FI RST DI VI SI ON

BA RNES, P. J.

, BROWN and HODGES, 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

M ar ch 18, 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 21 9 . W ILLIAM S v . J AM O NT et al

.

B R O W N , J u d g e.

Th i s act io n al l eg es v ari o us i m p ro p ri et i es rel at ed to t he sal e an d fi n an ci n g o f a

h o m e p u rch as ed b y pl ai n t i ff So n ja W i ll i am s fro m J o h n J am o n t

. W i l l i am s as s ert ed

v ari o u s cl ai m s ag ai n s t J am on t

, J am o n t H om es

, In c., 2 2 1 0 A t l an t a, LLC, an d Tri pac

Gen eral Co nt rac t o rs

, In c. (co l l ect i v el y “ Defen d an t s ”), i n cl u d i n g wro n g fu l

fo recl o s ure, at t em

p t ed wro n g fu l fo recl o s u re, b reach o f co n t ract

, an d frau d

. 1 Th e t ri al

co u rt g ran t ed s u m

m ary ju dg m en t t o Defen d an t s an d W il l iam s ap p eal s

. W i l l i am s al s o

1 W h i l e t h i s act i on w as p en di n g

, Jam o n t fi l ed a d i s po s s es s o ry act i o n ag ai n s t

W i ll i am s i n t he M ag i s trat e Co ur t o f Fu l t o n Co u n t y ; W il l iam s fi l ed a co u n t ercl ai m

. Th e m ag i s t ra t e c o urt g ran t ed a w ri t o f p o s s es s i o n an d t ran s ferred W i l l i am s ’

co u nt ercl ai m to t h e s u p eri o r co u rt

. W i l l i am s al s o fi l ed an a p p eal of t h e wri t o f

p o s s es s i o n t o t he Su p eri o r Co u rt o f Fu l t o n Co u n t y

. Th e p art i es ag reed t o co n s o l i d at e

t h e t wo cas es

.ap p eal s t h e t r i al co u rt ’ s g ran t o f Defen dan t s ’ m o t i o n fo r wri t o f p o s s es s i o n an d i t s

d en ial o f W i l l i am s ’ m o t i o n fo r d efau l t ju d gm en t

. 2 Becau s e W i ll i am s is bo u n d b y h er

ad m i s s i o n s i n t h i s cas e, we affi rm

.

Su m m ary ju d g m en t i s pro p er wh en t h e r e i s n o g en u i ne i s s u e o f

m at eri al fact an d t h e m o van t i s en t i t l ed to ju dg m en t as a m at t er o f l aw.

OCGA § 9 -1 1 -5 6 (c). A d e n o v o s t an d ard o f rev i ew ap p l ies t o an ap peal

fro m a g ran t o f s u m

m ary ju d g m en t

, an d we v i ew t h e e v i d e n ce, an d al l

reas o n ab l e co n cl u s i o n s an d i n feren ces drawn fro m i t , i n t h e l i gh t m o s t

fav o rab le t o th e n on m o v an t

.

(Ci t at i o n an d pu n ct u at i o n o m i t t ed

. ) Bl o u n t v. Co l leg e Gl en Co n do

. As s n

. , 3 6 2 Ga.

Ap p

. 13 3 (8 6 6 SE2 d 8 4 3 ) (2 0 2 1). So v iewed

, t h e reco rd s h o ws t h at on J u ly 2

, 2 0 1 7,

W i ll i am s as th e “ Bu y er” an d J am o n t

, o n b eh al f o f 2 2 1 0 At l an t a, LLC, as t he “ Sel l er”

ex ecu t ed a Pu rch as e an d Sal e A g reem en t fo r th e s a l e o f 82 2 J am o nt Ci rcl e, fo r t h e

p u rch as e p ri ce o f $ 8 0 0

, 0 0 0

. W il l i am s p u t d o wn $ 50 ,0 0 0 i n earn es t m on ey an d ag reed

t o p u t d o w n an ad d it i on al $ 3 0 ,0 0 0 fo r a t o t al d own pay m en t o f $8 0

, 0 0 0

. 2 2 1 0 At l an t a

a g reed “ t o fi nan ce t h e res t o f t h e pu rch as e p ri ce at [5 p ercen t ] am o rt i zed o v e r 3 0

2 A l t h o ug h W i l l i am s ’ n ot i ce of ap p eal s t at es t h at s h e i s ap p eal i n g t h e o r d e r

d en y i n g h er m o t i o n fo r d efau l t ju d g m en t

, s h e d o es n ot rai s e t h e ru l i n g i n h er b ri ef.

Acco rd in g ly

, s h e h as ab an d o n ed an y ch al l en g e t o i t o n ap peal

. See Bl a l o ck v.

Ca r t wr i gh t , 3 0 0 Ga. 8 8 4 , 8 89 (III), n .4 (7 9 9 SE2 d 2 25 ) (2 0 1 7 ).

2y ears an d p ay o ff i n [3 5 m o n t h s ] .” An Am en d m en t t o t h e Pu rch as e an d Sal e

Ag reem en t p ro v i d ed t h at W i l l i am s rel eas ed 22 1 0 A t l an t a from its “ obl i gat i on t o m ak e

an y i m p ro v em en t s t o t he b as em en t bey o n d t h e co n d it i on t h at it was s o ld at t h e t i m e

o f cl o s i n g (u n fi n i s h ed ).”

