h ga r i v. Pa t r io t To wi n g S er vs

., LLC

, 3 6 1 Ga. Ap p

. 5 4 1, 5 43 (8 6 4 SE2 d

7 1 0 ) (2 0 2 1 ) (p u n ct uat i o n o m i t t ed ).

11co u rt is v es t ed wi t h b ro ad d i s cret i o n i n m ak i n g t h at d eci si o n

. ” 1 4 W i t h t hes e g u i d i n g

p ri n ci p l es i n m i n d , we t u rn t o Parn el l’ s s p eci fi c cl ai m s o f erro r.

(a) Fi rs t

, Parn el l arg ues t h e t ri al co u rt erred i n g r a n t i n g S&H’ s m o t i o n fo r a

t em p o rary i n ju n ct i o n b ecau s e t h e co m pl ai n t an d m o t i o n req u es t i n g i t were n o t

ad eq uat el y

v eri fi ed

.

In t h i s reg ard

, t h e fai l u re t o fi l e a v eri fi ed co m p l ai n t “ can b e am en d ed an d d o es

n o t su b ject t h e i n

j u n ct i o n t o d i s m is s al i f i t was s u pp o rt ed b y ev i d en ce; [b u t ] [an ]

u n v eri fi ed p et i t i o n [req u es t in g i n ju n ct i v e rel ief] m

us t b e s u p p o r t ed b y o t h er

s at i s fact o ry p ro o fs

, i .e., affi d av i t

, d ep os i ti o n

, o r o ral t es ti m o n y .” 1 5 Here, S&H fai l ed

t o fi le an y v eri fi cat i o n t o s u pp o rt i t s co m p l ai n t

, b u t ag ai n

, “ [g ] en eral ly

, t h e fai l u re to

1 4 W

. S ky F i n

., LLC v. S t a t e ex r el

. Ol en s

, 3 0 0 Ga. 3 4 0

, 3 5 2 (2 ) (b ) (7 9 3 SE2 d

3 5 7 ) (2 01 6 ) (p un ct u at i on om i t t ed ); s ee Da n es h ga r i

, 3 6 1 Ga. Ap p

. at 5 4 3 (p ro v i d i n g

t h at t h e d eci s i o n o f wh et h er t o gran t eq u i t ab l e rel i ef— s u ch as a te m p o r a r y

i n ju n ct i o n

— i s “ gen eral l y a m at t er w i t hi n t he s o u n d d i s cret i o n o f t he t ri al co u rt

, an d

t h e t ri al co u rt ’ s d eci s i o n s h o u l d b e s us t ai n ed o n ap p eal wh en t h ere h as b een n o ab u s e

o f t h at d i s cret i o n” (p u n ct u at i o n o m i t ted )).

1 5 BEA S ys

., In c. v. W

eb M et h od s , In c

. , 2 6 5 Ga. Ap p

. 5 0 3 , 5 0 4 (5 9 5 SE2 d 8 7 )

2 0 0 4 ); s ee O CGA § 9 -1 0-1 1 0 (“ Pet i t i o n s fo r a res t rai n i n g o rd er, in ju n ct i o n

, recei v er,

o r o t h er ex t rao rd i n ary eq u i t ab l e rel i ef s h al l be v eri fi ed p o si t i v el y b y t h e p et i t i o n er o r

s u p p ort ed b y o t h er s at i s fact ory p ro o fs

. ”); Ed wa r d s v. Ed wa rd s

, 2 27 Ga. 3 0 7, 3 0 8 (1 )

( 1 8 0 S E2 d 3 5 8 ) (1 9 7 1 ) (s am e); Br a cewel l v. Co o k

, 1 9 2 Ga. 67 8

, 6 78 (2 ) (1 6 S E2 d

4 3 2 ) (1 9 4 1 ) (“ Th e fact t hat a p et i t i o n fo r i n ju n ct i o n i s n o t v eri fi ed

. . . d o es n o t as a

m at t er o f l aw d em an d i t s d i s m i s s al

, b u t th e p et i t i o n m ay b e ret ai n ed i n co u rt an d an

i n ju n ct i o n g ran t ed t h ereo n , wh ere ‘ o t h er s at is fact o ry p ro o fs ’ are s ub m i t ted .”).

