THI RD DI VI SI ON

ELLI NGTON, P. J.

, DI LLA RD and M C FA DDEN, 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.

http://w w w .ga a ppe a ls .us /r ule s /

Jul y 13, 2015



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 5 A0 50 6 . FENNELLY v . LYONS.

D I LLA R D , J u dg e.

W i l l i am Fen n el l y ap p eal s t h e t ri al co u rt ’ s g ran t o f s u m m ary ju d g m en t i n fav o r

o f Sam u el L y o ns

, h is fo rm er l an d l o rd

, as t o h i s co m p l ai nt al l eg i n g cl ai m s fo r i n v as i o n

o f p ri vacy ; t res p as s ; wro n gfu l ev i ct i on ; t ro v er an d co n v ers i on ; n eg l i g en t an d

i n t en t i o n al i n fl i ct io n of em o t io n al di s t res s ; an d i n t erferen ce wi t h en jo y m en t o f

p ro p ert y

. On ap p eal

, Fen nel l y arg u es t h at (1 ) t h e t ri al co u rt ’ s deci s i o n was co n t rary

t o Geo rg i a l aw; (2 ) t h e t ri al co u rt erred i n fi n d i n g t h a t L y o n s co u l d leg al l y t ak e

p o s s es s i o n o f or d es t ro y hi s pers o n al p ro pert y aft er o bt ai n in g a wri t o f p o s s es s i o n ; (3 )

t h e m ag is t rat e co u rt h ad t h e au th o ri t y t o v acat e Ly o n s ’ s wri t o f p o s s es si o n

, an d t h u s

,

t h e wri t w a s v o id o n i ts face; (4 ) t h e t ri al co u rt erred i n fi nd i ng th at L y o n s was n ot

l i ab l e fo r co n vers i o n; an d (5 ) t h e t ri al co u rt erred in fi nd i n g t h at h e co u l d n o t reco v erd am ag es fo r n eg l i g en t o r in t en t i o nal i n fl i ct io n o f em o t i on al d is t res s. Fo r t h e reas on s

s et fo rt h i n

f r a , we affi rm

.

Vi ewed in t h e li g h t m o s t fav o rab l e to Fen n el l y ( i

. e.

, t h e n o n m o v i n g p art y ), 1 t h e

ev i d en ce s h o ws t h at Ly o n s own ed pro p ert y l o cat ed at 25 4 Acres W ay i n W o o d s t o ck

,

Geo rg i a (t h e “ Pro pert y ”), an d o n M ay 1

, 2 0 1 0

, h e l eas ed t h at res i d en ce t o Fen n el l y

wi t h t h e o p t i o n t o p u rch as e i t

. Th en

, o n O ct o b er 3, 2 0 1 1, t h e p a r t i e s am en d ed t h e

l eas e t o b e a m o n th -t o -m o n th ag reem en t

, wh i ch al l owed ei t h er p art y t o t erm i n at e t h e

l e a s e at an y t i m e b y g i v i n g t he o t h er p art y 3 0 d ay s’ n o t i ce. An d o n J u ly 1 2

, 2 0 1 2,

Ly o n s s en t s u ch a n o t i ce t o Fen n el l y

, t erm i n at i n g t h e l eas e an d i nfo rm i n g h i m t h at h e

m u st v acat e t h e Pro p ert y o n o r b efo re Au g us t 1 5

, 2 0 1 2

. Th e n o t ice, wh i ch m i s s p el l ed

Fen nel ly ’ s n am e as “ Bi l l y Fen n el l ,” was s en t to t h e l eas ed ad dres s vi a cert i fi ed m ai l

.

On Au g u s t 1 6, 2 0 1 2

, wh en Fen n el l y h ad st il l n ot v acat ed t h e Pro p ert y

, Ly on s

fi led an affi d av i t fo r a s u m m o n s o f d i sp o ss es s o ry

, al l eg i n g t h at Fen n el l y o wed $ 3 ,5 5 0

i n p as t -d u e ren t

, t hat he had h el d t h e p ro p ert y o v er b ey o n d t h e t erm o f t h e l eas e, an d

t h at h e refu s ed to d el i v er p o ss es s i o n o f t h e p rem i s es t o L y o ns

. In ad di t i o n

, Ly on s

1 S ee, e.g

. , Mi l l er Co u n t

y Bd

. of Ed uc. v. McIn t o s h

, 3 2 6 Ga. Ap p

. 4 0 8

, 4 1 5 (2 )

(7 5 6 SE2 d 6 41 ) (2 0 1 4 ) (“ W e rev iew t h e g ran t o r d en i al o f a m o t i on fo r s u m m ary

ju d g m en t d

e n o vo

, an d we v i ew t h e ev i d e n c e

, a n d t h e reas o n ab l e i n feren ces d rawn

t h erefro m , i n a l i g h t m o s t fav o rab l e t o t h e n o n m ov an t

. ” (fo o t n o t es o m i tt ed )).

2r e q u es t ed t h at t h e s um m o n s

— wh i ch al s o m i s sp el l ed Fen n el l y ’ s s urn am e as

“ Fen n el l ”—

b e d el i vered vi a “ t ack an d m ai l ” i f p ers o n al s erv i ce w as u n s u cces s fu l

.

Th e sh eri ff’ s en t ry of s erv i ce in d i cat ed th at t h e s u m m o n s w a s fi l ed on Au g u s t 1 7,

2 0 1 2

, an d t h ree d ay s l at er, i t was p os t ed t o t h e d o o r of t h e Pro p ert y an d s en t v i a fi rs t

cl as s m ai l t o t h e l eas ed ad d res s

.

In a l et t er d at ed Au gu s t 1 8

, 2 01 2

, Fen n el l y i nfo rm ed L y o n s th at h e was

s p en di n g t h e m o n t h o f Au g u s t i n New J ers ey wi t h fam i ly an d th at h e p lan n ed to

v acat e t h e Pro p ert y d u ri n g t h e l as t week o f Sep t em b er. Th e let t er al s o n ot i fi ed Ly on s

o f t wo m ai l i n g ad d res s es fo r Fen n el l y

, o ne o f wh i ch was in Ken n es aw, Geo rg i a, an d

o n e o f wh i ch was i n Ocean p o rt

, New J ers ey

. Th e cert ifi ed -m ai l recei pt i nd i cat ed t h at

Fen nel ly ’ s l et t er w as m ai l ed on Au g u s t 2 0

, 20 1 2

, b u t Ly on s t es t i fi ed t h at h e d i d n ot

recei v e t he l et ter u n t i l aft er ev i ct i n g Fen n el ly i n m i d -Sep t em

b er.

Su b s eq uen t l y

, o n A u gu s t 2 9

, 2 0 1 2

, Ly o n s req u es t ed a wri t o f p o ss es s i o n fro m

t h e m ag i s t rat e co urt

, al l eg i ng t h at Fen n el l y had n o t fi l ed an an swer i n th e ev i ct i o n

p ro ceed in g s

. Th e co u rt g ran ted t h e req u es t on Sep t em b er 6

, 2 0 1 2

, an d i s s u ed a wri t

o f p o s s es s i o n t o Ly on s ’ s at t orn ey

, wh o was act i n g as hi s ag en t

. In a let t er po s t m ark ed

Sep tem b er 1 0

, 2 0 1 2

, wh i ch was m ai l ed t o Fen n el l y ’ s New Jers ey ad d res s

, Ly on s

i n fo rm ed Fen n el l y th at

, un l es s h e v acat ed t h e Pro p ert y by Sep t em b er 1 5, 2 0 12

, Ly on s

3wo u l d ex erci s e h is l eg al ri g h t u n d er th e w ri t of p o s s es s io n t o rem o v e an d d i s p o s e o f

an y p ers o n al p ro p ert y

l eft i n s i d e t h e h o us e.