W i l l i am s cl os ed o n t he p ro p ert y o n J u ly 18

, 2 01 7

. T h e at t o rn ey wh o co n d u ct ed

t h e cl o s i ng o n th e p ro p ert y av erred t h at a t ru e an d co rre c t co p y o f t h e Cl o s i n g

St at em en t refl ect ed a p u rch as e p ri ce o f $ 9 0 0

, 0 0 0

, wh i ch in cl u d ed a $ 1 0 0 ,0 0 0 cred i t

fo r t h e u n fi n i s h ed b as em en t

, an d t h at b o t h W i l l i am s an d J am o n t ag reed t o t h e fi g u res

an d cal cu l at i o n s i n t h e Cl o s i n g St at em en t

. Th e at t orn ey al s o e xpla i ne d th e Pro m i s s o ry

No t e t o W i l l i am s an d d es cr i b e d i t s t erm s b efo re ob s erv in g W il l iam s s ig n t h e No t e.

Th e Pro m i ss o ry

No te p ro v i ded t h at W i l l iam s p ro m i s es t o p ay J am o nt

t h e p ri n ci p al s u m o f [ $ 7 2 0 ,0 0 0] wi t h i n t eres t o n t h e o u t s t an d i n g

p r i n c i p al b al an ce o f t h i s No t e u n ti l fu l l y p ai d at a rat e o f fi v e pe r c e n t

(5 .0 % ) p er an n um wi t h m o n t h l y p ri n ci p a l a n d i n t eres t p ay m en t s o f

three tho us a nd e i g h t hundred s ix ty -fi v e a nd 1 2 / 10 0 Do ll a rs

($ 3 ,8 6 5 .1 2)

. Pay m en t s s hal l b e m ad e m o n t h ly beg i n n i n g o n Aug us t 2 8

,

2 0 1 7

, an d co n t i nu i n g t h e ei g h t een t h d ay o f each m o n th t h ereaft er. T he

en t i re u n p ai d p ri n ci p al b al an ce h ereo f, t o g et her wi t h al l accru ed i n t eres t

t h ereo n , s h al l b e d u e an d p ay ab l e i n fu l l o n June 1 8

, 2 0 2 0.

3(Em

p h as i s i n o ri g in al .) Aft er W i l l i am s s ig n ed t h e N o t e, t h e at t orn ey ex p l ai ned t o h er

t h e Secu ri t y Deed an d W il li am s ex ecu t ed t h at d o cu m en t i n h er p res en ce. Th e Secu ri t y

Deed p ro v id ed th e co l l at eral t o t h e l oan an d p ro v i d ed J am o n t t h e leg al ri g h t to

fo recl o s e o n t h e p ro p ert y

. W i l l i am s n ev er ex p res s ed an y q u es t i o n s o r co n cern s ab o ut

an y o f t h e d o cu m en t s.

Aft er J am o nt al l eg ed l y b eg an fo recl os u re p ro ceed i n g s ag ai n s t h er, W i l l i am s

fi led a veri fi ed co m

p l ai nt o n J u l y 1 8, 2 0 19

, al l eg in g v ari o u s c l ai m s as fo l l o ws : (1 )

wro ng fu l fo recl o s u re an d at tem p t ed wro n g fu l fo recl o s u re ag ai n s t J am o n t ; (2 ) b reach

o f co n t ract as t o 22 1 0 At l an t a fo r fai l i ng t o ex t en d fi n an ci n g an d fai l in g t o m ak e

n eces s ary rep ai rs to t h e h o m e; (3 ) frau d as t o J am o n t i n t h at W il l iam s al l eg es t h at s h e

was p res en t ed wi t h a cl o s i n g s t at em en t wh i ch refl ect ed a p u rch as e p ri ce o f $ 9 0 0 ,0 0 0

wh i ch J am o n t ad v is ed t h at h e wo u l d ch an g e t o refl ect th e co rrect am o u nt o f $ 8 0 0 ,0 0 0

an d p ro v i d e i t t o her, b u t t h at h e n ev er d i d

, an d t h at J am o n t f o r g e d Wi l l i am s ’

s i gn at u re o n t h e No t e; (4 ) pi erci n g t h e co rp o rat e v e i l a s t o al l Defen d an t s ; an d (5 )

at t o rn ey fees as t o al l Defen d an t s

.

Defen d an t s fi l ed a v e r i f

i e d a ns wer an d co u n t ercl ai m fo r frau d an d b reach o f

co n tract

, an d a m o ti o n to d i s m i s s fo r fai l u re to s t at e a cl ai m

. In th ei r an s wer an d

co u nt ercl ai m

, Defen d an t s al l eg ed th at W i l l i a m s h a d m ad e a t o t al o f ei g h t een

4m o rt g ag e p ay m en t s an d was b eh i n d ei g h t m o rt gag e p ay m en t s

, an d th at sh e h ad fai l ed

t o p ay t wo y ears o f real es t at e p ro p ert y t ax es

. In t h ei r m o t i o n to d i s m i s s

, Defen d an t s

ex p lai n ed t h at W i l l i am s p u rch as ed t h e p ro p ert y fo r $ 9 0 0 ,0 00

, an d t h at s he recei v ed

a $ 1 0 0

, 0 00 cred i t t o ward pu rch as in g t h e p ro p ert y i n ex ch an g e f o r rel eas i n g 2 2 1 0

At l an t a fro m t h e o b li g at i o n o f fi n i s h i n g her b as em en t; “ [b ] ecau s e of t h i s reas o n,

[W il l i am s ] was a b l e t o a f f o rd t h e h o u s e.” W i l l i am s p u t d o w n $ 80 ,0 0 0 an d J am o nt

ag reed t o o wn er-fi n an ce t h e rem ai n d er o f t he $ 7 2 0 ,0 0 0 l o an

. Defen d an t s al s o al l eg ed

t h at W i l l i am s fi l ed fo r b an k ru p t cy i n an effo r t t o “ hi n der t h e fo recl o s ure o f t h e

Su b ject Pro p ert y .”