12v eri fy a co m p l ai n t i s an am en d ab l e d efect

, an d a reas o n ab l e t i m e is al l o w e d f o r a

d efect i ve p l ead i n g t o b e am en d ed .” 1 6 Bu t u n l ik e t h e co m p lai n t

, S&H’ s m o t i o n fo r a

t em p o rary i n j un ct i o n i n cl u d e d a v eri fi cat i o n

, n o t i n g t h at t h e “ Bro ker-Pres i d en t o f

[ S &H]

, do [es ] h ereb y s wear an d at t es t t h at t he fact s s et fo rt h i n t h e ab o ve Veri f i e d

M o t i on fo r [an ] In

ju n ct i o n an d Tem

p o rary Res t rai ni n g Ord er are t ru e an d co rrect to

t h e b es t o f [ h i s ] kn o wl ed

g e .” 1 7 An d i m

po rt an tl y

, o u r Su p rem e Co u rt h as h el d t h at “ [a]

v eri fi cat i o n of a p et i t i o n b y a p ers o n t o th e effect ‘ t h at th e al l eg at i o n s co n t ai n ed

t h erei n are t ru e an d co rrect t o t he b es t o f h i s in fo rm at io n an d bel i ef’ i s n o t a p o s i t i v e

v eri fi cat i o n . . . .” 1 8

1 6 Da vi s v. Emmi

s P u b

. Co r

p

., 2 4 4 Ga. Ap p

. 7 9 5

, 7 9 8 (3 ) (5 3 6 SE2 d 8 0 9 )

(2 0 0 0); s ee DRS T H

o ld in g s

, Lt d

. v. Br o wn

, 2 9 0 G a. 31 7

, 3 1 7 (1 ) (7 2 0 SE2 d 6 2 6 )

(2 0 1 2) (“ It i s wel l set tl ed t h at t h e fai lu re t o v eri fy a p l ead i n g i s an am en d ab l e d efect .”

(p u n ct u at i o n o m i t t ed )).

1 7 (Em p has is s u pp l i ed ).

1 8 Ca r t er v. Ha

yes

, 2 14 Ga. 7 8 2

, 7 8 2 (2 ) (1 0 7 SE2 d 7 9 9 ) (1 9 5 9 ); W r i g h t v

. W h ea t l ey

, 21 0 G a

. 3 5

, 3 6 (2 ) (7 7 SE2 d 43 5 ) (1 9 5 3 ) (h o l d i ng t h at a p et i t i o n fo r

i n ju n ct i v e rel i ef w a s p r o p erl y d i sm i s sed fo r l ack o f p ro per veri fi cat i o n wh en i t

co n tai n ed m an y al l eg at i o n s b as ed u p o n th e p et it i on ers ’ “ in fo rm at i on an d b el i ef” an d

t h ei r at t o rn ey at t em

pt ed t o v eri fy t he p et i t io n wi t h an affi d av it t hat t h e fact s al l eg ed

t h erei n were t r u e a cco rd i n g t o hi s “ i n v es t ig at i o n

, k n o wl ed g e, i n fo rm at i o n an d

b el i ef”); Gr i

z z el v. Gr i z z el

, 1 8 8 Ga. 4 1 8, 42 2 (2 ) (3 SE2 d 6 49 ) (1 9 3 9 ) (“ [A] n affi d av i t

. . . i s i n s u ffi ci en t wh ere i t m erel y s t at es t hat ‘ t h e a l l e g a t i o n s of fact s et fo rt h i n t h e

f o reg o i ng p et i t io n

, wh ere s am e i s b as ed u p on affi an t ’ s kn o wl ed g e, are tru e, an d w he r e

b as ed u p o n i n fo rm at i on

, s h e b el i ev es t o b e tru e,’ an d t h e p et i t i o n d o es n o t al l eg e wh at

13Reg ard l es s

, th e t ri al co u rt ’ s o rd er di d n ot ad d res s o r ack n o wl ed g e t h e

ap p el l an t s ’ arg u m en t b el o w t h at S&H’ s co m p l ai n t an d m o t i o n were n o t s u ffi ci en t l y

v eri fi ed

. At bes t

, i t im p l i c i t l y reject ed t h i s arg u m en t wi t h o u t i d en t i fy i n g t h e

“ s at i s fact o ry pro ofs ” it b el i ev ed ren d ered S&H’ s fai l u re to positive ly ve r ify i t s m o t i o n

fo r i n ju n ct i v e rel i ef u n neces s ary

. To t he co n t rary

, t h e t ri al co u rt st at ed

— i n ru l i n g o n

t h e m ot i o n

— t h at i t c o ns i dered o n l y p l ead i n g s, res p o n si ve p l ead i n g s

, an d o ral

arg u m en t

. 1 9 Su ffi ce i t t o s ay

, we are “ a co u rt o f rev i ew, n o t o f fi rs t v i ew.” 2 0 As a

res u l t, we m

u s t v acat e t h e t ri al co u rt ’ s g ran t o f t em p o rary i n ju n ct i v e rel i ef an d rem an d

fact s are ‘ b as ed u p o n [h er] k n owl ed g e,’ a n d t h u s fai l s to co m p l et el y o r s u ffi ci en t l y

s eg reg at e b y p os i t i v e v eri fi cat i on wh i ch o f t h e es s en t i al fact s o f t he p et i t i on were an d

wh i ch were n o t wi t h in h er o wn k n o wl ed g e.”); Byr d v. P r u d en t i al In s

. Co

. , 1 8 2 Ga.