On Sep t em

b er 1 7

, 2 0 1 2, wh en Fen n el l y h ad s t il l n ot v acat ed t he l eas ed

res i den ce, Ly o n s

, al o n g wi t h a d ep u t y s heri ff, ex ecu te d t h e wri t o f p o s s es s i o n an d

ev i ct ed Fen n el l y fro m t h e Pro p ert y

. Th e s h eri ff ad v is ed Ly o n s th at Fen n el ly h ad 2 4

h o u rs t o cl ai m h is p ro p ert y or i t wo u l d b e d eem ed ab an d o n ed an d Ly on s co u l d t h en

d i s p o s e o f it i n an y m an n er t h at h e s aw fi t

. L y o n s h i red a m o v in g co m p an y t o rem o v e

Fen nel ly ’ s p ers o n al p ro p ert y fro m t h e h om e an d p l ace i t i n t h e dri v eway

. T h en

, aft er

2 4 h o urs h ad p as s ed an d m o s t of Fen n el ly ’ s p ro p ert y w as s ti l l i n t h e d ri veway

, Ly on s

b eg an d is p o s i n g o f i t. Ly o n s t es t i fi ed t hat m an y o f Fen n el l y ’ s pers o n al i t em s were

d o n at ed t o ch ari t y an d s o m e i t em s

, in c l u d i n g s ev eral cars

, were h au l ed o ff to

u n k n o wn l o cat i on s

. Fu rt h er, h e t es t i fi ed t h at

, at s om e p o in t aft e r t h e e v i ct i o n,

Fen nel ly ret u rn ed t o t h e Pro p ert y an d as k ed i f he co ul d h av e h i s d i n i n g -ro om t ab l e

an d ch ai rs

. Ly o n s offered t o s el l h i m t h e d i n i ng -ro o m s et fo r $2 0 0

, bu t b y t h e t i m e

Fen nel ly ret urn ed wi th t he m on ey

, Ly on s h ad al read y s ol d i t t o s o m eo n e el s e. W h en

as k ed wh y h e wo u l d o ffer t o s el l Fen n el l y hi s o wn pro p ert y

, L y o n s rei t erat ed t h at h e

h ad b een ad v is ed t h at

, aft er th e fi rs t 2 4 h o u rs

, he co u ld d i s p o s e o f Fen n el l y ’ s p ro p ert y

i n an y m an n er h e s aw fi t

.

4On Decem b er 7

, 2 0 1 2

, ap p ro x im at el y t h ree m o n t h s aft er t h e wri t o f p o s s es s i o n

was i s s u ed

, Fen n el l y f

i l e d a m o t io n wi t h t h e m ag i s t rat e co u rt as k i n g t he co u rt to

reco n s i d er i t s di s p o s ses s o ry ju d g m en t an d arg u in g t h at t h ere were nu m ero u s

d efi ci en ci es i n th e ev ict i o n p ro ces s. Su b seq u e n t l y

, o n Decem b er 1 7

, 2 0 1 2

, t h e

m ag i s t rat e co u rt g ran t ed Fen nel l y ’ s m o t i o n an d v acat ed t h e Sep t em b er 2 0 12 wri t o f

p o s s es s i o n

. In rel ev an t p art

, th e co u rt fo un d t h at t h e w ri t of p o s s es s i o n was a n u l l i t y

b ecau s e t h e s u p po rt i n g affi d av i t an d s h eri ff’ s ret u rn o f serv i ce b o t h u s ed t h e n am e

“ Bi l l y Fen n el l

, ” wh i ch i s di fferen t t h an “ W i l l i am A. Fen n el l y ,” t h e n am e u s ed in

Fen nel ly ’ s l eas e an d i n al l o f h i s c o rres po n den ce. Th u s

, b ecau s e t h e affi d av i t an d

ret u rn o f s e r v i ce w ere ad d res s ed t o t h e wro ng p art y

, t he co u rt fo u n d t h at it l ack ed

“ ju ri s d i ct i o n ” o v er Fen n el l y an d t h e Pro p ert y w hen i t i s su ed t he w ri t o f p o s s es s io n

. 2

On Ap ri l 1 0

, 2 0 1 3

, Fen nel l y fi l ed t h e i n s tan t act i o n ag ai n s t Ly o n s

, al l eg i n g

cl ai m s o f wro ng fu l e v i c t i o n

, t res p as s

, an d co n v ers i o n. 3 D i sco v ery en s ued

, an d o n

Ap ri l 1

, 2 0 1 4

, Ly o n s fi l ed a m o t i o n fo r s um m ary ju dg m e n t a s t o al l o f Fen n el l y ’ s

cl ai m s

. Bu t b efo re res po n d i n g t o t h e m o t io n , Fen nel l y fi l ed an am en ded co m

p l ai n t

,

2 S ee i n f r a fo o t n o t e 2 9

.

3 Fen n el l y ’ s co m

p l ai n t al s o n am ed t wo o t h er d efen d an t s

, b u t t h ey were

u l t i m at el y

d i s m i s sed as p art i es

.

5ad d in g cl ai m s fo r i n v as i o n of p ri v acy

, n eg li g en t a n d i n t en ti o n al i n fl i ct i o n o f

em ot i o n al d i s t res s

, an d i n t erferen ce wi t h en j o y m en t o f p ro p ert y

. Af t e r Fen n el l y

res p o n d ed t o t h e s u m

m ary -ju d g m en t m o t i o n , Ly on s fi l ed a rep l y

, seek i n g s u m m ary

ju d g m en t as t o t h e n ew cl ai m s rai s ed i n t he am en d ed co m pl ai n t.

Ul t i m at el y

, t h e t ri a l c our

t gr a nte d sum

m ary ju dg m en t i n fav o r o f Ly o n s

, fi n d i n g

t h at

, as t o t h e cl ai m s o f i n v as i o n o f p ri v acy

, t res p as s, an d i n terferen ce w it h en jo y m en t

o f p ro p ert y

, n o n e o f t h e al l eg ed t o rt i o us co n d u ct o ccu rred b efo re t h e wri t o f

p o s s es s i o n was ex ecu t ed

, an d t h at o n ce a wri t o f p os s es s i o n i s i s s u ed

, a “ l an d l o rd

s h o u ld n o t b e l iab l e fo r h i s s u b seq u en t en t ry o n t o t h e p ro p ert y

, ev ict i on

, an d rem o v al

o f [t h e] ten an t ’ s p ro p ert y .” Th e co u rt fu rt h e r d e t e r m i ned t h at

, ev en th o ug h t h e wri t

o f p o ss es s i o n was l at er v acat ed , i t was n ev ert h el es s a v al i d co u rt ord er wh en i t was

ex ecu t ed b y l aw en fo rcem en t u nd er t h e co lo r of l aw. Th u s, b ecau s e Ly o n s h ad a v al id

wri t o f p o s s es s i o n at t h e t im e of t he ev i ct io n, t he co u rt fo un d t h at h e was n o t l i ab l e

fo r t h e al l eg ed t o rt i o u s co n d u ct s t em m i n g fro m t h e ev i ct i o n

. Fu rt h er, as t o Fen n el l y ’ s

co n vers io n cl ai m

, t h e t ri al co urt n o ted t hat

, aft er t h e wri t o f p o s s es s io n was ex ecu t ed

,

h i s p ers o nal p ro p ert y was deem ed ab an d o ned an d Ly o n s was no t l i ab l e t o h im fo r t h e

d i s p o s i t i o n o f t h at p ro p ert y

. In ad d i t i o n

, t h e co u rt fo un d t h at Fen n el l y co u l d n ot

reco v er fo r n eg l i gen t i n fl i ct i o n o f e m o t io n al d is t res s becau s e h e d i d no t s u ffer a

6p h y s i cal i n

j u ry

, wh i ch i s a p rereq u i s i t e t o reco very

. Fi n al l y

, as t o Fen n el ly ’ s cl ai m fo r

i n t en t i o n al i n fl i ct i o n o f em o t i o n al d i s t res s

, t h e co u rt det erm i n ed t h at no rat i o n al t ri er

o f f a ct co u l d fi n d t h at Ly on s ’ s co n d u ct w as “ ex trem e an d o ut rag eo u s ” b ecau s e h i s

act i on s i n ev i ct i n g Fen n el l y were t ak en bas ed o n t h e i s su an ce o f a wri t o f p o s s es s i o n.

Th ereaft er, Fen n el l y fi l ed a m o t i o n fo r t h e t ri al co u rt t o reco n s i d er i t s g ran t o f

s u m m ary ju d g m en t t o Ly o n s

. On Au g u s t 2 1

, 2 0 14

, t h e co urt d en i ed t h i s m o t i o n

, b ut

t h e n ex t d ay

, co nt em

p o r a n e o u s l y w i t h h i s n o t i ce o f ap p eal

, Fen n el l y fi l ed n ew

e vide nce— i .e.

, an affi d av i t an d t h ree d ep o s i t i o n s

. Ly o n s m o v ed t o d i s m i s s Fen n el l y ’ s

ap p eal o r t o s t r i k e t he po s t -ju d g m en t ev i d en ce fro m t h e reco rd

. Th i s m o t i o n was

d en ied

, bu t t h e co urt n ot ed t h at an ap p el l at e co urt wi l l n o t co n s i d er ev i d en ce t h at t h e

t ri al co u rt di d n o t h av e i n t h e reco rd wh en an ap p eal ed d eci s io n was ren d ered

. 4 Th i s

ap p eal b y Fen nel l y fo l lo ws

.