Th e t ri al co u rt en t ered a co ns o l i d at ed s ch ed u l in g o rd er o n Oct o ber 2 1

, 2 0 1 9,

an d g av e t h e part i es u n t i l J u n e 2 2

, 2 0 2 0

, t o co m p l et e d i s co very

. 3 In t he m ean t i m e, as

n o t ed i n fo o tn ot e 1, s u p ra, o n J an u ary 1 3

, 2 0 2 0

, Jam o n t fi l ed a d i s po s ses s o ry act i o n

ag ai n s t W i l l i am s i n m ag is t rat e co u rt

, al l eg i n g t h at s h e was occu p y i ng th e p ro p ert y as

3 On M arch 1 4

, 2 0 20

, i n res p on s e t o t h e COVID-1 9 p an d em i c, t h e Ch ief J u s t i ce

o f t h e Su p rem e Co urt o f Geo rg i a d ecl ared a s t at ewi d e ju d i ci al em erg en cy pu r s u a nt

t o OCGA § 3 8 -3 -6 1 et s eq . Pu rs u an t t o t h e em erg en cy o rd er i n i t i al l y i s su ed o n t h at

d at e, d ead l i n es i m

p o s ed o n co u rt s were s u sp en d ed an d t o ll ed

. On Ju n e 1 2, 20 2 0

, t h e

Th i rd Ord er E x t en d i n g t h e Decl arat i o n o f St at ewi d e Ju d i ci al Em erg en cy an n o u n ced

a p l an t o rei m

p o s e al l d ead l i n es an d o t h er t i m e s ch ed ul es an d fi l i n g req u i rem en t s fo r

fo u r m o n t h s fo r cas es t hat w ere p en d in g b efo re t h e M arch 1 4 Ord er. Acco rd in g l y

, t h e

d at e fo r t h e en d o f d i s co v ery was n o w Oct o b er 2 2 , 2 0 20

.

5a t en an t a t s u f f eran ce. W i l l i am s fi led a co u n t ercl ai m

. On Feb ru ary 1 2

, 2 0 2 0

, t h e

m ag i s t rat e co u rt gran t ed J am o n t a w ri t of p o s s es s i o n an d t ran s ferred W i l l i am s ’

c o u n t ercl ai m t o t h e su p eri or co u rt

. W i l l i am s al s o fi l ed an ap p eal o f t h e wri t o f

p o s s es s i o n t o t he Su p eri or Co urt o f Fu l to n Co u nt y

. Su b s eq u en t l y

, t h e p art i es fi l ed a

jo i n t m o t i o n t o co n s o l i d at e t h e d i s p os s es so ry act i o n an d W i ll i am s ’ wro n g fu l

fo recl o s ure act i o n a n d o n No v em b er 2 0

, 2 0 2 0

, th e t ri al co u rt ag reed

, i s s u i n g a

“ Co n s en t Ord er o f Co n so l i d at i o n .”

On Au g us t 6 an d 1 2, 2 0 2 0

, J am o n t serv ed o n W il l iam s h i s fi rs t req u es t s fo r

ad m i s s i o n s

, i nt erro gat o ri es

, an d req u es t s fo r p ro d u ct io n o f do cu m ents

. On Sep t em b er

2 8

, 2 0 20

, 2 2 10 At l an t a s erv ed on W i l l iam s i t s fi r s t r eq u es t s fo r ad m i s s i o n s

,

i n t er r o g a t o ri es

, an d req ues t s fo r p ro d u ct i on o f d ocu m en t s

. 4 On Oct o b er 7

, 2 0 2 0,

J am o n t H o m es s erv ed o n W i l l i am s i t s fi rs t req u es ts fo r ad m is s i o n s, i nt erro g at o ri es

,

an d req u es t s fo r p r o d u c t i o n o f d o cu m en t s

. W i l li am s fai l ed to res po n d

. Defen d an t s

fi led a m o t io n fo r s um m a r y ju d g m en t on Decem b er 1 7

, 20 2 0. Fo l l o wi ng a h eari n g,

t h e t ri al co u rt g ran t ed t h e m o ti o n

, ru l i n g th at “ [b ] ecau s e [W i l l i am s] n ei t h er o b ject ed

4 On Oct o ber 2

, 2 0 2 0

, Defen d an t s fi l ed a m o t i o n fo r am en ded s ch ed u l i n g o rd er

a s k i n g t h at d i s co v ery b e ex ten d ed u n t i l J an u ary 1

, 2 02 1

. Defen d an t s n o t ed t h a t

W i ll i am s h ad n o t y et res p o nd ed t o J am o n t ’ s d i s co v ery req u es t s a n d t h at t h e o t h er

d efen d an t s were pro po u n d in g ad d i t io n al d i s co very

. Th ere i s n o th i n g i n t h e reco rd

refl ect i n g t h at t h e t ri al co urt ev er g ran t ed t h is req u es t

.

6t o n o r d en i ed th e req u es t s fo r ad m i ss i o ns

, t h ey are d e e m e d ad m it t ed as a m at t er o f

l aw. As a res ul t o f t h es e ad m i s s i o n s

, t h ere are n o m at eri al i s s ues o f t ri ab le fact s an d

Defen d an t s are en t i tl ed t o ju d g m en t as a m at t er o f l aw.” W i l l i am s fi l ed a m ot i o n fo r

r e c onside r a tion, a r gu i n g t h at Defen d an t s were req u i red t o fi l e t h ei r d is co v ery req ue sts

wi t h i n t he d i sco v ery p eri od so t h a t t h e r es p on d i n g p art y h as t h e req u i red t i m e to

res p o n d wi t h in t h e d i s co v ery p eri o d

, an d t h at Defen d an t s t aci t ly ad m i t t ed th ei r o wn

m i s t ak e b y fi l i n g t h ei r m o t i o n fo r am en d ed s ch ed u l i n g o rd er. In her m o t i o n fo r

re c o n s i d e rat i o n

, W i l l i am s as k ed t h at th e co urt g i v e h er an o p p o rt u n i t y t o wi t h d raw

t h e req u es t s fo r ad m i s s i o n s

. Th e t ri al co u rt d i d n o t r u l e o n t h e m ot i o n fo r

reco n s i d erat i on

.