8 0 0

, 8 0 0 (1 8 7 SE 1 ) (1 9 3 6) (Sy l l ab u s o f t h e Co urt ) (h o l d in g t h at a v eri fi cat i o n

at t es ti n g t h at t h e al l eg at i o n s co n t ai n ed i n a p et i t i o n fo r eq u it ab l e rel ief th at t h e fact s

al l eg ed t he r e i n w e r e t ru e an d co rrect t o t h e b es t o f t he s i g nat o ry ’ s kn o wl ed g e an d

b el i ef was n o t a p os i t i ve v eri fi cat i o n ).

1 9 See BEA Sys

. , In c.

, 2 65 Ga. Ap p. at 5 0 4 (i d en t i fy i n g affi d av i t s

, d ep o s i t i o n s

,

o r o ral t es t im o n y

as ex am pl es o f “ ot h er s at i s fact o ry p ro o fs ”).

2 0 S t a te v. J

e n n i n g s

, 3 6 2 Ga. Ap p

. 7 9 0, 79 6 (1 ) (c) (8 6 9 SE2 d 1 83 ) (2 0 2 2 )

(p u n ct u at i o n o m i t ted ); a cco r d Cu t t er v. W i l ki n s on

, 5 4 4 U.S. 7 0 9, 7 1 8 (I) (B), n .7 (1 2 5

SCt 2 1 1 3

, 1 6 1 LE2 d 1 0 20 ) (2 0 0 5 ); S t o c k e r t v. Ro g er

s

, 3 6 1 G a. Ap p

. 2 76

, 2 7 9 n

. 4

(8 6 4 SE2 d 1 1 6 ) (2 0 2 1 ).

14t h e cas e fo r i t to ad d res s

, i n t h e fi rs t i n s tan ce, t he ap pel l an t s ’ co n t en t i o n t h at S&H’ s

m o ti o n fo r a t em

p o rary i nju nct i o n s h o u l d b e d en i ed fo r lack o f p ro p er v eri fi cat i o n

. 2 1

(b ) Parn el l al s o co n t en d s t h e t r i a l co u rt erred i n g ran ti n g S&H’ s m o t i o n fo r

t em p o rary i n ju n ct i v e rel i ef b ecau s e i t fai l ed t o al l eg e o r p ro v e t he el em en ts req u i red

fo r t h e t ri al co u rt t o g ran t s u ch rel i ef. Bu t g i v en o u r h o l d i n g i n Di vi s i o n 2 (a) s u p r a

,

i t is p rem at u re t o ad d res s t h i s cl ai m o f erro r.

3

. N ex t

, th e RE/ M AX p art i es arg ue t h e t ri al co u rt erred i n d en y i n g t h ei r m o t i o n

t o d i s m i s s Co u n t 2 o f t h e co m pl ai n t. W e ag ree.

2 1 S ee Cl a yt o n Ct y. v. Ci t y o f Co l l

. Pa r

k

, 30 1 Ga. 6 53

, 6 5 6 -5 7 (2 ), (3 ) ( 8 0 3

SE2 d 6 3 ) (2 0 1 7 ) (v acat i n g t h e t ri al co u rt ’ s ord er an d rem an d i n g th e cas e to t h e t ri al

co u rt t o ad d res s an i s s u e rai s ed d u ri n g o ral arg um en t b el o w i n t he fi rs t in s t an ce);

Jen n in g s

, 3 6 2 G a

. Ap p

. at 7 96 (1 ) (c) (“ [B] ecau s e t h e t ri al co u rt d i d n o t ex p l i ci t l y

m ak e fi n d i n g s o f fact o r ru l e up o n t h i s al t ern at i v e arg u m en t

. . . we v acat e t h e co urt ’ s

o rd er t o t h e ex t en t it i m

p l i ci t ly ru l ed o n t h is i s s ue an d rem an d fo r i t to ad d re s s a n d

ru l e u p on t hi s arg u m en t i n t h e fi rs t i n s t an ce.”); Fl a n d er s v. St a t e

, 36 0 Ga. Ap p

. 8 5 5,

8 5 5 (8 6 2 SE2 d 1 5 2 ) (2 02 1 ) (“ Gi v en t h e t ri al co urt ’ s fai l u re t o ad d res s [t he ap p el l an t ’ s

cl ai m ]

, we m

u s t vacat e t he t ri al co u rt ’ s o rd er t o t h e ex t en t i t at l eas t i m pl i ci t l y d en i ed

t h at cl ai m an d rem an d fo r t h e t r i a l co u rt t o ad d res s t he cl ai m i n t h e fi rs t i ns t an ce.”

(fo o t no t e o m i t t ed )); W

ei nt r au b v. S t a t e

, 3 5 2 Ga. Ap p . 8 8 0 , 8 89 (1 ) (8 36 SE2 d 1 6 2 )

(2 0 1 9) (“ Ou r Su p rem e Co u rt h as in s tru ct ed t h at we m ay rem an d fo r fu rt h er fact u al

fi nd i ng s wh ere th e t ri al co u rt ’ s o rd er l ack s s u ffi ci en t d e t a i l t o en ab l e m ean i n g fu l

ap p el l at e rev i ew.”).

