[Cite as Kingseed v. Dininger, 2014-Ohio-1484.]

 

IN THE COURT OF APPEALS OF OHIO 

THIRD APPELLATE DISTRICT 

SENECA COUNTY 

 

DENNIS KINGSEED, 

 PLAINTIFF-APPELLANT, CASE NO. 13-13-39 

 v. 

KAREN DININGER, O P I N I O N 

 DEFENDANT-APPELLEE. 

 

Appeal from Tiffin Municipal Court 

Trial Court No. 11CVG607 

Judgment Reversed and Cause Remanded 

Date of Decision: April 7, 2014 

 

APPEARANCES: 

 

James R. Gucker for Appellant 

 
Case No. 13-13-39 

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ROGERS, J. 

{¶1} Plaintiff-Appellant, Dennis Kingseed, appeals the judgment of the 

Tiffin Municipal Court awarding him damages in a forcible entry and detainer 

action against Defendant-Appellee, Karen Dininger. On appeal, Kingseed argues 

that the trial court erred by improperly calculating his damages. Finding that the 

damages calculation is not supported by some competent, credible evidence, we 

reverse the trial court’s judgment. 

{¶2} Kingseed and Dininger entered into a rental agreement that 

commenced October 1, 2010,1

 and terminated on September 30, 2011. Under the 

terms of the lease, the rent was $700 per month; due in advance on the first day of 

every month; and subject to a $10 a day late fee until paid. The tenant was also 

obligated to professionally shampoo the carpet and provide a receipt of the service 

to the landlord upon termination of the lease. 

{¶3} Kingseed posted an eviction notice to the door of Dininger’s residence 

on August 4, 2011, alleging that she had failed to pay the rent in July and August. 

On August 8, 2011, Kingseed filed a forcible entry and detainer action with the 

Tiffin Municipal Court. Both Kingseed and Dininger appeared at the eviction 

hearing on August 24, 2011. Dininger informed the trial court that she had already 

left the premises. Upon learning this information, the court scheduled a separate 

 

1

 We note that the rental agreement was entered into on October 12, 2010, but that the lease, by its terms, 

began on October 1, 2010. 
Case No. 13-13-39 

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hearing for damages, noting that it did not combine the hearings for “damages and 

eviction on the same day.”2

 Aug. 24, 2011 Hearing Tr., p. 3. 

{¶4} A hearing for damages was held on September 21, 2011. Both 

Kingseed and Dininger appeared, but neither was represented by counsel. When 

asked to present testimony regarding his damages, Kingseed testified that he had a 

list. However, this list was not offered as an exhibit nor otherwise made a part of 

the record. He did provide the court with a copy of the lease, as he had not filed 

one by the time of the hearing. As to his damages, Kingseed testified that he was 

owed money for back rent, advertising, shoveling snow, lawn maintenance, and 

repainting the premises after removing scotch tape. Kingseed also testified that 

Dininger failed to professionally clean the carpets per the lease agreement, and, as 

a result, paid for the hiring of a professional cleaner himself at a cost of $209.29. 

{¶5} After Kingseed rested, Dininger testified that the only damages she 

had been made aware of were for back rent. She also testified that Kingseed still 

had her security deposit, equal to one month’s rent, in his possession, which 

Kingseed acknowledged. She disputed whether she owed any additional money in 

damages. Dininger admitted that she did not shampoo the carpet, but she “left it in 

 

2

 We note that nothing in statute or rule prohibits the court from holding a hearing to determine both the 

forcible entry and detainer action and the damages on the same day. Indeed, R.C. 1923.081 states that both 

claims can be tried together “unless for good cause shown the court continues the trial on those claims.” 

Good cause can include “the request of the defendant to file an answer or counterclaim to the claims of the 

plaintiff for discovery * * *.” R.C. 1923.081. The statute “permits joinder of causes of action for 

possession, past rent due, damages, and counterclaims raised by defendant, in one trial.” Jemo Assocs., Inc. 

v. Garman, 70 Ohio St.2d 267, 270 (1982). Here, the court failed to articulate the good cause necessitating 

the continuance outside of its general rule that the two claims are never considered at the same hearing. 
Case No. 13-13-39 

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perfect condition the best I could when I left. I know there were a few marks on 

the wall.” Sept. 21, 2011 Hearing Tr., p. 10. At the close of the hearing, the court 

informed both parties that a written opinion would be forthcoming. 

{¶6} A journal entry followed, but not until nearly two years later, on 

August 23, 2013.3

 In the entry, Kingseed was awarded $1,400 in delinquent rent. 