A m o n t h l at er, t h e t ri al co u rt i s s u ed an o rd er g ran ti n g J am o n t ’ s m o t io n fo r wri t

o f p os s es s i o n

, ru l i n g t h at t h e co u rt h ad co n si d er e d W i l l i am s ’ ap peal o f t h e

d i s p o s s es s o ry act i o n an d h er cl ai m s in b o t h act i o n s, an d t h a t t h e co u rt d et erm i n ed

t h at

, as a m at ter o f l aw, Defen d an t s were en t i t l ed t o ju d g m en t o n al l cl ai m s

. It

t h erefo re co n cl u d ed t h a t “ [ t ] here i s n o o t h er leg al o r fact u al b as i s to fi n d t h at

[W il l i am s ] h as an y l eg al ri g h t to rem ai n at th e p ro pert y an d [J am o nt ] i s en t i t l ed t o a

wri t of p o s s es s i o n

. . . i n s ta n t er .” Th e t ri a l c ou rt al s o den i ed W i l l i am s ’ m o t i o n fo r

d efau l t ju d g m en t o n th e gro u n d t h at Defen dan ts were n o t req u ired t o fi le an an s wer

7t o W i l l i am s ’ ap p eal /t ran sfer o f t h e d i s p o s s es s o ry act i on b ecau s e t he reco rd co n t ai n ed

n o ev i d en ce th at a s u m

m o n s was ev er i s s u ed m

u ch l es s s erv ed

. Th i s ap p eal fo l l o wed

.

1

. W i l l i am s co n t en d s g en eral l y t h at t he t ri al co u rt e r r e d in gr a nt i n g Defen d an t s ’

m o ti o n fo r s u m

m ary ju d g m en t

.

(a) Rel y i n g o n Ba rt o s z v. Ch a p p a r a l En t er

p r i s es

, 2 7 1 G a. Ap p. 24 6 (6 0 9 SE2 d

1 8 5 ) (2 0 0 5 ) an d Na t

. Ba n k o f Ga

. v. Hi l l

, 1 48 Ga. Ap p

. 6 8 8 (2 5 2 SE2 d 1 9 2 ) (1 9 7 9 ),

s h e arg u es s p eci fi cal l y t h at t h e t ri al co u rt erred i n g r a n t i n g t h e m o t i o n b as ed o n

ad m i s s i o n s t h at were “ n ev er i n t ro d u ced b y Defen d an t s o r ad m i t t ed i n t o ev i d en ce[.] ”

W i ll i am s ’ rel i an ce o n t h o s e c a s es an d t h i s l eg al p ri n ci pl e i n t hi s cas e, h o wev er, i s

m i s p l aced

. Bo th o f t h o se cas es i n v o l v ed t ri al s wh ere a ju ry o r ju d g e s at as t h e t ri er o f

fact

. Th i s cas e i nv o l v es a m o ti o n fo r s u m m ary ju d g m en t

. Th e t ri al co u rt d oes n o t s i t

as t h e t ri er o f fact o n a m o t i o n fo r s u m m ary ju d g m en t ; rat her i t d et erm i n es wh et h er

an y s u ch i s s u es o f m at eri al fact ex i s t t h at m u s t go t o a ju ry

. Th e s i t u at i o n h ere i s t hu s

wh o l l y i n ap p o s i t e fro m B a r t o s z an d Hi l l

. Acco rd i n g ly

, we fi n d n o m eri t i n t h i s

en u m erat i o n o f erro r.

(b ) W il l i am s al s o co n t en d s t h at t h e t ri al co u rt erred wh en i t ru l ed t hat s h e was

req u i red t o res po n d t o Defen d an t s ’ u n t im el y req u es t s fo r ad m i s si on s

. In p art i cu l ar,

W i ll i am s t ak es i s s u e wi t h t h e r e q u e st s fo r ad m i s s i o n s s erv ed b y d efen d an t J am o nt

8Ho m es o n Oct o ber 7

, 2 0 2 0

, b eca u s e t h e al lo t t ed 3 0 d ay -t i m e p eri o d t o res p o n d to

t h o s e req u es t s fel l o u t s i d e t he d i s co v ery d ead li n e o f Oct o b er 2 2

, 2 02 0 ; as W i l l i am s

s ees it

, “ Defen d an t s were req u i red t o s erv e [t h ei r] d i s co v ery req u es t s i n a m an n er t h at

al l o t t ed [h er] t h e req u i s it e am o u n t o f t im e t o res p o n d

. . . p ri o r t o t h e en d o f t h e

d i s co v ery d ead l in e.” Sh e al s o cl ai m s

, h o wev er, t hat Defen d an t s s erv ed t h ei r req u es t s

fo r ad m is s i o n s wel l aft er t h e J u n e 2 2 , 2 0 20 , d is co v ery d ead l i n e.