15(a) As a p rel i m i n ary m at t e r

, t h e RE/ M A X p art ies m ai n t ai n t h ei r m o t i o n to

d i s m i s s Co u n t 2 of th e co m p l ai n t was co n v ert ed i n t o o n e fo r s u m m ary ju d g m en t

b ecau s e t h e t ri al co u rt co n s i d ered m at t ers o u t s i d e t h e p l ead i n gs

.

In t h i s reg ard , OCGA § 9 -1 1 -1 2 (b ) p ro v i d es

, i n p art , t h at

[i ] f, o n a m o t i on t o di sm i s s fo r fai l ure o f th e pl ead i n g t o s tat e a cl ai m

u p o n wh i ch rel i e f c a n b e g ran t ed

, m at t ers o u t s i d e t he pl ead i n g are

p res en t ed t o an d no t ex cl u d ed b y t he co u rt , t h e m o t i o n s h al l b e t reat ed

as o n e fo r s u m

m ary ju d g m en t an d d i s p o s ed o f as pro v i ded i n Co de

Sect io n 9 -1 1 -5 6

, an d al l p art ies s h al l b e g i v en reas o nab l e o p p o rt u ni t y t o

p res en t al l m at eri al m a d e p ert i n en t t o s u ch a m ot io n b y Co d e Sect i o n

9 -1 1 -5 6

.

As o u r Su p rem e Co u rt h as ex p l ai n ed t h at

[i ] f, o n m ot io n t o d i sm i s s fo r fai l u re t o s t at e a cl ai m

, t h e t ri al co urt el ect s

t o co n s i d er m at t ers o u ts i d e o f t h e pl ead i n gs

, t he m ot i o n s h al l b e t reat ed

as o n e fo r s u m

m ary ju d g m en t an d d i s p o s ed o f as pro v i ded i n Co de

Sect io n 9 -1 1 -5 6

, an d al l p art ies s h al l b e g i v en reas o nab l e o p p o rt u ni t y t o

p res en t al l m at eri al m a d e p e r t in en t t o s u ch a m o t i o n b y t h at co de

s ect i o n

. 2 2

2 2 Co x En ter

., In c. v. Ni x

, 2 7 3 Ga. 1 5 2

, 15 3 (5 3 8 SE2 d 44 9 ) (2 0 0 0 )

(p u n ct u at i o n o m i t t ed ); a cco r d Pr emi er Eye Ca r e As s o cs

., P

. C. v. Ma g Mu t

. In s

. Co

. , 3 5 5 Ga. Ap p . 6 2 0 , 6 2 3 (8 4 4 SE2 d 2 8 2 ) (2 0 20 ) (p u n ct uat i o n o m i t t ed ).

16On ap p eal

, t h e RE/ M AX p art i es i d en t i fy t wo d o c u m e n t s t he t ri al co u rt

al l eg ed l y co n s i dered ou t s i de th e p l ead i n g s

— affi d av i t s ex ecu ted b y Parn el l an d

M i ch ael Po p s

. Bu t t h ey p ro v i d e n o l eg al au t h o ri t y o r reco rd s u p p ort fo r t h ei r ap p aren t

co n ten t i o n t h at t h e t ri al c o u r t co n s id ered t h i s ev id en ce i n d en y i n g t h ei r m o t i o n to

d i s m i s s s o l el y b ecau s e t h es e affi d av i t s w ere fi led

. As p rev i o u s ly ex p l ai n ed

, i n i t s

o rd er d e n yi n g t he m o t i o n at is s u e, t h e t ri al co u rt ex pres s l y n o t ed t hat i t co n s i d ered

o n l y t h e p l ead i n g s, res p o n s i v e p l ead i n g s

, an d o ral arg um en t i n m ak i n g i t s d eci s i o n.

An d i n th e ab sen ce o f ei th er reco rd o r t ran s cri p t s h owi n g o t h erwi s e, t h i s Co u rt “ m u s t

p res u m e t h e co rrect n es s o f [a] ru l i n g b y t h e t r i a l c o u rt .” 2 3 Th u s

, we reject t h e

RE/ MAX p art i es ’ co n t en t i o n t h at t he t ri al co u rt i m p ro p erl y co n si dered t h e affi d av i t s

at is s u e wh en den y i n g th ei r m o t i o n t o d i sm i s s

, s u ch t h at i t was co n v ert ed t o o n e fo r

s u m m ary ju d g m en t

.

(b ) Th e RE/ M AX p art i es al s o arg u e t h e tri al co u rt erred i n d en y i n g t h ei r m o t i o n

t o di s m i ss Co u n t 2 o f t he co m p l ai n t b ecau s e S&H fai l ed to al l eg e fact s o r p res en t an y

2 3 S a wyer v. Ca r d i o l o g

y of Ga

, P.C.

