Opinion issued March 8, 2016

In The

Court of Appeals 

For The 

First District of Texas 

————————————

NO. 01-15-00362-CV

———————————

JEFF LEWIS, Appellant

V.

AURORA LOAN SERVICES AND MORTGAGE ELECTRONIC 

REGISTRATION SYSTEMS, Appellees

On Appeal from the 201st District Court

Travis County, Texas1

Trial Court Case No. D-1-GN-11-000618

MEMORANDUM OPINION

 

1 The Texas Supreme Court transferred this appeal from the Court of Appeals for 

the Third District of Texas. Misc. Docket No. 15–9054 (Tex. March 24, 2015); see 

also TEX. GOV’T CODE ANN. § 73.001 (West 2013) (authorizing transfer of cases).
2

This is an appeal from the granting of a no-evidence and traditional 

summary judgment motion in favor of defendants-appellees Aurora Loan Services 

and Mortgage Electronic Registration Systems (MERS). We affirm the granting of 

the no-evidence motion. 

BACKGROUND 

A. Lewis’s Claims2

Plaintiff-appellant Jeff Lewis sued defendants, requesting an “Ex Parte 

Temporary Restraining Order, Temporary Injunction, Permanent Injunction, 

Declaratory Relief, and Damages.” Lewis owns a house on Coventry Lane in 

Austin. He received a notice that a foreclosure was scheduled on the property for 

December 7, 2010. That notice listed the Original Mortgagee as Lehman Brothers 

Bank, FSB, with MERS acting as nominee. The notice listed MERS as the current 

Mortgagee, and Aurora Loan Services as the servicing company.

In response to a request sent to Codilis & Stawiarski—the debt collection 

law firm—requesting validation of the mortgage debt and proof of any assignments 

or transfers of the original note, Lewis received a December 2, 2010 notice back 

that the foreclosure had been cancelled. Also on December 2, 2010, Lewis 

received a notice from Kahrl Wutscher, LLP that Freddie Mac was the current 

 

2 All of the facts in this section are taken from Lewis’s petition. 
3

holder of the mortgage note, but no proof was provided about the transfer from 

Lehman Brothers Bank, FSB to Freddie Mac. 

On February 7, 2011, Lewis received a notice that a non-judicial foreclosure 

sale was scheduled for Tuesday, March 1, 2011. On March 1, 2011, the trial court 

signed a TRO preventing the sale of the property until March 11, 2011. On March 

11, the temporary injunction hearing was held, but only Lewis appeared. The court 

continued the TRO and reset the temporary injunction hearing for March 29, 2011. 

On March 23, 2011, Lewis and Aurora entered into a Rule 11 agreeing to pass on 

the March 29 hearing and continue the TRO until a later setting on the temporary 

injunction. 

As requested relief, Lewis’s petition sought a temporary and permanent 

injunction to stop the foreclosure sale. He sought damages and attorneys’ fees for 

violations of the Texas Fair Debt Collection Practices Act and the Texas Deceptive 

Trade Practices Act. Finally, he sought a declaration under the Declaratory 

Judgment Act that he owes no money to MERS, and that MERS lacks standing to 

foreclose, as well as attorneys’ fees under that Act. 

B. Defendants’ Motion for Final Summary Judgment

The trial court sent the parties to mediation, but the case was not resolved. 

On September 12, 2014, three years after Lewis filed suit, defendant-appellees 

Aurora and MERS moved for final summary judgment on both no-evidence and 
4

traditional grounds. Lewis filed a motion to strike defendants’ summary judgment 

evidence—which consisted of an affidavit by Fay Janati, an employee of 

Nationstar Mortgage and several mortgage related documents attached as exhibits 

to Janati’s affidavit—and a response to defendants’ motion for summary judgment. 

Lewis’s response to defendants’ summary judgment motion did not address 

the defendants’ no-evidence grounds for summary-judgment, and Lewis’s response 

did not attach any evidence. After granting Lewis’s motion to strike the 

defendants’ summary-judgment evidence, the trial court granted the defendants’ 

summary-judgment motion, and Lewis timely appealed. 

ISSUES ON APPEAL

Appellant raises two issues on appeal:

1. “The trial court struck the affidavit of Fay Janati; thus, without any 

affidavit support for summary judgment, the court, as a matter of law, 

had to deny Appellee’s motion for summary judgment because it was 

unsupported by any admissible evidence. Should this Court reverse 

the summary judgment?”