At t h e o ut s et

, i t i s i m

p o rt an t t o m ak e cl ear as we d o i n fo o t n o te 3 , s up ra, t h at

t h e Ch i ef J u s ti ce’ s em erg en cy o rd er ex t en d ed t h e d i s co v ery d ead l i n e i n t h i s cas e to

Oc t o b e r 2 2

, 2 0 2 0; i t was n o t J u n e 22

, 2 0 2 0

, as W i ll i am s p o s i t s

. W h i l e we are

co g ni zan t o f t h e co n fu s i o n an d d i ffi cu l t i es t h at m ay h av e res u l t ed wi t h i n t h e co u rt s

fro m t h e em erg en cy o rd ers

, W i l l i am s ’ p ro s e s t at u s d o es n o t ex cu s e h er fro m k n o wi n g

t h e ru l es an d pro ced u res o f th e co u rt s

. As t h i s Co u rt h as h el d

, a p ro s e l i t i g an t ’ s s t at u s

“ affo rd s [h er] no b as i s fo r r e l i ef s i n ce i n a ci v il cas e, t h e co u rt can n o t pu t a p ro s e

l i ti g an t o n a d i fferen t s tan d ard fro m o n e rep res en t e d b y co un s el

. ” (Ci t at i o n an d

p u n ct u at i o n o m i t ted .) Tu r n er v. Mi z e

, 2 8 0 G a. A p p

. 2 5 6, 2 5 9 (1 ) ( 6 3 3 SE2 d 6 4 1 )

(2 0 0 6).

Tu rn i n g t o t he m eri t s o f W i l l i a m s ’ arg u m en t

, OCGA § 9 -1 1 -3 6 g o v ern s

req u es t s fo r ad m is s i o n s

. It p r o v i d es th at a p art y m ay serv e up o n an o t h er p art y a

9wri t ten req ues t fo r t h e ad m i s s i o n o f t h e t ru t h o f an y m at t er t h at i s n o t p ri v i l eg ed an d

i s rel ev an t t o t he pen d i n g act io n

. See OCGA § 9 -1 1 -3 6 (a) (1 ). See al so OCGA § 9

-

1 1 -2 6 (b ) (1 ). OCGA § 9 -1 1 -3 6 (a) (2 ) fu rt h er p ro v id e s : “ [ t ] h e m at t er i s ad m i t t ed

u n l e s s

, wi t h i n 3 0 d ay s aft er s erv i ce o f t h e req ues t o r wi t h in su ch sh o rt er o r l o n g e r

t i m e as t h e co u rt m ay al l o w, t he p art y t o wh o m t h e req u es t i s d irect ed s erv es u p o n t h e

p art y req u es t in g t h e ad m i s s i o n a wri t t en an s wer o r o b ject i on ” o r req u es t s “ d eferm en t

o f i t s o b l i g at i o n t o res p o n d t o th e req u es t s

, o r s eek [s ] a p ro t ect i v e ord er.” (Em p h as i s

s u p p li ed .) G

. H. Ba s s & Co

. v. F u l t o n Co u n t

y Bd

. o f Ta x As s es s o r

s

, 2 6 8 Ga. 3 2 7

, 3 3 0

(2 ) (4 8 6 SE2 d 8 1 0 ) (1 9 9 7 ). If a p art y fai l s t o av ai l i ts el f o f a n y o f t h es e rem ed i es

,

“ [a] n y m at t er ad m i t ted u nd er t h i s Co d e s ect i o n i s co ncl u s i v el y es t ab l i s h ed u n l es s t h e

co u rt , o n m o t i o n , p erm i ts wi th drawal o r am en d m en t o f t he ad m i s s i on .” OCGA § 9

-

1 1 -3 6 (b ). “ Th e co u rt m ay perm i t wi t h d rawal or am en d m en t i f i t w i l l s u b s erv e t h e

p res en t at i o n o f t he m eri t s o f t h e act i o n an d i f t h e p art y wh o o b t ai n ed t h e ad m i s s i o n

fai l s t o s at is fy t h e co u rt t h at wi t h d rawal o r am e n d m e nt wi l l p reju d i ce h i s act i o n o r

d efen s e.” Ba r t os z , 2 7 1 Ga. Ap p . at 2 4 8 (1 ).

10In t h i s cas e, W i l l i am s d i d n o t m ov e fo r a p ro t ect iv e o rd er o r fo r an ex t en s i o n

o f t i m e t o res p o n d t o t h e d i s co v ery req ues t s

. 5 It was o n l y aft er t h e t ri al co urt g ran t ed

s u m m ary ju d g m en t t o Defen d an t s t h at W i l l i am s s o ug h t t o wi th d raw t h e ad m i s s i on s

i n h er m o t i o n fo r reco n s i d erat i on

, wh i ch was n ev er ru l ed o n b y t h e tri al co u rt b efo re

W i ll i am s fi l ed t hi s ap p eal an d t h e t ri al c o u r t l o s t ju ri s d ict i o n of t h e cas e. “ Becau s e

[W il l i am s ] d i d n o t av ai l [h ers el f] o f an y o f t he v ari et y o f res po n ses av ai l ab l e u n d er

OCGA § 9 -1 1 -3 6 an d ch o s e n o t t o s eek th e l i b eral rem ed i es affo rd ed t o p art ies u n d er

t h e s t at ut e t o av o i d t h e co n s eq u en ces o f a fai l u re t o res p o n d, w e ho l d t hat t h e s u b ject

m at t er o f [Defen d an t s ’ ] req ues t s fo r ad m i s s i o n [s ] s t o o d ad m i tt ed .” G. H. Ba s s & Co

. ,

2 6 8 Ga. at 3 3 1 (2 ). See al s o Bl o u n t

, 3 6 2 Ga. Ap p

. at 1 3 4-1 3 5 (1 ); Ad ewu mi v. Amel ia

5 In t h i s reg ard

, w e no t e t h at W i l l i am s ’ rel i an ce on cas es s u ch as La ke v. Ra y