4 Th e affi dav i t an d th ree d ep o s i t i on s t hat Fen n el l y fi l ed i n t h e t ri al co u rt aft er

t h e co u rt is s u ed i t s s um m ary -ju d gm en t o rd er an d d en i ed h is m o t i o n f o r

reco n s i d erat i on are i ncl u d ed i n t h e reco rd o n ap peal

. Ho wev er, as reco g n i zed b y t h e

t ri al co u rt

, we w i l l n o t co ns i der fact s o r ev i d en ce t hat were n o t b efo re t h e t ri al co u rt

at t he t i m e o f i t s ru l i n g

. S

ee At ki n s on v. Ci t

y o f At l a nt a

, 3 25 Ga. Ap p

. 7 0

, 7 2 n .3 (7 5 2

SE2 d 1 3 0 ) (2 0 13 ) (“ [W ] e d o n ot t ak e ev i d en ce fro m t h e b ri efs o f p art i es

, we d o n ot

g et ev i d en ce fro m o u t s i d e t h e r e c o r d

, a n d we d o n o t accep t as s ert i on s o f fact o r

ev i d en ce wh i ch were n o t b efo re t h e t ri al co u rt .” (p u n ct u at i o n o m i t ted )). Acco rd i n g l y

, i n ev al u at i n g Fen n el l y ’ s cl ai m s o f erro r, we h av e n ot co n s i dered an y ev i d en c e t h a t

was n o t b efo re t h e t ri al co u rt at t h e t i m e wh en t he su m m ary -ju d g m en t o rd er was

i s su ed

.

7To b eg i n w i t h, we n ot e t h at s u m m ary ju dg m en t i s ap p ro p ri at e wh en th e m o v i n g

p art y can s h o w t h at t h ere i s “ n o g en ui n e i s s u e o f m at eri al fact an d t h at t h e m o v an t i s

en t i t l ed t o ju dg m en t as a m at t er o f l aw.” 5 A d efen d a n t m eet s t h i s b u rd en wh en t h e

co u rt i s s h o wn t h at “ t h e do cu m en t s

, affi dav it s

, d ep o s it i on s an d o t h er ev i d en ce i n t h e

reco rd rev eal t hat th ere i s n o ev i d en ce s u ffi ci en t t o creat e a ju ry i s s u e o n at l eas t o n e

es s en t i al el em en t o f t h e p lai n t i ff’ s cas e.” 6 Fi n al ly

, if th e m o vi n g p art y sa t i s fi es t h i s

b u rd en

, th e n o n m o v i ng p art y can n o t res t o n i t s p l ead in g s

, b u t m u s t “ p o i n t t o s p eci fi c

e v i d e n c e g i v i n g ri s e t o a t ri ab l e i s s u e.” 7 W i t h t h es e g u i di n g p ri n ci p l es i n m i n d

, we

t u rn n o w t o Fen n el l y ’ s s peci fi c cl ai m s o f erro r.

1

. Fen n el l y

fi rs t co nt en d s t h at t h e t ri al co u rt ’ s o rd er i n cl u d ed s t at em en t s t h at

were co n t rary t o Geo rg i a l aw. Bu t i n s u pp o rt o f t hi s neb u lo u s cl ai m

, Fen n el ly m erel y

ci t es t o t wo ex cerp t s fro m t h e t ri al co u rt ’ s s u m m ary -ju dg m en t or d er, an d wi t h o ut

fu rt her ex p l an at i o n

, s u m

m ari l y arg u es t h at t h e co urt ’ s l eg al fi n d in g s w ere “ p at en t l y

co n trary to Geo rg i a l aw.” Su ffi ce i t t o s ay

, Fen nel l y h as fai l ed t o p ro v i d e an y co g en t

5 Al b er t s o n v. Ci ty o

f Jes u p

, 3 1 2 Ga. Ap p

. 2 4 6, 2 4 8 (7 1 8 SE2 d 4 ) (2 0 1 1 )

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

6 Id

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

7 Id

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

8arg u m en t o r l eg al au t h o ri t y t o s u p p o rt t h i s en u m erat i o n o f erro r. As a res u l t , h e h as

ab an do n ed t h i s cl ai m , an d we n eed n ot ad d res s i t an y fu rt h er. 8

2

. Nex t

, Fen n el l y

arg u es t h at t h e t ri al co u rt erred i n fi n d in g t h at Ly o n s co u ld

l eg al ly t ak e po s s es s i o n o f o r d es t ro y Fen n el l y ’ s p ers o n al p ro p ert y aft er h e o b t ai n ed

t h e wri t o f p o s s es s io n, an d i n an y ev en t

, t h e wri t i n t h i s cas e was “ u n q u es t i o n ab l y

v o i d .” 9 W e d i s ag ree. 1 0

In Geo rg i a, t h e ex cl u s i v e m et h o d th at a l an d l o rd m ay u s e t o ev i ct a t en an t i s

t h ro u g h a p ro p erl y i n s t i tu t ed d i s p o s s es s o ry act io n fi l ed u n der OCGA § 4 4 -7 -5 0 et

8 S ee W a r e v. M u l t i b a n k 2 0 0 9-1 R ES

-ADC Ven t u r e, LLC

, 3 2 7 Ga. Ap p

. 2 4 5,

2 5 1 (3 ) (7 5 8 SE2 d 1 4 5 ) (2 0 1 4 ) (d ecl in i n g t o ad d res s a cl ai m o f erro r w h en ap p el l an t

fai l ed to p ro vi de an y co g en t arg u m en t o r ci t at i o n o f au t ho ri t y ); Bl a n t o n v. S ta t e

, 3 2 4

G a

. A p p

. 6 1 0

, 6 1 5 (2 ) (a) n

. 1 0 (7 5 1 SE2 d 4 3 1 ) (2 01 3 ) (fi n d i n g t h at ap p e l l a n t

ab an do n ed a cl ai m b y fai l i ng t o ci t e a n y au th o ri t y t o s u pp o rt i t ); Co u rt o f Ap p eal s

Ru l e 2 5 (2 ) (“ An y en u m erat i o n o f erro r wh i ch i s n o t su p p o rt ed i n t h e b ri ef b y ci t at i o n

o f au t h o ri t y

o r arg u m en t m ay

b e d eem ed ab an d on ed .”).

9 In t h e arg um en t s ect io n fo r t h i s en um erat io n o f e r r o r i n h i s b ri ef, Fen n el l y

p r o v i d es n o co g en t arg u m en t

, referen ces t o t h e reco rd

, o r ci tat i o n t o au th o ri t y to

s u p p ort hi s co n t en t io n th at t h e wri t o f p o s s es s i o n i n t h i s cas e w as v o i d

. Ho wev er, h e

d o es s o i n ot h er sect i o n s o f h i s b ri ef, an d t h u s, h e h as n o t ab an d o n ed th i s arg u m en t

. S ee s u pr a fo o t n ot e 8

.

1 0 Ou r an al y s i s i n th i s d iv i s i o n o f t h e o p i n i on ap p l i es t o Fen n el l y ’ s cl ai m s fo r

wro ng fu l ev i ct i on

, t res pas s, i n v as i o n o f p r i v acy

, in t erferen ce wi t h en jo y m en t o f

p ro p ert y , an d co nv ers i on

.

9s eq

. 1 1 An d a d em an d fo r p o s s es s i o n i s a “ co n d it i on p reced en t t o th e l an d l o rd ’ s ri g ht

t o d i s p o s s es s t h e t en an t s u m m ari l y u n d er OCGA § 4 4 -7 -5 0 .” 1 2 Fu rt her, OCGA § 4 4

-

7 -5 5 (c) p ro v i d es :

An y wri t o f p o ss es s i on i s s u ed p urs u an t t o t h is art icl e s h al l au t h o ri ze th e

rem o v al o f t h e t en an t o r h i s o r h er p ers o n al p ro p ert y o r bo t h fro m th e

p rem i s es an d p erm i t t h e p l acem en t o f s u ch p ers o n al pro p ert y o n s o m e

p o rt io n o f t h e l a n d l o r d ’s p ro p ert y o r o n o th er p ro p ert y as m ay be

d es i gn at ed b y t h e l an d l ord an d as m ay b e ap p ro v ed b y t h e ex ecu t i n g

o ffi cer; p ro v i d ed

, h o wev er, t h at t h e l an d l o rd sh al l n o t be a b ai l ee o f s u ch

p ers on al p ro p ert y an d s h al l o we n o d u t y t o t h e t en an t reg ard i n g s u ch

p ers on al p ro p ert y

. Aft er ex ecu ti o n o f t h e wri t

, su ch p ro p e r t y sh al l be

reg ard ed as ab an d o n ed

.

W e h av e i n t erp ret ed t h e l at t er p o rt i o n o f t h is s t at u t o ry p ro vi s i o n as b ei n g “ co n t i n g en t

u p o n t h e l an d l o rd fi rs t pl aci n g t h e ten an t ’ s p ro pert y o n so m e po rt i o n o f t he l an d l o rd ’ s

p ro p ert y o r o n ot h er s peci fi c p ro p ert y d es i g n at ed b y t h e l an d l o rd an d ap p ro v ed b y t h e

1 1 See Met r o At l a nt a Ta s k Fo r c e f o r t h e Ho mel es s, In c. v. Pr emi u m Fu n d i n g

S o l u t i o n s

, LLC

, 3 21 G a. Ap p

. 10 0

, 1 0 1 (1 ) (7 4 1 SE2 d 2 2 5 ) (2 0 1 3 ); a cco r d Iko mo ni

v. Execu t i ve As s et M

g mt

. , L LC

, 3 09 Ga. Ap p

. 8 1

, 8 4 (2 ) (7 0 9 SE2 d 2 8 2) (2 0 1 1 );

S t eed v. Fed

. Na t

. Mo r t

g a g e Co r p

., 3 0 1 Ga. Ap p. 8 0 1

, 8 0 5 (1 ) (a) (6 8 9 SE2 d 8 4 3 )

(2 0 0 9).