2. “Even if this Court upholds the Fay Janati affidavit, the evidence 

below shows a gap in the chain of title, raising a fact issue as to the 

ownership of the note and thus its enforceability. Should this Court 

reverse the summary judgment?” 

STANDARD OF REVIEW

A party may move for both traditional and no-evidence summary judgment. 

Binur v. Jacobo, 135 S.W.3d 646, 650 (Tex. 2004); see TEX. R. APP. P.

166a(c)&(i). We review the grant of summary judgment, both traditional and no-
5

evidence, de novo. Valence Operating Co. v. Dorsett, 164 S.W.3d 656, 661 (Tex.

2005); Provident Life & Acc. Ins. Co. v. Knott, 128 S.W.3d 211, 215 (Tex. 2003). 

A party moving for traditional summary judgment has the burden of establishing 

that no material fact issue exists and the movant is entitled to judgment as a matter 

of law. TEX. R. CIV. P. 166a(c). In reviewing the granting of a traditional summary 

judgment, we consider all the evidence in the light most favorable to the nonmovant, indulging all reasonable inferences in favor of the non-movant, and 

determine whether the movant proved that there were no genuine issues of material 

fact and that it was entitled to judgment as a matter of law. Nixon v. Mr. Prop. 

Mgmt. Co., 690 S.W.2d 546, 548–49 (Tex. 1985).

A movant is entitled to no-evidence summary judgment if, “[a]fter adequate 

time for discovery, . . . there is no evidence of one or more essential elements of a 

claim or defense on which an adverse party would have the burden of proof at 

trial.” TEX. R. CIV. P. 166a(i). The trial court “must grant” the motion unless the 

non-movant produces summary judgment evidence to raise a genuine issue of 

material fact on the issues the movant has raised. TEX. R. CIV. P. 166a(i). “A 

genuine issue of material fact exists if more than a scintilla of evidence 

establishing the existence of the challenged element is produced.” Ford Motor Co. 

v. Ridgway, 135 S.W.3d 598, 600 (Tex. 2004). More than a scintilla of evidence 

exists when the evidence “rises to a level that would enable reasonable and fair-
6

minded people to differ in their conclusions.” King Ranch, Inc. v. Chapman, 118 

S.W.3d 742, 751 (Tex. 2003).

ANALYSIS

Appellees argue that the trial court’s no-evidence summary judgment must 

be affirmed because their no-evidence motion challenged elements of each of 

Lewis’s claims, and Lewis did not respond to its no-evidence grounds for summary 

judgment, much less produce evidence in support of any of his claims. We agree. 

The no-evidence portion of Appellees’ motion for summary judgment 

challenged at least one element of each of Lewis’s claims:

22. To be entitled to injunctive relief, Plaintiff must show (1) a 

cause of action against the defendant; (2) a probable right to the relief 

sought; and (3) a probable, imminent, and irreparable injury in the 

interim.35 Summary judgment is proper because Plaintiff has no 

evidence that he has a probable right to relief on the causes of action 

stated in his petition. Likewise, Plaintiff has no evidence that MERS 

is not a mortgagee entitled to foreclose on the Property pursuant to the 

Texas Property Code.

23. To prevail on a claim for relief under the Texas Debt 

Collection Act, a plaintiff must prove that the defendant is a debt 

collector, the defendant committed a wrongful act in violation of the 

TDCA, the wrongful act was committed against the plaintiff, and the 

plaintiff was injured as a result of the wrongful act.36 Plaintiff alleges 

that Defendant Aurora violated section 392.202 of the TDCA. 

Summary judgment is proper because Plaintiff has no evidence that 

Defendant Aurora committed a violation of section 392.202 of TDCA 

or that Plaintiff was injured as a result of such violation.