, No

. 1 : 1 3 -CV-0 3 96 0 -ELR, 2 0 1 5 W L 13 7 5 5 4 4 8, at * 7 (N.D. Ga. Sep t em b er 2 3

, 2 0 1 5 ),

i s m i s p laced

. W h i l e t h e co urt i n t h at cas e co n cl u d ed t h at d i s co v ery was n o t s erv ed

u p o n t h e d efen dan t wi t h s u ffi ci en t t i m e fo r h i m t o r e s p o n d wi t h i n t h e ex i s t i n g

d i s co v ery p eri o d

, an d d i d no t req ui re t h e d efen d an t t o co m p l y wi t h t h e req u es t s

, t h e

d efen d an t i n t h at cas e h a d mo ved f or a pr o tect i ve o rd

er

. See al s o Ma d

do x v. Ki n ca id

Gen er a t i o n LLC

, No

. 0 4 -3 1 2 5

, 2 0 0 6 W L 2 8 8 4 1 1, at * 1 (C.D. Il l

. Feb ru ary 7

, 2 0 0 6 ).

Here, W i l l i am s nev er m ov ed fo r a p ro t ect iv e o rd er. Acco rd i n g ly

, t h os e cas es are n ot

d i s p o s i t i ve. A n d , t h e o t h er cas es i n v o l v e d i sco v ery req u es t s m ad e m o nt h s o r a y ear

aft er ex p irat io n o f t h e di s co v ery d ead l i n e, wh i ch i s n o t t h e s i t u at i on h ere. See, e.g

., F o u r n ier v. E

r i cks o n

, 2 4 2 FSu p p .2 d 3 1 8

, 3 3 4 (II) (C) (S.D.N.Y. 2 0 03 ) (d i s co v ery

req u es t m ad e o n e y ear aft er ex p i rat i o n o f d i s co v ery d ead li ne); S i a o -Pa o v. Geo r ge

, No

. 9 0 Ci v

. 5 3 7 6 (PKL), 1 9 9 2 W L 2 3 6 1 84

, at *1 (S. D. N

. Y

. S e p t em b er 1 0

, 1 9 9 2 )

(d i s co v ery

req u es t m ad e fo u r m o n th s aft er ex p i rat i o n o f d i sco v ery d ead l in e).

11Gr o ve/

A s h la n d Pa r

k Ho meo wn er

s As sn

. , 33 7 Ga. Ap p. 2 7 5

, 2 7 7 -2 7 8 (2 ) (7 8 7 SE2 d

7 6 1 ) (2 0 1 6 ).

(c) W il l i am s n ex t arg ues t h at t h e t ri al co urt ab us ed i t s d i scret i o n wh en i t t aci t l y

rel i ev ed Defen d an t s o f th e b urd en o f t h e d i s c o v e r y r u l es wh i l e s i m u l t an eo u s l y

h o l d i n g h er — as a p ro s e l i ti g an t

— t o t he l et ter o f t h e ru les

. Th i s en u m erat i o n i s

wi t h o u t m eri t fo r t h e s am e reas o n s d i scu s s ed ab ov e: Th e d i s co v ery d ead l i ne h ad n ot

ex p ired wh en t h e req u es t s were s erv ed o n W il l iam s an d t h e b u rd en was on W i l l i am s

t o s eek t h e l ib eral rem ed i es affo rd ed t o p art i es u nd e r t h e s tat u te t o av o i d t h e

co n seq u en ces o f a fai l u re t o res p o n d t o d i sco v ery reg ard l es s o f h er p ro s e s t at u s

. As

we n ot ed ab o v e

— an d u n der ei t h er s cen ari o

, i .e., wh et h er s h e b el i ev ed t h e d i s co v ery

d ead li n e ex p ired o n J u n e 2 2

, 2 0 2 0

, o r Oct o b er 22

, 2 02 0

— W i l l iam s co u l d h av e

m o ved fo r a pro t ect i v e o rd er wh en s he was s erv ed wi t h th e req u es t s f o r ad m i s s i o n

ei t h er aft er t h e d ead l i n e o r wh en Defen d an ts s erv ed t h e req ues t s wi t h o u t g i v i n g h er

am pl e t i m e t o res p o n d b efo re t h e d ead l i n e ex p i red

. Mo rev er, i n d ecl i n i n g t o ru l e o n

Defen d an t s ’ m o t io n fo r am en d ed s ch ed u li n g o r d er, an d i n s t ead fo l l o wi n g t h e

m an d at es o f OCGA § 9 -1 1 -3 6 as s et fo rt h i n cas es su ch as G. H. Ba s s & Co

. , 2 6 8 Ga.

at 3 2 7

, t h e t ri al co u rt p ro p erl y ex erci s ed i t s d i s cret i o n

.

122

. W i l l i am s co n t en d s t h at t h e t ri al co u rt erred i n g ran t i n g J am o n t a wri t o f

p o s s es s i o n . In i t s Feb ru ary 8 , 2 0 2 1 o rd er, t he t ri al co u rt n o t ed t h at t h e Feb ru ary 1 4,

2 0 2 0 m ag i s trat e co u rt ’ s d i s p o s s e s s o r y o rd er fo un d W i ll i am s t o b e a t en an t at

s u fferan ce an d o rd ered t h at :

If Ten an t ap p eal s t h i s J u d g m en t an d wi s h es t o rem ai n i n p o s s es s i o n o f

t h e p rem i s es

, Ten an t MUST m ak e t h e fo l l o w i n g p aym e n t s in t o [t h e]

co u rt reg i st ry b y t h e t i m e s p eci fi ed : (1 ) $ 2 2 65 .7 6 (wh i ch co n st it u t es ren t

fro m Feb ru ary 6

, 2 0 2 0

- Feb ru ary 2 9 [,] 2 02 0 ) n o lat er t h an SEVEN (7 )

DAYS fro m t h e dat e of en t ry o f t hi s O rd er AND (2 ) MONTHLY RENT

o f $ 3 ,8 6 5

. 1 2 b y t h e 5 t h o f each m o n t h b eg i n n i n g M arch 2 0 2 0

. Fai l u re

t o co m p ly s h al l res u l t i n an i m

m ed i at e wri t o f p o s s es s i o n. See OCGA §

4 4 -7 -5 6

.