1 2 S a n d i fer v. Lo n g In ves t o r

s

, In c.

, 21 1 Ga. Ap p

. 7 5 7

, 7 5 8 (2 ) (c) (4 4 0 S E2 d

4 7 9 ) (1 9 94 ); s ee Met r o Mg mt

. Co

. v. Pa rker

, 2 4 7 Ga. 6 2 5

, 62 9 ( 2 7 8 S E 2 d 6 4 3 )

(1 9 8 1) (h o l d i n g t h at “ i n ev ery cas e, a ti m el y d em a n d f o r p o s s es s i o n i s a co n d i t i o n

p reced en t t o t he i n s t i t u t io n o f d i s p o s ses s o ry p ro ceed i n gs ); OCGA § 4 4-7 -5 0

.

10ex ecu t i n g offi cer.” 1 3 Becau s e i n t h e ab s en ce o f t h i s req u i rem en t

, t h e l an d l o rd wo u ld

h av e “ cart e b l an ch e t o d o wh at ev er h e o r s h e l i ked wi t h t h e t en an t ’ s p ers o n al

p ro p ert y

, i n cl ud i n g ev en d es t ro y i n g i t

, at t h e m o m en t t h e wri t o f p o s s es s i o n i s

i s su ed .” 1 4 T h u s

, i f th e l an d l o rd ev i ct s a t en an t w i t h o u t fi rs t fi li n g a d i s po s s es s o ry

act i on an d o b t ai n i n g a wri t o f p o s s e s s i o n

, o r w i t ho u t fo l l o wi ng t he d i s po s s es s o ry

p ro ced ures fo r h an dl i n g t h e t en an t ’ s p ers o n al p ro p ert y

, t h e l an d l o rd “ can b e h el d

l i ab l e fo r wro n g fu l ev i ct i o n an d t res p as s .” 1 5

Here, Ly o n s fo l lo w ed each o f t h e fo reg o i n g s t at u t o ry req u i rem en ts fo r ev i ct i n g

Fen nel ly fro m t h e Pro p ert y

. Fi rs t

, o n J u l y 1 2

, 2 0 1 2

, Ly on s s en t Fen n el l y a d em an d

fo r p o s ses s i o n o f t h e Pro p ert y

, t erm i n at i ng t h e leas e an d i nfo rm i n g h i m t h at h e m u s t

1 3 Hi g g i n s v. Ben n

y’s Ven t u r e, I

n c

. , 3 0 9 Ga. A pp

. 1 0 2

, 1 0 4 (7 0 9 SE2 d 2 8 7 )

(2 0 1 1) ( p u n c t u a t i o n o m i t t ed ); s ee a l s o Iko mo n i

, 3 0 9 G a. Ap p

. at 8 4 (2 ) (“ Aft er

i n s t i t u t i n g a d i sp o s s es so ry act i o n an d o b t ai n i n g a wri t o f p o s s es s i o n

, th e l an d l o rd i s

a u t h o r i z e d t o ev i ct t he t en an t

, b u t t h e l an dl o rd m u s t p l ace t he t en an t’ s p ro p ert y o n

s o m e p o rt i o n o f t h e l an d l o rd ’ s p ro p ert y o r o n o th er s p eci fi c p ro p ert y d es i g n at ed by

t h e l an d l o rd an d ap p ro v ed b y t h e ex ecu ti n g o ffi cer.”) (p u n ct u at i on o m i t ted )).

1 4 Hi g g i n s

, 30 9 Ga. Ap p. at 10 4 (p u n ct u at i o n o m i t t ed ); a cco r d W a s h i n g t o n v.

Ha r ri s o n , 2 9 9 Ga. Ap p . 3 3 5

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

1 5 Iko mo n i

, 3 0 9 G a. Ap p

. at 8 4 (2 ); see a l so S t eed

, 3 0 1 Ga. Ap p. at 80 5 (1 ) (a)

(“ [A] l an d l o rd wh o fo rci bl y ev i ct s a t en an t wi t h o u t fi l i n g a d is p o s s es s o ry act i o n an d

o b t ai n i n g a wri t o f p o s s es s i o n i s s u b je ct t o d am ag es i n to rt fo r t he wro n g fu l

ev i ct io n .”).

11v acat e t h e Pro p ert y on o r b efo re Au g u s t 15

, 2 0 1 2

. An d al t ho u g h th e n o t i ce m i s s p el l ed

F e n n e l ly ’ s n am e as “ Bi ll y Fen n el l ,” i t was pro p erl y s en t t o th e l eas ed ad d res s v i a

cert ifi ed m ai l

. In t h i s res p ect

, i t i s o f n o co n s eq u en ce t h at Fen n el ly w as l i v i ng i n New

J ers ey at t he t im e t h e n o t i ce was m ai l ed

. 1 6 As we h av e p rev i o u sl y ex p l ai n ed

, an

i n feren ce ari s es at t h e t im e wh en a l eas e i s ex ecu t e d t h a t t h e “ t en an t co n s en t ed to

co n st ru ct i v e del i v ery o f a d e m a n d fo r p o s s es s i o n b y t h e d u e m ai l i n g t h ereo f t o t h e

t en an t at t h e ad dres s of t h e leas ed res id en ce.” 1 7 Th i s in feren ce, o f co u rs e, m ak es

p erfect s en se. Th e m o s t l og i cal p l ace t o s erv e a res i den t

, p ri v at e ten an t i s at th e l eas ed

res i den ce. 1 8

Ly o n s al s o ob t ai n ed a wri t o f p o s s es s io n fro m th e m ag is t rat e co u rt

, an d b efo re

d i s p o s i n g o f Fen n el ly ’ s p ers o n al p ro p ert y

, h e co m p l i ed wi t h O CGA § 4 4 -7 -5 5 (c) by

p l aci ng i t o n s o m e p o r t i o n o f t h e Pro p ert y —t he d ri v eway o f t h e res i d en ce— fo r a

1 6 W e n o t e t h at Fen n el ly p o i n ts t o n o reco rd ev i d e n ce t o s u g g es t t hat

, i n J u l y

2 0 1 2

, Ly o n s k n ew t hat h e was l i v i n g i n Ne w Jers ey

. T o t h e co n t rary

, t h e reco rd

s h o ws t h at Fen n el l y fi rs t i n fo rm ed Ly o n s t h at h e was s p en d i n g t h e m o n t h o f Au g u s t

i n New J ers ey

i n a l et t er d at ed Au g u s t 1 8 , 2 0 1 2

.

1 7 S a n d i f er , 2 1 1 Ga. Ap p . at 7 5 9 (2 ) (c).

1 8 See P. T. Da vi s v. Hyb r i d In d u s

., In c

., 14 2 G a. Ap p

. 7 2 2

, 7 2 4 (1 ) (2 3 6 SE2 d

8 5 4 ) (1 9 7 7 ) (h ol d i n g t h at n o t ice s en t t o a co m m erci al b u s i n es s was i n su ffi ci en t wh en

t h e t en an t d i d n o t res i d e th ere, b u t n o t i n g t h at “ [t ] h e l o g i cal p l ace t o s erv e a res i d en t

,

p ri v at e t en an t wo u l d b e at t he l eas ed res i d en ce”).