, 2 58 Ga. Ap p

. 7 2 2

, 72 3 (2 ) (5 7 5 SE2 d 1 1 )

(2 0 0 2) (p u n ct u at i o n o m i t t ed ); see Fi n e v. Fi n e

, 28 1 Ga. 85 0

, 8 5 2 (2 ) (6 4 2 SE2 d 6 9 8 )

(2 0 0 7) (ex p l ai ni n g t h at “ [a] p p l y i n g t h e p res u m pt i o n of t h e t ri al co u rt ’ s fai t h fu l an d

l awfu l p erfo rm an ce of i ts d u ti es

, . . . [ a n d ] i n t h e ab s en ce o f a t ran s cri p t ,” t h e t ri al

co u rt ’ s ru l i n g o n a m at t er was co rrect )).

17ev i d en ce t o es tab l i s h t h e cri t eri a n eces s ary t o s u s t a i n i t s cl ai m fo r t o rt i ou s

i n t erferen ce wi t h b u s i n es s rel at i o n s h i p s

.

W e rev i ew d

e n o vo t he t ri al co u rt ’ s ru l in g o n a m o t io n t o d i s m i s s

, “ accep t i n g

as t ru e al l wel l -[p l ead ed ] m at eri al al l eg at io n s i n t h e co m p l ai n t an d res o l v i n g an y

d o u b t s i n fav o r o f t h e p l ai n t i ff.” 2 4 Ev en s o

, we are u n d er n o ob l i g at i on t o “ ad o p t a

p art y ’ s l eg al co n cl u s io n s b as ed o n t h es e fact s.” 2 5 Fu rt h erm o re,

[a] m o t i on t o d i s m i s s fo r fai l u re to s t at e a cl ai m u p o n wh ich rel i ef m ay

b e g ran ted s h ou l d n o t b e s u s t ai ned u n l es s (1 ) t h e al l eg at i o n s o f t he

co m p lai n t d i s cl o s e wi t h cert ai n t y t hat t h e cl ai m an t w o u l d n o t b e en t i t led

t o rel i ef u n der an y s t at e o f p ro v ab l e fact s as sert ed i n s u p p o rt t h ereo f;

an d (2 ) t h e m o van t es t ab l i s h es t h at t h e cl ai m a n t c o u l d n o t p o s s ib l y

2 4 W i l l i a ms v. DeKa l b Ct

y., 3 0 8 Ga. 2 65

, 2 7 0 ( 2 ) ( 8 40 SE2 d 4 2 3 ) (2 0 2 0 )

(p u n ct u at i o n o m i t t ed ); s ee Os pr ey Co ve Rea l Es t

., LLC v. To wer vi ew Co n st r

. , LLC

, 3 4 3 Ga. Ap p

. 4 3 6

, 4 3 7 (1 ) (8 0 8 SE2 d 4 25 ) (2 0 1 7 ) (“ W h i l e a t ri al co urt ’ s ru l i n g o n a

m o ti o n t o d i s m i s s fo r fai l ure to s t at e a cl ai m i s s ub ject to d e n o vo rev i ew, we accep t

t h e al l eg at i o ns o f fact t h at ap p ear i n t h e co m p lai n t an d vi ew t ho s e al l eg at i o n s i n t h e

l i gh t m o s t fav orab l e t o t h e p l ai n t i ff.” (ci t at i o n & p u n ct u at i o n o m i t t ed )).

2 5 Vi ll a S o n o ma at Per imet er S

u m mi t Co n d

o. As s ’n

, In c. v. Co mmer ci a l In d u s

. Bl d g

. Own er

s Al l., In c

., 34 9 G a

. A p p

. 6 6 6

, 6 6 7 (1 ) (8 24 SE2 d 7 3 8) (2 0 1 9 )

(p u n ct u at i o n o m i t t ed )); s ee No va r e Gr p

., In c. v. S

a ri f

, 2 9 0 Ga. 1 8 6

, 1 91 (4 ) (7 1 8

SE2 d 3 0 4 ) (2 0 1 1) (ex p l ai n i ng th at

, i n ru l i ng o n a m ot i o n t o di s m i s s fo r fai l u re t o s t at e

a cl ai m

, “ [a] l l wel l -p l ead ed fact s are to b e accep ted as tru e[,] [b u t ]

. . . t he tri al co u rt

i s n o t req u i red t o ad o p t a p art y ’ s l eg al co n cl us i o n s b as ed o n t h o s e fact s ”).