T he t ri al co u rt fu rt h er n o ted t h at W i l l iam s m ad e a p ay m en t o n M arch 5

, 2 0 2 0

, a n d

fai l ed t o m ak e p ay m en t s i n Ap ri l

, M ay

, o r Ju n e 2 0 2 0

, b u t th at o n J u l y 1 3

, 2 0 2 0

, s h e

m ad e a p ay m en t t h at w as su ffi ci en t t o co ver Ap ri l t hro u g h J u l y

, 2 0 2 0

. W i l l i am s t h en

m ad e an o n-t i m e p ay m en t in A u g us t 2 0 2 0

, a n d m ad e l at e p ay m en t s i n Sep t em b er,

Oct o b e r, No v em

b er, an d Decem

b er, b u t “ h as n o t m ad e an on -t i m e p ay m en t in

co m p l ian ce wi t h t h e M ag is t rat e Co u rt O rd er s i n ce Au g u s t 2 0 2 0

. [ 6 ] As a res u l t

,

6 Th e tri al co u rt ’ s o rd er n o t es t h at W i l l i am s al s o h ad fai l ed t o p ay ren t owed fo r

J an u ary an d Feb ru ary

2 02 1

.

13Defen d an t s are en t it l ed t o an i m m ed i at e wri t o f p os s es s i on .” Fi nal l y

, t h e t ri al c o u rt

ru l ed as fo ll o ws :

Reg ard i n g t h e s u b s tan t i v e cl ai m s rai s ed by W i l l i am s ’ ap p eal of t he W ri t

o f Po s s es s i o n

. . . , t hi s [c] o u rt i s t o co n d u ct a d e n o v o rev i ew o f th e

cl ai m s an d p ro ceed i n g s [p u rs u an t t o OCGA § 5 -3 -2 9.] Th e [c] o u rt h as

c o n s i d ered t he en ti re reco rd fro m t h e m ag i s t rat e co u rt bel o w an d has

g i v en [W i l l i am s ] an o p p o rt u ni t y t o b e h eard o n h er ap p eal at t he J an u ary

2 1

, 2 0 2 1 h eari ng

. Ad d i t i o n al l y

, i n co n s i d eri n g t he s u m m ary j u d gm e n t

m o t i o n

, t h e [c] o u rt co n s i d ered al l o f W il l i am s ’ cl ai m s i n b o th cas es an d

d et erm i ned t h at

, as a m at t er o f l aw, D efen d an t s were en t i t l e d t o

ju d g m en t o n t hem

. Th ere i s n o o th er l eg al o r fac t u a l b a s i s to fi n d t hat

[W i l l i am s ] has an y

l eg al ri g ht t o rem ai n at t h e p ro p ert y an d Defen d an t

Lan d l o rd i s en t i t l ed t o a wri t o f p o s s es si o n

.

(a) W i l l iam s co nt en d s t he t ri al co u rt erred i n gran t i n g t h e wri t o f p o s s es s i o n

b ecau s e t h e d ead l i n e t o p ay i nt o t h e co u rt reg i s try was t o l l ed b y th e Ch i ef J u s t i ce’ s

em erg en cy o rd er. Sh e al s o as sert s t h at “ g i v en t h e op p ort u n it y ” s h e wo u l d h a v e

p ro v id ed h er o wn p ay m en t reco rd s t o p ro v e t h at her p ay m en t s were t i m el y an d al s o

d efen d ed o n t h e g ro u n d t hat t h e co u rt h o u se was cl o s ed fo r t h e week en d o r b ecau s e

o f t h e p an d em i c.

Co n trary t o W i l l i am s ’ co n t en t io n

, i t i s i n co ns eq u en t i al wh et h er th e M arch 1 4,

2 0 2 0 em erg en cy o rd er t o ll ed t he d ead l i n e b ecau s e t h e C h i ef Ju s t ice’ s Th i rd Ord er

14E xt en d i ng Decl arat i o n o f St at ewi d e J u d ici al Em erg en cy i s su ed o n J u n e 1 2

, 2 0 2 0

p ro v id ed t h at “ [a ]l l o ther dea dl i nes i m po s ed o n l i ti g a nts s ha l l b e rei m po sed

effecti v e a s o f J ul y 1 4

, 2 0 2 0

, ” an d t h e t ri al co u rt ’ s o rd er refl ect s t h at W il l iam s m ad e

l at e pay m en t s in Sep t em

b er, Oct o b er, No v em

b er, an d Decem

b er 2 0 2 0

, an d al s o fai l ed

t o p ay ren t o wed fo r J an u ary an d Feb ru ary 2 0 21

. As fo r W i l l i am s ’ cl ai m t h at s h e

co u ld h av e co u n t ered wi t h h er o wn reco rd s as pro o f o f t i m el y pay m en t s

, wai ti n g u n t i l

t h e ap p eal t o rai s e t h e i s s u e an d “ o ffer” ev i d en ce i n d efen s e i s s i m p l y to o l i t t l e, t o o

l at e.