12p eri o d o f 2 4 h o u rs

. 1 9 Nev ert h el es s

, Fen nel l y m ai n t ai n s t h at Ly o n s (h i s l an d l o rd ) m ay

s t il l b e h el d l i ab le fo r wro n g fu l ev i ct i o n ev en t h o ug h he o b tai n ed a wri t o f p o s s es s i o n

b efo re t ak i n g o r rem o v in g h i s p ro p ert y

. A n d in s u p p o rt o f t h i s arg u m en t

, Fen n el l y

rel i es h eav i l y on t h i s Co urt ’ s d eci s i o n s in Hi g g in s v. Be n n

y ’ s V en t ur e, In c. 2 0 an d

W a s h i n g t o n v. Ha r r i s o n

. 2 1 Bu t h i s rel i an ce o n t hes e cas es i s m is p l aced

. In d eed

, u n l i k e

t h e cas e s u b j u d i ce

, t h e l an d l o rd s i n Hi g g i n s an d W

a s h i n g t on wh o l l y fai l ed t o co m p l y

wi t h t h e st at ut ory req u i rem en t th at

, b efo re a t en an t ’ s p ro p ert y i s d eem ed ab an d o n ed

,

t h e lan d l o r d m

u s t fi rs t p l ace th e t en an t ’ s p ers o n al it em s on s o m e p ort i on o f t h e

l an d l o rd ’ s p ro p ert y

. 2 2

Sp eci fi cal l y

, i n Hi

g g in s

, t h e p ro p ert y

i n q u es t io n was “ l eft i n p l ace wh en t h e

wri t wa s e x e c u ted

, wi t h an in s t ru ct io n t o t h e l an d l ord b y t h e ex ecu t in g o ffi cer to

al l o w th e t en an t t o l at er rem o v e i t

. ” 2 3 Un d er s u ch ci rcu m s t an ces

, we h el d t h at t h e

1 9 On ap p eal

, Fen n el l y d oes no t arg u e t h at 2 4 h o u rs was an i n s u ffi ci en t am o u nt

o f t i m e t o s at i s fy t h e req u i re m e n t s o f OCGA § 4 4-7 -5 5 (c), an d t h ere ap p ears t o b e

n o Geo rg i a l eg al au t h o r i t y e s t ab l i sh i ng th e ex act l en gt h o f t i m e req u ired un d er t h e

s t at u te.

2 0 3 0 9 Ga. Ap p . 1 0 2 (7 0 9 SE2 d 2 8 7 ) (2 0 1 1 ).

2 1 2 9 9 Ga. Ap p . 3 3 5 (6 8 2 SE2 d 6 7 9 ) (2 0 0 9 ).

2 2 S ee OCGA § 4 4 -7 -5 5 (c); Hi g g in s , 3 0 9 Ga. Ap p . at 1 0 4.

2 3 Hi g g i n s , 3 09 Ga. Ap p . at 1 0 4

.

13p ro p ert y was “ n o t p l aced o n s o m e p o rt i o n o f t h e l an d lo rd ’ s p ro pert y as req u i red by

t h e s t at u te, an d i t was th erefo re n o t ab an d o n ed

. ” 2 4 An d in W as h i ng t o n

, we h el d t h at

a l an d lo rd

, wh o h ad o bt ai n ed a wri t o f p o s s es s i o n

, c o u l d b e l i ab l e fo r co n v ers i o n

b ecau s e, i n s t ead of p l aci n g t h e t en an t ’ s pro p ert y o n s o m e p ort i on o f th e l an d

, t h e

l an d l o rd “ h i red a s al v ag e crew t o s i m p l y rem o v e [t h e t en an t ’ s ] p ers on al p ro p ert y

. .

. wi t h n o co n si d erat i o n g iv en as t o i t s u l ti m at e fat e.” 2 5 Th u s

, t he t en an t’ s pro p ert y was

n o t d eem ed ab an d o n ed

. 2 6 Bu t h ere, as p rev i o u s l y no t ed

, L y o ns s at i s fi ed t h e st at u t o ry

req u i rem en t t h at h e p l ace Fen n el l y ’ s p ers o nal p ro p ert y o n s om e p o rt io n o f t h e

Pro p ert y aft er t h e wri t was i s s ued

. Th u s

, t h e t ri al co u rt p ro perl y fo u n d t h at Fen n el l y ’ s

p ers o n al p ro p ert y was ab an do n ed

, an d Ly o ns o w ed n o d u t y t o Fen n el l y wi t h reg ard

t o t he d i s p o s al o f t h at p ro p ert y

. 2 7

2 4 Id

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

2 5 W a s h in gt o n , 2 9 9 Ga. Ap p

. at 3 3 9 (1 ).

2 6 S ee i d

.

2 7 S ee OCGA § 4 4 -7 -5 5 (c) (p ro v i d i n g t h a t

, a f t e r t h e ex ecu t i o n o f a wri t o f

p o s s es s i o n

, a t en an t’ s p ers on al p ro p ert y i s d eem ed ab an d on ed

, so lo n g as t h e l an d l o rd

fi rs t p l aces s u ch pro p ert y o n so m e p o t i o n o f t h e l an d l o rd ’ s p r o p e r t y) ; Hi g g i n s

, 3 0 9

Ga. Ap p

. at 1 0 4 (n o ti n g th at p ro p ert y b ei n g d eem ed ab an d o n ed u n der OCGA § 4 4 -7

-

5 5 ( c ) i s “ co n t i n g en t u p o n t h e l an dl o rd fi rs t p l aci n g th e ten an t ’ s p ro pert y o n s o m e

p o rt i on of t h e l an d l o rd ’ s p ro p ert y o r o n o t her s p e ci fi c p ro p ert y d es ig n at ed b y t h e

l an d l o rd an d ap p ro v ed b y t h e ex ecu t i n g o ffi cer” (p u n ct u at io n o m i t t ed )); W as h i n g t o n

,

14Fen n el l y al so arg ues t h at

, ev en i f a l an d l o rd wi t h a wri t o f p o s s es s i o n m ay

d i s p o s e of or d es t ro y a t en an t ’ s p ers o n al p ro pert y

, t h e w ri t o f po s s es s i o n i n t h i s cas e

was “ u n qu es t i o n ab ly v o id .” Sp eci fi cal l y

, h e co n t en d s t h at t h e wri t o f p o s s es s i o n was

v o i d b e c a u s e it was v acat ed t h ree m o n t h s aft er i t w as is s u ed

. Ho w ev er, as we h av e

p rev i o u s l y ex p l ai ned

, wh en an ev i ct i o n is carri ed o u t u n d er a wri t of p o s s es s i o n

i s su ed b y t h e m ag i s trat e co u rt

, t h e wri t i s lawfu l u n ti l it i s v acat ed

, an d an y ev i ct i o n

t ak i n g p l ace b efo re t h at t i m e i s n o t wro n g fu l. 2 8 Th u s

, al t h o u g h t h e wri t o f p o s s es s i o n

2 9 9 Ga. Ap p

. at 3 3 9 (1 ) (n o t i n g t h at

, wh i l e OCGA § 4 4 -7 -5 5 (c) pro v i d es t h at “ t h e

l an d l o rd s h al l no t b e a b ai l ee an d s h al l o we n o d u t y t o th e ten an t wi t h reg ard t o h i s

p ers o n al p ro p ert y

, w e in t erp ret t h at pro v i s i o n as b ei n g co n t i n g en t u p on t h e l an d l o rd

fi rs t p l aci n g t h e t en an t ’ s pro pert y o n s o m e po rt i o n o f th e l an d l o rd ’ s p ro p ert y o r o n

o t h er s p eci fi c p ro p ert y d es i g nat ed b y t he l an d l o rd an d a p p r ov ed b y t h e ex ecu t i n g

o ffi cer”).

2 8 S ee S t ri n ger v. Bu g

g

, 2 5 4 Ga. Ap p

. 7 4 5, 7 4 7 (2 ) (5 6 3 SE2 d 4 4 7 ) (2 0 0 2 ); s ee

a l s o S m i th v. R ep u b li c R ea l t

y S er v., In c

., 2 1 6 Ga. A p p

. 7 3 6

, 7 3 6 (4 5 6 SE2 d 5 5 )

(1 9 9 5) (h o l d i n g t h at

, ev en t h o u g h a m ag i s t rat e co u rt ’ s o rd er— t h at a t en an t m u s t p ay

u n p ai d ren t

— was b as ed o n an erro n eo u s fi nd i n g

, t h e “ t en an t was b o u n d b y t h at o rd er

an d was n o t free t o di s reg ard i t”); Mu no z v. Ma cMi l l a n

, 19 5 Cal

. Ap p

. 4 t h 6 4 8

, 6 5 3

(1 2 4 Cal

. Rp t r. 3 d 6 6 4 ) (2 0 1 1 ) (“ A l a n d l o rd ev i ct i n g a t en an t p u rs uan t t o a wri t o f

p o s s es s i o n can n ot b e h el d l i ab le fo r dam ag es u n d er t h e p ri nci p l es g o v ern in g act i on s

fo r fo rci b l e en t ry an d d et ai n er, ev en i f t h e wri t o f p o ss es s i o n i s s u bs eq u en tl y d eem ed

i n v a l i d

. . . .”); Gl a s s v. Na j a f i

, 7 8 Cal

. Ap p

. 4t h 4 5

, 5 1 (2 ) (9 2 Cal

. Rp t r

. 2 d 6 0 6 )

(2 0 0 0 ) ( h o l d i n g t h at l i ab i l i t y s h o u l d n o t b e i m po s ed o n p art i es wh o rel y o n a co u rt

o rd er, wh i ch i s ul ti m at el y d et erm i n ed t o hav e b een erro neo us l y i s s u ed as a res u lt o f

l eg al erro r).