18i n t ro d u ce ev id en ce wi t h i n t h e fram ewo rk o f t he co m p l ai n t s u ffi ci en t t o

warran t a g ran t o f t h e rel i ef s o u g ht

. 2 6

Tu rn i n g t o t h e i n s t an t cas e, a p l ai n t i ff m ay s u s t ai n a cl ai m fo r t o rt i ou s

i n t erferen ce wi t h a b u si n es s rel at i on s h i p wh en h e es t ab li sh es

(1 ) i m p ro p er act i o n o r wro n g fu l co n d u ct b y t h e d efen d an t wi t h o u t

p r i v i l eg e; (2 ) t h e defen d an t act ed p urp o s el y an d wi t h m al i ce wi t h t h e

i n t e n t t o i n

ju re; (3 ) t h e d efen d an t in d u ced a b reach o f co n t ract u a l

o b l i g at i o n s o r cau s ed a p art y o r t h i rd part i es to d is co n t i n ue o r fai l t o

en t er i n t o an an t i ci p at ed b u s i n es s rel at i on s hi p w i th t h e p l ai n t iff; an d (4 )

t h e d efen dan t ’ s t ort io us co n du ct pro x i m at el y ca u s e d d am ag e to th e

p l ai n t i ff. 2 7

An d t h ere i s n o req ui rem en t th at “ a v a l i d c o n t r act al read y ex i s t t o es t ab l i s h o r

m ai n t ai n a cl ai m

fo r t o rt i o u s i n t erferen ce wi t h a b u s i n es s rel at i o n s h i p .” 2 8

2 6 W i l l i a m s

, 3 0 8 Ga. at 2 7 0 (2 ) (p u n ct u at i o n o m i t t ed ); a cco r d Au s t i n v. Cl a r k

, 2 9 4 Ga. 7 7 3

, 7 7 4-7 5 (7 5 5 SE2 d 7 9 6 ) (2 0 14 ).

2 7 Met r o At l a n t a Ta s k Fo r ce f o r t h e Ho mel es s

, In c. v. Ich t h u s Cmt y. Tr

. , 2 9 8 Ga.

2 2 1

, 2 3 0 (2 ) (c) (i ) (7 8 0 SE2 d 3 1 1 ) (2 0 1 5 ) (p u n ct u at i o n o m i t ted ); a cco r d S tef a n o Ar t s

v. S u i , 3 0 1 Ga. Ap p . 8 5 7 , 8 6 1-6 2 (2 ) (6 9 0 SE2 d 1 97 ) (2 0 1 0 ).

2 8 M et ro At l a nt a Ta sk Fo r ce f o r t h e Ho m el es s

, In c.

, 29 8 Ga. at 2 3 0 (2 ) (c) (i ).;

s ee Ren d en

, In c. v. Li b er t

y Rea l Es t

. Lt d

. P’s h i p III

, 21 3 Ga. Ap p. 3 33

, 33 4 (2 ) (4 4 4

SE2 d 8 14 ) (1 9 9 4 ) (“ Pro o f o f a v al i d an d en fo rceab l e co n t ract i s n o t req ui red a s an

el em en t of a cau se o f act i o n fo r i n t en t i o n a l t o r t i ou s in t erferen ce w i t h b u s i n es s

rel at i o n s .”).

19Here, S&H’ s co m p l ai n t a l l e g ed t h e RE/ M AX p art i es (1 ) h i red Parn el l to

p erfo rm t h e s am e o r s u bs t an ti al l y s i m i l ar s e r v i c e s t o t h o s e h e p erfo rm ed fo r S&H

wi t h i n t h e s am e g eo g rap hi c reg i o n ; (2 ) co n s p i red wi t h o r fo st ered Parn el l ’ s b reach o f

t h e n o n-co m

p et it i on cl au ses in h i s em p l o y m en t ag reem en t ; (3 ) co nt i n u ed t o b reach

t h e no n -s o li ci t at i o n an d n o n -co m p et i ti o n cl au s es wi th Parn el l ev en aft er recei v i n g

n o t i ce o f t h e ag reem en t ; (4 ) act ed w i t h m al i ce t o i nju re S & H ’s cu rren t b u s i n es s

rel at i o n s h i p s wi th i t s cl i en t s an d cu st o m ers o r i t s p ro s p ect i v e cl i en t s an d cu s t o m ers ;

an d (5 ) cau s ed S&H’ s cl i en ts an d cu s t o m ers o r p ro s p ect i ve cl i en t s an d cu s t o m ers to

d i s co n t i n u e t hei r rel at i o n s h i p s o r d i s cu s s io n s fo r fu rt h er b u s i n es s rel at i o ns h i p s wi th

S&H.

As t o th e r e q u i rem en t t h at t h ei r t o rt i ou s act i o n s m u s t b e d o n e wi t h o ut

p ri v i leg e, 2 9 t h e RE/ M AX p art i es ar gue that S&H’ s cl ai m fo r t o rt i o u s i n t erferen ce wi th

b u s i n es s rel at i o n s h i p s fai l s b ecau s e t he co m p l a i n t d i d n o t al l eg e t h ey were a

“ s t ran g er” t o Parn el l ’ s em pl o y m en t ag reem en t o r his unde r ly ing b u s i n es s rel at i o n s h ip

wi t h S&H. In th i s r e g ard

, o u r Su p rem e Co u rt has em p has i zed t h at “ t o b e l i a b l e f o r

t o r t i o us i n t er

f er en ce wi t h b u s i n es s r el a t io n s

, o n e mu s t b e a s t r a n ger t o th e b u s i n es s

2 9 S ee s u p r a n o t e 2 7 & acco m

p an y i ng t ex t

.