24. To recover under the DTPA, Plaintiff must prove that (1) 

Plaintiff is a consumer, (2) that Defendants can be sued under the 

DTPA, (3) that Defendants violated a specific provision of the Act, 
7

and (4) that Defendant's violation was a producing cause of the 

Plaintiffs’ damages. Plaintiff alleges Defendants violated the Act by 

violating the Texas Debt Collections Act. Summary judgment is 

proper because Plaintiff does not allege, nor does he have evidence to 

show, that Plaintiff is a “consumer” as defined by the DTPA or that 

Defendants can be sued under the DTPA. Likewise, Plaintiff has no 

evidence that Defendants committed a violation of section 392.202 of 

the TDCA, and thus, Plaintiff has no evidence that Defendants 

committed a violation of the DTPA. Finally, Plaintiff has no evidence 

that he suffered injury as a result of an alleged violation of the Act by 

Defendants.

25. To be entitled to declaratory relief, Plaintiff is required to 

establish a justiciable controversy within the trial court’s jurisdiction.

Summary judgment is proper because, as noted above, Plaintiff has no 

evidence to support at least one element of every cause of action 

stated herein, and because Plaintiff has no evidence to support his 

claim that MERS is not entitled to foreclose on the Property.

(citations and footnotes omitted). 

When a non-movant to a no-evidence motion for summary judgment does 

not address challenged elements or produce evidence raising a fact issue on those 

elements, the trial court must grant summary judgment in the movant’s favor. 

TEX. R. CIV. P. 166a(i); Plotkin v. Joekel, 304 S.W.3d 455, 478 (Tex. App.—

Houston [1st Dist.] 2009, pet. denied) (no-evidence summary judgment was proper 

because non-movant “did not address any of the first three grounds” for noevidence summary judgment, and “his response did not point to evidence raising a 

fact issue on the challenged elements.”). 

In his reply brief, Lewis argues that we are required to “examine the entire 

record” including defendants’ summary-judgment evidence, in reviewing the trial 
8

court’s summary judgment. But defendants’ only summary-judgment evidence, 

proffered in support of its request for traditional summary judgment, was stricken

at Lewis’s request, and defendants do not challenge that ruling on appeal. It is thus 

not “record” evidence that we consider. Walker v. Schion, 420 S.W.3d 454, 457 

(Tex. App.—Houston [14th Dist.] 2014, no pet.) (“Because the only evidence 

Walker cites in support of his defamation claim was struck by the trial court in an 

unchallenged evidentiary ruling, we cannot consider that evidence on appeal.”); 

Frazier v. Yu, 987 S.W.2d 607, 610 (Tex. App.—Fort Worth 1999, pet. denied) 

(“[I]f the court is barred by rules of law or evidence from giving weight to the only 

evidence to prove an essential element, summary judgment is proper.”).

Lewis also argues that we should consider whether the defendants have 

standing to foreclose, because the “burden to prove standing is not made by 

silence, and a no-evidence motion for summary judgment, in light of the entire 

record, under the proper review, should resolve at trial and not at summary 

judgment.” The defendants are not the plaintiffs in this case. Lewis is. Thus, the 

issue is not whether defendants have standing to maintain this action. Lewis is 

seeking a declaration that there is a gap in chain of ownership of his mortgage that 

should preclude foreclosure by defendants. Defendants filed their motion for 

summary judgment three years after Lewis filed suit, and Lewis has not 

complained he had an inadequate time for discovery under Rule 166a(i). It was 
9

Lewis’s burden to produce evidence in response to defendants’ no-evidence 

motion for summary judgment raising a fact issue on his request for affirmative 

declaratory relief as to ownership of the mortgage. 

Because we have concluded that the trial court properly granted defendants’ 

no-evidence motion for summary judgment, we need not address Lewis’s 

arguments challenging the propriety of traditional summary judgment. E.g., 

Martinez v. Leeds, 218 S.W.3d 845, 849 (Tex. App.—El Paso 2007, no pet.).

We overrule Lewis’s first issue. 

In his second issue, Lewis argues that “[e]ven if this Court upholds the Fay 

Janati affidavit, the evidence below shows a gap in the chain of title, raising a fact 

issue as to the ownership of the note and thus its enforceability.” No one has 

challenged on appeal the trial court’s striking of Janati’s affidavit, and the only 

documentary evidence provided in the summary-judgment proceedings below were 

exhibits to, and proven up by, that stricken affidavit. Accordingly, Lewis’s second 

issue presents nothing for our review. 

We overrule Lewis’s second issue. 

CONCLUSION

We affirm the trial court’s judgment. 
10

Sherry Radack

Chief Justice

Panel consists of Chief Justice Radack and Justices Keyes and Higley.