(b ) Al t h o u g h W i l l i am s b reak s d o w n h er rem ai n i n g arg u m en t s i n t o t h ree

s ect i on s

, t h e cru x of h er cl ai m i s t h at t h e t ri al co u rt erred i n rel y i n g o n t h e ad m i s s i on s

t o g ran t t h e wri t o f p os s es s io n an d i n fai l i n g t o h o ld a h eari n g p u rs u an t t o OCGA §

5

- 3

- 3 0 o n “ an y o f [h er] co u n t ercl ai m s t h at [were] a p art o f [h er] ap p eal ” o f t h e

d i s p o s s es s o ry act i o n

. Sh e rei terat es t h at Defen d an ts “ at n o p o i n t” d u ri n g t h e s u m m ary

ju d g m en t h eari n g “ p ro ffer[ed ] an y ev i d en ce t h at c o u l d b e rev i ewed

, ad m i t t ed an d

co n si d ered b y t h e tri er o f fact ” as i t rel at es to t h e co un t ercl ai m s as s ert ed i n h er ap p eal

t o t he d i s p o s s es s o ry

act io n

.

At t h e o ut s et

, i t i s i m

p o rt an t t o n o t e t h at W i l l i am s ag reed wi t h Defen d an t s to

co n so l i d at e h er ap p eal of t he d is p os s es s o r y act i o n wi t h h er act i o n ag ai n s t al l

15Defen d an t s al l eg i ng wro n g fu l fo re c l o s u re, at tem p t ed wro ng fu l fo recl o su re, b reach o f

co n tract

, an d frau d

. Th e jo i n t m o t i on as k ed t h e tri al co u rt t o co n s o l i dat e t h e t w o

act i on s fo r p u rp os es of ad ju d i cat i o n

, as s ert i n g t h at “ [t ] h e t wo cas es i n v o l v e co m m o n

q u es ti o n s o f l aw an d fact

, an d it wo u l d b e i n t h e b es t in t eres t o f ju di ci al effi ci en cy to

av o id t he u n n eces s ary co s t s

, res o u rces an d del ay s t hat w o u ld res ul t i n t h e cas es

m o vi n g fo rward fo r d i sco very an d t ri al s ep arat el y .” It fu rt h er as sert ed

, “ [i ] f t h e cas es

are no t co n s o l i d at ed

, t h e r e is a p o t en t i al fo r i rrep arab l e h arm to al l Part ies t o t h e

ex t en t t h at o n e cas e bei n g res o l v ed b efo re t h e o th er p rev en t s an ex p ed i t ed rem ed y i f

[W il l i am s ’ ] o r Defen d an t s ’ cl ai m s are s ucces s fu l .”

O C G A § 5 -3 -3 0 (a) p ro v i d es t h at “ [u ] p o n t h e fi l i n g o f an ap peal f r o m

m ag i s t rat e co u rt t o s up eri or co u rt o r s t at e co u rt

, t h e ap p eal sh al l b e p l aced u p o n t h e

co u rt ’ s n ex t cal en d ar fo r n o n ju ry t ri al .” M o reo v er, “ [s ] u ch ap p eal s

. . . s h al l b e t ri ed

b y t h e s u p eri o r co u rt o r s tat e co u rt wi t h o u t a ju ry un l es s ei t h er p art y fi l es a d em an d

fo r a ju ry t r i a l w i t h i n 3 0 d ay s o f t h e fi l i n g of t h e ap peal o r t h e co u rt o rd ers a ju ry

t ri al

. ” I d

. See al s o OCGA § 5 -3 -2 9 (“ An ap p eal t o t h e s u peri o r co urt i n an y cas e

wh ere n o t o t h erwi s e p ro v i d ed b y l aw i s a d e n o v o i n v es t i gat i on

. It b ri n gs u p t h e

wh o l e reco rd fro m

t h e co urt bel o w; an d al l co m pet en t ev i d en ce s h al l b e ad m i s s i b l e

o n t h e t ri al t hereo f, wh et h er ad d u ced o n a fo rm er tri al o r no t

. Ei t h er p art y i s en t i t l ed

16t o be heard o n t h e wh o l e m eri t s o f t he cas e.”). Acco rd in g l y

, wh i l e W i l l i am s i s co rrect

ab o ut t h e h eari n g / tri al req u i rem en t, b y jo i ni n g i n t h e s u cces s fu l m ot i o n t o co n s o l i d at e

t h e t wo cas es an d ag reei n g t h a t t he t w o cas es wo u l d b e ad ju di cat ed t o g et h er,

W i ll i am s can n ot ch al l en g e t h e s u p eri o r co u rt ’ s fai lu re to h ol d a sep arat e h eari n g o n

t h e co u n t ercl ai m s s he as s ert ed i n th e di s p o s s es s o ry act i o n

. See, e.g

., Hi l l v. Br o wn

,

2 2 7 Ga. 5 4 9

, 5 5 0 (1 ) (1 8 1 SE2 d 8 4 0 ) (1 9 7 1 ).

Fi n al l y , g i v en o u r co ncl u s i o n s i n Di v i s io n s 1 (a) an d (b ), we fi n d n o m eri t t o

W i ll i am s ’ cl ai m s t h at th e t ri al co u rt erred i n rel y i n g o n t h e ad m i s s i o n s t o g ran t t h e

wri t of p o s s es s i o n

, an d t h at Defen d an t s “ at no p o i n t ” d u ri n g t h e s u m m ary ju d g m en t

h eari n g “ p ro ffer[ed ] an y ev i d en ce t hat co u l d b e rev i ewed

, ad m i t ted an d co n s i d ered

b y t he t ri er o f fact ” as i t rel at es t o t h e co u n t ercl ai m s as s ert ed i n W i l l i am s ’ ap p eal o f

t h e d i s p o s s es s o ry

act i o n

.

Ju d g men t a f f i r m ed . Ba r nes , P. J., a n d

Ho d g es

, J., co n cu r

.

17