20r el a t io n s hi

p g ivi n g r i s e t o a n d u n d

er p i n n i n g t h e co nt ra ct

. ” 3 0 An d wh en a d efen d an t

h ad “ a leg i ti m at e i n t eres t in ei t h er t h e co n t ract o r a p art y t o t h e co n t ract

, h e i s n o t a

s t ran ger t o t h e co nt ract i t sel f o r t o t h e b u s i n es s rel at i o n sh i p g i v i n g r i s e t heret o an d

u n d erp i n n i n g th e co n t ract .” 3 1 Fu rt herm o re, t h e fact t h at “ a d efen d an t d i d n o t s i g n t h e

co n tract [d o es n o t ] p recl ud e a fi n d i n g t h at he was n o s t ran g er t o t he co n t ract .” 3 2

Si m p l y pu t, al l p art i es t o “ an i nt erwo v e n c o n t r a ct u al arran gem en t are n o t l i ab l e fo r

t o rt i o u s i n t erferen ce wi t h an y o f t h e co nt ract s o r b u si nes s rel at i o n s h i ps .” 3 3 Th u s

, fo r

t h i s reas o n

, “ p ro o f t h at t h e d efen d an t was n o s t ran g er to t h e b u s i n es s rel at i o n s at i s s u e

i s fat al t o t h e p l ai n t i ff’ s cl ai m o f t o rt i o u s i n terferen ce wi t h b u s in es s rel at io n s .” 3 4

3 0 S t ef a n o Ar t s

, 3 0 1 G a. Ap p

. at 8 6 2 (2 ) (p un ct u at i o n o m i tt ed ); a cco r d Ren d en

, In c.

, 2 13 Ga. Ap p. at 3 3 4 (2 ) (b ) (“ Th e t o rt feas o r m us t b e a ‘ s t ran g er’ t o t h e b u s i n es s

rel at i o n s h i p at i s s u e; a p art y

, u n d er ap p ro p ri at e ci rcu m s t an ces

, can b e a n on -s i g n er

o f a p art i cu l ar co n t ract an d y et n o t b e a s t ran g er t o t h e c o n t r a ct i t s el f o r t o t h e

b u s i n es s rel at i on s h ip g i vi n g ri s e t h eret o an d u n derp i n n i n g i t.”).

3 1 S t ef a n o Ar ts

, 30 1 Ga. Ap p

. at 8 6 2 (2 ) (p u n ct u at i o n o m i t ted ); a cco r d Co x v.

Ci t y o f At l a n ta , 2 6 6 Ga. Ap p

. 3 2 9 , 3 3 2 (1 ) (5 96 SE2 d 7 8 5) (2 00 4 ).

3 2 S t ef an o Ar ts

, 3 0 1 Ga. Ap p

. at 86 2 (2 ) (p u n ct u at i o n o m it t ed ); acco r d Co x

, 2 6 6

Ga. Ap p . at 3 3 2 -3 3 (1 ).

3 3 S t ef a n o A r t s

, 3 0 1 Ga. Ap p

. at 86 2 (2 ) (p u n ct u at i o n o m it t ed ); acco r d Co x

, 2 6 6

Ga. Ap p . at 3 3 3 (1 ).

3 4 S t ef an o Ar ts

, 3 0 1 Ga. Ap p

. at 8 6 2 (2 ) (p un ct u at io n o m i t t ed ); a cco r d Co x

, 2 6 6

Ga. Ap p . at 3 3 3 (1 ).

21Here, ev en accep t i n g t he fact u al al l eg at i o n s i n S&H’ s co m p lai n t as t ru e, i t i s

ev i d en t t hat t h e RE/ M AX p art i es were n o t s t ran g ers t o t h e em p l o y m en t ag reem en t o r

t o th e u n derl y i n g b us i n es s rel at i o n s h i p b et ween Parn el l an d S&H— ev en i f t h ey were

n o t si g nat o ri es t o t h e ag reem en t

. In deed

, acco rd i n g t o t h e co m p l ai n t

, t h e RE/ M AX

p art i es h i red Parn el l t o p erfo rm t h e s am e or s i m il ar real es t at e s erv i ces t h at h e

p erfo rm ed fo r S&H, an d t h ey t h en co n s p i red wi t h h i m i n h i s al leg ed co n t ract u al

b reach es

. No t o n l y t h at

, t h e co m p l ai nt al l eg ed Parn el l co m m u n i c a t e d wi t h an d

s o l i ci t ed S&H’ s cl i en t s o n b eh a l f o f t h e RE/ M AX p art i es

. In o th er wo rd s

, t h e

RE/ MAX p art i es had a l eg it im at e fi nan ci al i n teres t i n Parn el l p o ten t i al l y v i o l at i n g t h e

ag reem en t b y i nd u ci n g S&H’ s cl i en t s o r p o t en t i al cl i en ts to m ov e t h ei r bu s in es s fro m