15i n t h i s cas e was u l t i m at el y v acat ed

, Ly o n s ev i ct ed Fen n el l y u n d er a wri t o f p o s s es s i o n

t h at was l awfu l at t h e t i m e i t was ex ecu t ed

. 2 9

Nev ert h el es s

, F e n n el l y co n t en d s t h at o u r d eci s i o n i n P. T. Da vi s v. Hyb r id

In d u st r i es

, In c. 3 0 st an d s fo r t h e g en eral p ro p o s i t i o n t h at t ort cl ai m s ari si ng fro m an

al l eg ed wro n g fu l ev i ct i o n m ay su rv i v e s u m m ary ju d g m en t w h en a wri t o f p o s s es s i o n

i s v acat ed aft er i ts ex ecu t i o n. It i s t ru e t h at

, i n P. T. Da vi s

, t h is Co u rt s u m m ari l y h el d

t h at “ [o ] nce th e t ri al co u rt s et as i d e i t s earl i er ju d g m e n t g ran ti ng t h e wri t o f

p o s s es s i o n

, it was p ro p er t o al l o w [t h e t en an t ’s ] c o u n t ercl ai m ” fo r co n v ers i o n

. 3 1

2 9 M oreo v er, wh i l e t h e p ro p ri et y o f t h e m ag i s t rat e co u rt ’ s o rd er v acat i n g t h e

wri t o f p o s s es s i o n i s n o t b e f o re us

, i t i s

, n ev ert h el es s

, wo rt h no t i n g t h at t h e fact

Fen nel ly ’ s s u rn am e was m i ss p el l ed as “ Fen n el l ” o n b o t h t h e Affi d av i t o f Su m m on s

o f Di s p o ss es s o ry

an d t h e s h eri ff’ s ret u rn o f s erv ice d oes n o t m ean t h at th e wri t was

v o i d at t h e t i m e i t was ex ecu t ed b y Ly o n s

. In d eed

, t h i s Co u rt h as ex pres s ly h el d t h at

“ t h e m i ss p el l i n g o f a p ers o n’ s n am e i n t h e s u m m o n s” i s n o t “ v i t al i n [an ] act i o n fo r

a w ri t o f po s ses s i on [wh en ] t h e p rem i s es i n d i s p u t e were [, as i n t h i s cas e,] p ro p erl y

i d en t i fi ed .” Co cker h a m v. La ke & El l i o t

, 14 9 Ga. Ap p

. 1 1 2

, 1 12 (1 ) (2 5 3 SE2 d 4 5 8 )

(1 9 7 9). T h i s i s b ecau s e, as o u r Su p rem e Co u rt h as ex p l ai ned

, a p ro ceed i n g fo r a wri t

o f p os s es s io n i s q u as i i n rem

, an d t h erefo re co n s t ru ct i v e, as o pp o s ed t o p ers o n al

,

s erv i ce i s s u ffi ci en t. See Pel l et i er v. N o r t h b r oo k Ga r den Ap a rt men t s

, 23 3 Ga. 2 0 8,

2 1 0 (2 ) (2 1 0 SE2 d 7 22 ) (1 9 7 4 ); Co cker h a m

, 1 4 9 Ga. Ap p

. at 1 12 (1 ). Th us

, t o t h e

ex t en t t h at Fen n el l y m ai nt ai n s t h at t h e wri t was v o i d ev en befo re b ei n g v acat ed

, we

fl at l y reject t h at arg u m en t

.

3 0 1 4 2 Ga. Ap p . 7 2 2 (2 3 6 SE2 d 8 5 4 ) (1 9 7 7 ).

3 1 S ee P. T. Da vi s , 1 4 2 Ga. Ap p. at 7 2 5 (2 ).

16Ho wev er, t h e fact s o f P.T. Da vi s are eas i l y d i s t i ng u i s h ab l e fro m t h o s e i n t he cas e su b

j u d i ce i n s ev eral res p ect s. Fi rs t

, P.T. Da vi s co n cern ed a d i s p o s ses s o ry act io n b et ween

t wo b u s i n es s es in vo l v i n g t h e l eas e o f “ a 1 ,0 0 0 s qu are fo o t wareh o u s e cu b i cl e,” n ot

a l eas ed res i d en ce. 3 2 Seco n d

, o n ce t h e wri t o f p os s es s i on i s s u ed

, t h e l an d l ord i n P.T.

Da vi s rem ov ed t h e t en an t ’ s p ers o n al p ro pert y fro m t h e cu bi cl e, m o ved s o m e o f t h e

p ro p ert y to a d i fferen t wareh o u s e fo r “ s afek eep i ng ,” an d ga v e ot h er pi eces o f p ro p ert y

t o t h e m o v ers as “ co m

pen s at i o n fo r t h ei r serv i ces .” 3 3 Th i rd

, t he w ri t of po s ses s i o n in

P.T. D a vi s was l at er v acat ed b ecau s e t h e t ri al co u rt co n cl u d ed t h at t he p l ai n t i ff i n t h e

d i s p o s s es s o ry

act i o n was “ a m ere s t ran g er to t h e act i o n , an d t h at s erv i ce b y t ack i n g

[o n th e s t o rag e cu b i cl e] wa s i n s u ffi ci en t b ecau s e p ers o n al serv i ce had b een

p o s s i b l e.” 3 4 T h u s

, wh i l e i t m ay v ery w el l h av e b een ap p ro p r i a t e f o r t h i s Co u rt to

affi rm t he t ri al co u rt ’ s deci si o n i n P.T. Da vi s al l o wi n g a co n v ers i o n cl ai m t o g o

f o rward un d er t h e p art i cu l ar ci rcu m s t an ces pres en t ed i n t h at cas e, t h ey b ear n o

res em b l an ce t o t h o s e at i s s u e h ere. Fi n al l y

, an d m o s t s ig n i fi can t l y

, t h e di v i si on o f P.T.

Da vi s rel i ed u p o n b y Fen n el l y t o s u pp o rt h i s arg u m en t ( i .e.

, Di vi s i o n 2 ) i s en t irel y

3 2 S ee i d

. at 7 2 3

.

3 3 S ee i d

.

3 4 S ee i d

. at 7 2 3 -2 4

.

17b e r e f

t o f an y reas o n i n g o r ci t at i o n t o au t h o ri t y

, an d t h erefo re i s o f l i t t l e (i f a n y)

p reced en t i al v al ue. In d eed

, P .T. Da vi s d o es n ot ev en i d en t i fy t h e nat u re o f t h e cl ai m

o f erro r t h at Di v i s i o n 2 was ap p aren t l y i nt en d ed t o res o l v e.

Fu rt her, al t ho u g h Fen n el l y rel i es s o l el y on P. T. Da vi s

, we ack n o wl ed g e t h at

,

i n S t r i n g er v. Bu g

g

, 3 5 t hi s Co urt u l t i m at el y al l o wed v ari o u s t o rt cl ai m s ag ai n s t a

r es i d en t i al l an d l o rd t o s u rv i v e s u m m ary ju d g m en t wh en t h e ev ict i o n was carri ed o ut

u n d er a wri t o f p o s ses s i o n t hat was l at er v acat ed b ecau s e t h e t ri al co u rt erro n eo u s l y

fo u n d t h at t h e rel ev an t cl ai m s were b arred b y r es j u di ca t a

. 3 6 Bu t i n S t r i n g er

, we

ex p res s l y s t at ed t h at wh en an e v i c t i o n was “ carri ed o u t u n d er a wri t of p o s s es s i o n

i s su ed b y t h e m ag i s trat e co u rt

, an d u n t i l t h at wri t was v acat ed

, i t was l awfu l an d t h e

evi ct io n wa s n o t wr o n gf

u l .” 3 7 M o re o v e r

, i t ap pears t h at t h ere w as ev i d en ce t h at t h e

l an d l o rd in S t r i n g er en gag ed i n u n l a wf u l co nd u ct i n p ro cu ri n g t h e w ri t o f p o s s es s i o n.

In d eed

, th e m ag i s t rat e co u rt t h at s et as i d e t h e wri t o f p o s ses s i o n i n S t r i n ger fo u n d t h at

t h e l an d l o rd i n i t iat ed t h e d i s p o s s es s o ry act i o n i n v i o l at i on of an ag reem en t wi t h t h e

t en an t

, m i s l ed th e t en an t i n to fai l i n g t o fi l e an an s wer i n t h at p ro ceed i n g

, an d

3 5 2 5 4 Ga. Ap p . 7 4 5 (5 6 3 SE2 ed 4 47 ) (2 0 0 2 ).

3 6 S ee S t ri n ger

, 2 5 4 Ga. Ap p . at 7 4 6-4 8 (2 ) .

3 7 S ee i d

. at 7 4 7 (2 ) (em

ph as i s s u p p l i ed ).