The form entry,4

 which was not typed and instead contained the handwritten notes 

of the court, stated under the “other” category of damages that “no proof of 

painting bedroom east wall, carpet cleaning, advertising * * *.” (Docket No. 13, 

p.1). The entry goes on to reduce the delinquent rent amount by $700 for the 

security deposit and awarded Kingseed the amount of $700 in damages, plus court 

costs and 3% interest per annum. 

{¶7} Kingseed timely appealed this judgment, presenting the following 

assignment of error for our review. 

Assignment of Error 

THE TRIAL COURT’S DECISION IS AGAINST THE 

MANIFEST WEIGHT OF THE EVIDENCE AS THE COURT 

FAILED TO PROPERLY CALCULATE DAMAGES. 

 

3

 We note that there is no reason on record as to why the trial court waited nearly two years before filing its 

judgment entry in this case. Such a delay is unconscionable. See Alheit v. Alheit, 9th Dist. Lorain No. 

4157, 1987 WL 9825, *1 (Apr. 15, 1987); see also State v. Simmers, 3d Dist. Marion No. 9-2000-53, 2000 

WL 1706391, *3 (Nov. 15, 2000). However, to constitute reversal, there must be proof that the delay 

prejudiced a party. See Alheit at *1; see also Cox v. Cox, 3d Dist. Logan No. 8-06-17, 2007-Ohio-5769, ¶ 

18. In the case sub judice, there is no proof of prejudice to either party as a result of the delay. 

4

 This court discourages utilizing boilerplate judgment entries as was used in this case. 
Case No. 13-13-39 

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{¶8} In his sole assignment of error, Kingseed argues that the trial court 

failed to properly calculate his damages. We agree. 

{¶9} While Kingseed alleges a single assignment of error, as part of that 

error he argues that the trial court: (1) improperly calculated past due rent and late 

fees for July, August, and September of 2011; (2) failed to award damages for 

advertising; (3) failed to award damages for carpet shampooing; (4) failed to 

award damages for snow removal; (5) failed to award damages for the removal of 

scotch tape and subsequent repainting; and (6) failed to award damages for lawn 

care services. We will discuss the trial court’s findings regarding the carpet 

shampooing, as it is dispositive of the case. 

Standard of Review 

{¶10} Judgments supported by some competent, credible evidence going to 

all the essential elements of the case will not be reversed by a reviewing court as 

being against the manifest weight of the evidence. C. E. Morris Co. v. Foley 

Constr. Co., 54 Ohio St.2d 279, 280 (1978). “[W]hen reviewing a judgment under 

a manifest-weight-of-the-evidence standard, a court has an obligation to presume 

that the findings of the trier of fact are correct.” State v. Wilson, 113 Ohio St.3d 

382, 2007-Ohio-2202, ¶ 24. Mere disagreement over the credibility of witnesses 

or evidence is not sufficient reason to reverse a judgment. Seasons Coal Co. v. 

City of Cleveland, 10 Ohio St.3d 77, 81 (1984). 
Case No. 13-13-39 

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{¶11} A judgment can be set aside “if it is obvious that the trial court failed 

to consider an abundance of uncontroverted evidence and based its judgment on 

the testimony of witnesses who did not even address many of the trial issues.” 

Gillespie Constr. v. Henderson, 3d Dist. Shelby No. 17-94-3, 1994 WL 530675, 

*3 (Sept. 28, 1994). A trial court should not completely discount the 

uncontroverted evidence of one party. See Gatrell v. Kilgore, 3d Dist. Crawford 

No. 3-99-20, 1999 WL 1243201, *3 (Dec. 22, 1999). 

{¶12} In its judgment entry, the trial court specifically stated that there was 

“no proof of * * * carpet cleaning * * *.” (Docket No. 13, p. 1). However, it was 

undisputed that the contract required the carpets be shampooed and that Dininger 

failed to shampoo the carpets before leaving. Further, Kingseed testified that he 

paid a professional carpet cleaner $209.29 to shampoo the carpets. While 

Dininger testified that she left the apartment very clean, and Kingseed agreed, it 

did not relieve her of her obligation under the contract to shampoo the carpets, nor 

did she provide any evidence in dispute of the amount Kingseed paid for carpet 

cleaning. Therefore, the finding of fact that there was “no proof” of the carpets 

being professionally shampooed is against the manifest weight of the evidence. 

{¶13} Accordingly, we sustain Kingseed’s sole assignment of error. 
Case No. 13-13-39 

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{¶14} Having found error prejudicial to Kingseed in his sole assignment of 

error, we reverse the judgment of the trial court and remand this matter for further 

proceedings consistent with this opinion. 

Judgment Reversed and 

Cause Remanded 

WILLAMOWSKI, P.J., concurs in Judgment Only. 

SHAW, J., concurs. 

/jlr