S&H t o RE/ M AX. Th u s

, S&H’ s co m p l ai n t fai l ed t o al l eg e an y f a c ts

, m u ch l es s

s u ffi ci en t fact s

, t o es t ab li s h t h at t h e RE/ M AX p art i es were st ran g ers t o t h e ag reem en t

o r b u s i n es s rel at io n s h i p s u n d erl y i n g i t

, an d th us

, t h e tri al co urt erred i n d en y i n g t h ei r

m o ti o n t o d i s m i s s Co u n t 2 o f t he co m pl ai n t

. 3 5

3 5 S ee Co x

, 2 66 G a. A p p

. at 3 33 (1 ) (h o l d i n g t h a t a c i ty an d i ts p o l i ce

d ep art m en t were n o t s t ran gers t o a p r os p ect i v e b u s i n es s rel at i o ns h i p b et ween a

s ecu ri t y s erv i ce co m

p an y an d p ro fes s i o n al b as eb al l t eam t h at wo u l d p ro v id e o ff-d u t y

o ffi cers as s ecu ri t y fo r t h e t ea m ’s s t a d i u m

, an d t h u s, t h e s ecu ri t y co m pan y d i d n ot

h av e cl ai m fo r t o rt i o u s in t erferen ce wi t h b u s i n es s rel at i o ns ag ai n s t ci t y an d p o l i ce

d ep art m en t ); Ren d

en

, In c.

, 2 1 3 Ga. Ap p. at 3 3 5 (2 ) (b ) (h o l d i n g t h at t h e p lai n t i ff, wh o

s u b l et a p ro p ert y fro m an o t h er en t i t y was n ot a s t ran g er to t h e l eas e ag reem en t

22Fo r al l t h es e reas o ns

, we rev ers e t h e t ri al co u rt ’ s d en i al o f th e RE/ M AX

p art i es ’ m o t i o n t o d i s m i s s Co u n t 2 o f t h e co m p l ai n t

, v acat e i t s g ran t o f S&H’ s m o t i o n

fo r a t em p o rary i n ju n ct i o n

, a n d r e m an d t h e cas e fo r fu rt h er p ro ceed i n g s co n s i s t en t

wi t h t h i s o p i n i o n

.

Ju d g men t r ever

s ed i n p a r t

, va ca t ed i n p a r t

, a n d ca s e r ema n d

ed wi t h d i r ect i o n.

Mer ci er a n d Ma r kl e, JJ., co n cu r

.

b et ween t h at en t i t y an d i t s lan d l o rd

, an d t h u s

, co u l d n ot s u s tai n a t ort i ou s in t erferen ce

cl ai m ag ai n st th e l an d l o rd wh o o wn ed t h e p ro p ert y ) ; s e e a l s o At l an t a Mkt

. Ct r

. Mg mt

., Co

. v. McLa n e

, 2 6 9 Ga. 6 0 4

, 6 08 -0 9 (2 ) (5 0 3 SE2 d 2 7 8 ) (1 9 9 8) (h o l d i n g t h at

t h e t ri al co u rt co rrect l y g ran ted s u m m ary ju d g m en t t o a part y as t o a cl ai m o f t o rt i ou s

i n t erferen ce wi t h a co n t ract wh en t h e defen dan t was no t a s t ran g er t o t h e em p l o y m en t

co n tract at i s s u e). Cf

. Met r o At l a n t a Ta s k Fo r ce f o r t h e Ho mel es s

, In c

. , 2 9 8 Ga. at

2 3 0 (h o l d i n g t h at a cl ai m o f to rt i o u s i n terferen ce wi t h b u s i n es s rel at i o n s h i p s s u rv i v ed

a m o t io n fo r s u m

m ary ju d g m en t wh en t h e defen d an t s were “ n o t i n an y way p ri v y ” to

t h e b u s i n es s rel at i o n s h i p at i s su e). Al t h o u gh S&H arg u es t h e RE/ M AX part ies can n ot

as s ert a “ q u al i fi ed pri v i l eg e fo r act s al l eg ed i n t h e [c] o m p l ai n t [,] ” i t wh o l l y fai l s to

ack n owl ed ge o r ad d res s t he i s s u e o f wh et h er t h e RE/ M AX part i es w ere s t ran g ers to

t h e em p lo y m en t ag reem en t o r i t s b u s i n es s rel at i o n s h ip wi t h Parn el l. Ad di t i o n al l y

, to

t h e ex t en t Parn el l o r t h e RE/ M A X p art i es arg u e t he em p lo y m en t ag reem en t i s v o i d,

i t i s p rem at u re fo r t hi s Co u rt t o ad d res s t h at arg u m en t becau s e t h i s i s s u e i s s t i l l

p en di n g befo re t h e t ri al co u rt

, an d i n an y ev en t

, we h av e rev ers ed t h e t r i a l co urt ’ s

g ran t o f t h e t em

p o rary i n ju n ct i o n , wh i ch i s t h e ru l i n g b ei n g ap p eal ed

.

23