18es s en t i al l y “ p e r p e t r a t e d a frau d o n t h e co u rt ” b y req ues t i n g a wri t o f p os s es s i o n to

wh i ch h e was n o t en t i t l ed

. 3 8 Bu t h ere, u n l i k e i n S t r i n ger , Fen n el l y h as pres en t ed n o

ev i d en ce t h at Ly o n s en g ag ed i n an y t h i n g o t h er t h an l awfu l co n du ct i n o b t ai n i n g an d

ex ecu t i n g t h e wri t o f p o s s es s i o n

. 3 9

In s u m

, n ei t h er P. T. Da vi s n o r S t r i ng er ex p res sl y

h o l d t hat , wh en a l an d l o rd

fo l l o w s al l o f t h e leg al req u irem en t s fo r o b tai n i n g a wri t of p o s ses s i o n an d ex ecu t es

t h at wri t i n co m

p l ian ce w i t h t h e l aw, a t en an t can t h en s u e t h e lan d l o rd i n t o rt s o l el y

b ecau s e th e wri t was l at er v acat ed (ev en w h en t h ere i s no ev i d en ce o f w ro n g d o i n g in

t h e p ro cu rem en t o r ex ecu t i o n o f th e wri t ). 4 0 Reg ard l es s, t o t h e ex t en t t h at o u r

d eci s i o n s i n t h es e cas es can p o s s i b l y b e read as st an d in g fo r s u ch a p ro po s it i o n

, t h ey

are n o l o n g er o f an y

p reced en t i al u t i l i ty

o n t h at p art i cu l ar p o in t o f l aw.

To b e cl ear, o u r h ol d i n g t o d ay i s a li m i ted o n e: A l an d lo rd wh o ob t ai n s a wri t

o f p os s es s i o n an d fo l l o w s al l of t h e l eg al req ui rem en t s fo r ex ecu t i n g t h at wri t m ay n ot

3 8 Id

. at 74 6 (p u nct u at i on o m i tt ed ).

3 9 As t o Fen n el ly ’ s cl ai m s fo r n eg l i g en t an d i n t en t i o n al i n fl i ct i o n o f em o t i o n al

d i s t res s

, h e arg u es th at L y o n s ’s c o n d u ct i n d i s p o s i n g o f h i s p ers o n al p ro p ert y was

t o rt i o u s

. Ho wev er, fo r t h e reas on s s et fo rt h i n D i v i s i o n 5 i n fr a

, we fi n d t h i s arg u m en t

t o b e wh o l ly

wi th o u t m eri t

.

4 0 S ee g en er a l l

y S t r in g er

, 2 54 Ga. Ap p

. at 7 4 7 (2 ); P. T. Da vi s , 1 4 2 Ga. Ap p.

at 7 2 2 -2 5 (1 )-(2 ).

19b e h el d li ab l e i n t o rt fo r t h o s e l awfu l act i o n s o n t h e s o l e b a s i s t h at t h e w ri t was l at er

v acat ed

. 4 1 In d eed

, t o h o ld o t h erwi s e wo u ld m ak e a m ock ery o f t h e l aw. 4 2 Th at s ai d,

n o t h i n g i n th i s o pi n i o n s h o u l d b e co n s t ru ed as i m m u n i zi n g l an dl o rd s wh o en g ag e in

u n l awfu l co n d uct

, ei t h er i n t h e p ro cu rem en t o r ex ecu t i on of a wri t of p o s s es s i o n

, fro m

l i ab i l i t y

.

3

. Fen n el l y al s o arg u e s t h a t t he m ag i s t rat e co u rt t h at v acat ed t h e wri t o f

p o s s es s i o n h ad t h e a u t h o ri t y t o d o s o

, an d t h u s

, t h e wri t was v o id on i t s face. 4 3

4 1 S ee Od u o k v. W ed ea n Pr o p er t i es

, In c

., 3 1 9 Ga. Ap p

. 7 8 5, 7 8 7 (1 ) (a) ( 7 3 8

SE2 d 6 2 6 ) (2 0 1 3 ) (h o l d i n g t h at a t en an t ’ s cl ai m s

, wh i ch were p rem i s ed o n a wro n g fu l

ev i ct io n

, fai l ed as a m at ter o f l aw wh en t here was n o d i s p u te t h at t he l a n d l o r d

o b t ai n ed a w ri t o f po s s es s i on t h at en t i tl ed it t o ev i ct t h e t en an t); s ee a l s o Iko mo n i

, 3 0 9

Ga. Ap p

. at 8 4 (2 ) (“ If t h e l an d l o rd ev i ct s a t en an t wi t ho u t fi l i n g a d i s po s s es s o ry

act i on an d o b t ai n i n g a wri t o f p o s s es s i o n

, o r wi t h o ut fo l l o w i n g t h e d i s po s s es s o ry

p ro ced ures fo r h an d l i n g th e ten an t ’ s p ers o nal p ro p ert y

, t h e l an d l o rd can be h el d l i ab l e

fo r wro n g fu l ev i ct i o n an d t res p as s .” (em ph as i s su p p l i ed )); Gl a s s

, 7 8 Cal

. Ap p

. 4 t h at

5 1 (h o l di n g t h at l i ab i l i t y s ho u l d n o t b e im po s ed o n p art ies wh o rel y o n a co u rt o rd er,

wh i ch i s u l t i m at el y d et erm i n ed t o hav e b een erro n eo u s l y i s su ed as t h e res u l t o f l eg al

erro r an d n o t in g t h a t a n a l t ern at i v e ho l d i n g “ wo ul d u n d erm i n e t h e p o l i cy fav o ri n g

o rd erl y ju d i ci al p ro ces s by p l aci n g l i t ig an t s i n jeo p ard y o f l i ab i l i t y ev en t h ou g h t h ey

act ed u n der t h e au t h o ri t y o f t h e co u rt ”).

4 2 See Ne. At l a n t a B o n d i ng Co

. v. S t at e

, 3 08 Ga. Ap p. 5 7 3

, 5 8 2 (2 ) (7 0 7 SE2 d

9 2 1 ) (2 01 1 ) (“ Peo p l e wo u l d l au g h at t h e l aw i f i t req u ired an y su ch t h i n g

. ”) (ci t at i o n

an d p u n ct u at i on o m i t t ed ); Fl et ch er G u a no Co

. v. Vo r u s

, 1 0 G a

. Ap p

. 3 8 0

, 3 8 2 (7 3

S.E. 3 4 8 ) (1 9 1 2 ) (s am e).

4 3 Fen n el l y al s o s u g g es t s

, in p as s i n g

, t h a t t h ere w as d efect i ve s erv i ce i n h i s

ev i ct io n p ro ceed i n gs

. Ho wev er, t h e is s u e o f d efect i v e s erv i ce was n ei t h er rai s ed

20Ho wev er, co n t rary t o Fen n el l y ’ s s u g g es t i o n

, t h e t ri al co u rt d i d n o t fi n d t h at t h e

m ag i s t rat e co u rt l ack ed ju ri s d i ct io n o r au t h o ri t y t o v acat e t h e wri t o f p o s s es s i o n.

In s t ead

, t h e co u rt m erel y f o u n d t h a t, ev en t ho u g h t h e wri t o f p o s s es s io n was l at er

v acat ed

, i t was n o net h el es s v al i d at t h e t im e i t was ex ecu t ed

. Th u s

, Fen n el l y ’ s

arg u m en t b ears n o rel ev an ce t o t h e o rd er b ei n g ap p eal ed

. Mo reo ver, a s w e al read y

ex p la i n e d i n Di v i si o n 2 s up r a

, t h e wri t o f p os s es si on in t h i s cas e was v al i d u n t il i t

was v acat ed

, 4 4 an d t h us

, Fen n el l y ’ s arg um en t t h at Ly on s ev i ct ed h i m u n d er a “ v o i d ”

wri t o f p o s ses s i on i s m eri t l es s

.

4

. In h i s fo u rt h cl ai m o f erro r, Fen n el l y arg ues th at t h e t r i a l c o u r t erred in

fi nd i ng th at Ly o n s was en t i t l ed t o s u m m ary ju d g m en t as t o h i s co n vers i on cl ai m

.

Ho wev er, Fen n el l y ’ s co n v ers i o n cl ai m i s b as ed s o lel y o n t he fact t h at Ly o ns d i s p o s ed

o f h i s p ers o n al p ro p ert y u n der a wri t o f p o s s es s io n t h at was l at er v acat ed

, an d g i v en

o u r ho l d i n g i n Di v i s i o n 2 s u p r a

, t h e t ri al co u rt p ro p erl y fo un d th at Ly o n s was en t i t l ed

t o s u m m ary ju d g m en t as t o t h i s cl ai m

.

b efo re n o r ru l ed u p o n b y t h e t ri al co u rt

, an d th u s, we wi l l no t co n s i d er i t

. S p i vey v.

S t a t e

, 2 7 2 G a. Ap p

. 2 2 4

, 2 2 8 (2 ) (6 1 2 SE2 d 6 5 ) (2 0 0 5 ) (“ In as m u ch as we are a co u rt

fo r t h e co rrect i o n o f erro rs

, we d o n o t co n s i d er i ss u es wh ich were n o t rai s ed b el o w

an d ru led o n b y

t h e t ri al co u rt .” (p un ct u at i o n o m it t ed )).

4 4 S ee s u p r a fo o tn o t es 2 8 an d 2 9

.

215

. Fi n al l y

, Fen n el l y arg ues t h at

, i n li g h t o f t h e m an ner i n wh i ch Ly on s d i s p o s ed

o f h i s p ro p ert y

, t h e t ri al co u rt erred i n fi n d i n g t h at h e co u ld n o t reco ver d am ag es fo r

n eg li g en t o r i n t en t i o n al i n fl i ct i o n o f em o ti o n al d i s tres s . Ag ai n, we d i sag ree.

As t o h i s cl ai m fo r n eg l i g en t i n fl ict i o n o f em ot io n al di s t res s

, t h e t ri al co u rt

fo u n d t h at Fen n el ly co u l d n o t reco ver fo r s u ch a cl ai m b ecau s e t h ere was no ev i d en ce

o f a p hy si cal i m

p act o r p hy s ical i n

ju ry

. On ap peal

, Fen n el l y arg u es t h at t h e t ri al co u rt

erred i n t h i s reg ard b ecau s e Geo rg i a h as a reco gn i zed “ p ecu n iary l o ss ” ex cep t i o n to

t h e “ i m p act ru le.” In t hi s reg ard

, we h av e h el d t h at “ [a] cl ai m fo r em ot i o nal -d i s t res s

d am ag es cau s ed by neg l i g en ce m u s t b e s u p p o rt ed by ev i d en ce t h at th e p l ai n t i ff

s u ffered a n i m

p a c t res u lt i n g i n p h y s i cal i nju ry o r pecu n i ary l o s s res u lt i ng fro m an

i n ju r y t o t h e p ers o n .” 4 5 Un d er t h e p ecu n i ary -l o s s ru l e, a p l ai nt i ff m ay reco v er

d am ag es fo r em o t io nal d is t res s b as ed u p o n “ an i nju ry t o p ro p ert y t h a t res u l ts in

p ecu ni ary l o ss if in

j u ry t o th e p ers o n i s al s o p res en t

, ev en i f th at i n ju ry i s n ot

p h y s i cal .” 4 6

4 5 Ph i l l i p s v. Ma r q u i s at Mt

. Zi o n -Mo r r ow, LLC

, 3 0 5 G a. A p p

. 7 4

, 7 6 (6 9 9

SE2 d 5 8 ) (2 0 1 0) (p un ct u at i on om i t t ed ); a cco r d Gr i z z l e v. No r s wo r t h y

, 2 9 2 Ga. Ap p.

3 0 3 , 3 0 6 (2 ) (6 6 4 SE2 d 2 96 ) (2 0 0 8 ).

4 6 Gr i z z le

, 2 9 2 Ga. A p p. at 3 06 (2 ) (p u n ct uat i on o m i t t ed ); s ee Mo n t eg a Co r p.

v. Ha z el r i

gs

, 2 29 Ga. 1 2 6

, 1 2 7 (1 8 9 SE2 d 42 1 ) (1 9 7 2 ) (“ In c a ses wh ere m ere

n eg li g en ce i s rel i ed o n

, b efo re d am ag es fo r m en t al p ai n an d s u fferi n g are al l o wab l e,

22Al t h ou g h t h e tri al co u rt b as ed i t s g ran t o f su m m ary ju d g m en t as to Fen n el l y ’ s

cl ai m fo r n eg l i g en t in fl i ct i o n o f em ot i o nal d i s t res s s o l el y o n t he ab s en ce o f a p h y s i cal

i n ju ry

, Fen n el ly al s o can n o t s h o w t hat h e s u ffered a n o n -p hy s i cal i n j u ry res u l t i n g

fro m pecu n i ary l o s s rel at ed to h i s ev i ct i o n

. Nev ert hel e s s

, F e n n el l y arg u es t h at h e

s u ffered pu b l i c h u m i li at i o n an d d am ag e t o h i s rep u t at i on becau s e “ a l arg e cro wd o f

n ei g h b o rs ” g at h ered an d ob s e r v e d t h e ev i ct i o n fo r a “ co n s i derab l e p eri o d o f t i m e.”

Ho wev er, t h e reco rd i s s i m pl y d ev oi d o f an y ev i d en ce t o s u p p o r t t h es e al l eg at i o n s

.

In d eed

, Fen n el l y

h as n o t i d en t ifi ed an y

ev i d en ce i n t he reco rd s ho wi ng an i n ju ry t o

h i ms el f

, p h y s i cal o r o t h erwi s e, rel at ed t o h i s ev i ct io n

, an d t h e r e f or e

, h e can no t reco v er

fo r n eg l i g en t i n fl i ct i o n o f em o t i o n al d i s t res s u nd er t h e p ecu n iary -l o s s ru l e. 4 7

Fi n al l y

, as t o h i s cl ai m o f i n t en t io n al i n fl i ct i on o f em o t i o nal d i s t res s

, Fen n el l y

p ro v id es n o co g en t arg u m en t an d ci t es t o n o rel ev an t l eg al a u t h ori t y to su p p o rt h i s

co n ten t i o n t h at th e t ri al co u rt erred i n g ran t i n g s u m m ary ju dg m en t to Ly on s wi th

t h ere m u s t al s o b e an act u al ph y s i cal in ju ry t o th e pers o n

, o r a p ecu n i ary l o s s res u l t i n g

fro m an i n

ju ry t o t h e p ers o n wh i ch is n o t p hy s i cal ; s u ch an i n ju ry t o a p ers o n ’ s

rep u t at i o n

, o r t h e m en t al p ai n a n d s u fferi n g m u s t cau s e a p h y s ical i n

ju ry t o t h e

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

4 7 S ee F l emi n g v. Ad

va nced S t or es Co

. , 3 0 1 Ga. A p p

. 73 4

, 7 35 (6 88 SE2 d 4 1 4 )

(2 0 0 9) (“ It i s n o t t h e fu n ct i o n o f t h i s Co urt t o cu l l t h e reco rd o n b eh al f o f a p art y in

s earch of i n s t an ces o f erro r. Th e b urd en is u po n t he p art y al l eg i n g e r r o r t o s h o w i t

affi rm at i v el y

i n t h e reco rd .” (p u n ct u at i o n o m it t ed )).

23res p ect t o t h at cl ai m

. As a res u l t

, h e h as ab an do n ed t hi s cl ai m o f erro r, an d we n eed

n o t ad d res s i t. 4 8 Reg ard l es s

, t o reco v er fo r i n t en t i o nal i n fl i ct io n o f em o t i o nal d i s t res s

,

Fen nel ly was req u i red t o sh o w t h at Ly o ns ’ s co n d u ct i n fl i ct ed em o t i o n al d i s t res s “ s o

s ev ere t h at n o reas o n ab l e p ers on co u l d b e ex p ect ed t o en du re i t

. ” 4 9 An d h ere, wh i l e

Fen nel ly m ak es referen ce t o s o m e o f Ly o n s ’ s co n d u ct d u ri n g t he ev i ct i o n (s uch as h i s

o ffer t o s el l Fen n el l y h i s o w n p ro p ert y b ack ), h e ci t es t o n o reco rd ev i d en ce rem o t el y

s u g g es t i n g t h at t h i s co nd u ct cau s ed h i m t o s u ffer em ot i o n al d i s t res s

, sev ere o r

o the r w is e. In d eed

, t he o n l y ev i d en ce b efo re t h e t ri al co urt were ex cerp t s fro m Ly o n s ’ s

d ep os i t i o n

, t h e co rres p on d en ce b et ween t h e p art ies

, an d p o rt i o n s o f t h e reco rd fro m

t h e earl i e r d i s p o ss es s o ry p ro ceed i n g

. Th u s

, t he t ri al co u rt d i d n o t err i n g ran t i n g

s u m m a r y j u d g m en t to Ly on s as t o Fen n el l y ’ s cl ai m s fo r n eg l ig en t an d i nt en t i o n al

i n fl i ct i o n o f em o t i o n al d i s t res s

.

Fo r al l o f t h e fo reg o i n g reas o n s , we affi rm t he t ri al co u rt ’ s g ran t o f s u m m ary

ju d g m en t t o Ly o n s

.

Ju d g men t a f f i r m ed . El l i n g t o n , P. J., a n d McFa d den , J., co ncu r

.

4 8 S ee s u p r a fo o tn o t e 9

.

4 9 El l i s o n v. Bu r

g er Ki n g Co r

p

., 2 94 G a. Ap p

. 8 1 4

, 8 1 8 (2 ) (b ) (6 7 0 SE2 d 4 6 9 )

(2 0 0 8) (p u n ct u at i o n o m i t t ed ); acco r d Ud o i n yi o n v. Re/

M a x o f At l a n t a

, 2 8 9 Ga. Ap p.

5 8 0 , 5 8 4 (6 5 7 SE2 d 64 4 ) (2 0 0 8 ).

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