FI FTH DI VI SI ON

M CFA DDEN, P. J.

, BRA NCH and BETHEL, 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 l s .us /r ule s

June 20, 2017



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 7 A0 28 0 . CALDW ELL et al . v . CHURCH.

M C F A D D E N , Pres id i n g J u d g e.

Un d er t h e t erm s o f a wri t t en co n t ract t h at co n t ai n s a m erg er cl au s e, Em i l an d

J o an ne Cal d wel l s o l d a l l o f t h e as s et s o f a b u s i n es s

, a b ar an d gri l l, t o Vi rg i n i a

Ch u rch

. Th en

, on t he b as i s o f a cl ai m t h at Ch urch h ad b reach ed an al l eg ed

co n tem p o ran eo u s o ral ag reem en t m o d i fy i n g t h at wri t t en co n t r a c t

, t h e Cal d wel l s

reen t er ed t h e p rem i s es

, eject ed Ch u rch

, ch an g ed t h e d o o r l o ck s

, an d res u m ed

o p erat i n g t h e b u si n es s as t h ei r o wn

.

Ch u rch t h en bro ug h t t h i s act i o n. Sh e as sert s cl ai m s fo r b reach o f co n t ract an d

frau d ag ai n s t Em il Cal d wel l an d cl ai m s f o r t res p as s

, co nv ers i o n

, at t o rn ey fees

, an d

p u n i t i v e d am ag es ag ai n s t b o t h Cal d wel l s

. T h e Cal d wel l s an s wered an d

co u nt ercl ai m ed fo r b reach o f co n t ract

. Th e t ri al co u rt gran t ed s u m m ary ju d g m en t toCh u rch on h er b reach o f co n t ract cl ai m ; g ran t ed ju d g m en t o n t he p l ead in g s t o Ch u rch

o n h er t res pas s

, co nv ers i on

, at to rn ey fees

, an d p u n i t i v e d am ag es cl ai m s ; d i s m i s s e d

t h e C a l d wel l s’ co u n t ercl ai m fo r fai l u re to s t at e a cl ai m ; an d d en i ed t h e Cal d wel l s ’

m o ti o n fo r a p ro t ect i v e o rd er as t o t h e fu rt h er d ep o s it i on o f E m i l Cal d wel l

. Th e

Cal d w el l s ap p eal , ch al l en g i n g t h e t ri al co u rt ’ s ru l i ng s

.

Th e t ri al co u rt c o r r e c t l y fo u n d t h at t h e Cal d wel l s ’ cl ai m of a b reach o f t h e

al l eg ed co n tem

p o ran eo u s o ral ag reem en t was m eri t l es s

. So h e p r o p erl y g ran t ed

s u m m ary ju d gm en t i n fav o r o f Ch u rch o n h er b reach o f co n tract cl ai m

. Th e t ri al co u rt

al s o co rre c t l y r u l e d t hat t h e p l ead i n g s es t ab l i s h ed t hat Ch u rch was en t i t l ed to

ju d g m en t o n h er t res p as s an d co n v ers i o n cl ai m s

. Bu t th e t ri al co u rt erred i n en t eri n g

ju d g m en t o n t he p l ead i n g s as t o Ch u rch ’ s at t o rn ey fees an d pu n it i ve d am ag es cl ai m s

b ecau s e th o se are m at t ers fo r a t r i er o f fact t o d eci de. Th e t ri al co urt co rrect l y

d i s m i s s ed t h e co u nt ercl ai m b ecau s e i t res t ed on th e Cal d wel l s ’ m eri t l es s b reach -o ft h e-al l eg ed -o ral -ag reem en t arg u m en t an d t h erefo re fai l ed to s t at e a cl ai m fo r wh i ch

rel i ef co u l d b e g ran t ed

. Fi n al l y t h e t ri al co urt p ro p erl y d en i ed t h e Cal d wel l s ’ m o t i o n

fo r a p ro t ect i v e o rd er an d al l o wed Ch u rch

, i n fu rt h eran ce o f h er cl ai m fo r p u n i t i v e

d am ag es

, t o co n d u ct d i s co v ery o f Em i l Cal dwel l ’ s net wo rt h

. A cco rd i n gl y

, we affi rm

i n p art an d rev ers e i n p art t h e ru l i n g s o f t h e t ri al co u rt

.

21

. S

u mma r y j u d g men t

.

Su m m ary ju d g m en t i s ap p ro p ri at e wh en th e m ov i n g part y can “ s h o w t h at t h ere

i s n o g en u i n e is s ue as t o an y m at eri al fact an d t h at t h e m o van t is en t i t l ed t o a

ju d g m en t as a m at t er o f l aw[.] ” OCGA § 9 -1 1 -5 6 (c).

Su m m ary ju d g m en t s en

jo y n o p res u m

pt i o n o f co rrect n es s on a

ppe al

, an d

an ap p el l at e co urt m

u s t s at i sfy i t s el f d e n ov o th at th e req ui rem en t s o f

OCGA § 9 -1 1 -5 6 (c) h av e b een m et

. In o u r d e n o v o rev i ew o f t h e g ran t

o f a m o t io n fo r s u m

m ary ju d g m en t

, we m

us t vi ew t he ev i d en ce, an d al l

reas o n ab l e i n feren ces d rawn t h erefro m

, i n t he l i g h t m o s t fav o rab l e t o th e

n o n m o v an t

.

Co wa r t v. W

i d en er

, 2 8 7 Ga. 6 2 2

, 6 2 4 (1 ) (a) (6 9 7 SE2 d 7 7 9) (2 0 10 ) ( c i t at i o n s an d

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

So v i ewed

, t h e ev id en ce s h o ws t hat Ch u rch an d Em i l Cal d wel l en t ered i n t o a

wri t ten ag reem en t fo r Ch u rch t o p u rch as e fro m Cal d w el l al l o f t h e as s et s o f a

b u s i n es s k n o w n a s Su g ar Dad d y ’ s Bar an d Gri l l i n M cDo no u g h

, Geo rg i a. Th e

co n tract p ro vi ded fo r a $ 1 0 0 ,0 0 0 p u rch as e p r i c e

, s et fo rt h a p ay m en t s ch ed u l e,

es t ab l i s h ed t h at t h e cl o s i n g d at e was Sep t em b er 1 5

, 2 0 14

, an d s t at ed t h at o n t h at

cl o s i ng dat e al l o f th e “ in ven t o ry

, eq u i p m en t

, an d fi x t u re s t o b e t r an s ferred wi l l b e

l o cat ed at [t h e b u s i n es s ad d res s ] an d wi l l no t b e rem o v ed wi t h o u t t he wri t t en co n s en t

3o f t h e Bu y er.” Th e co nt ract al s o i ncl u d ed a m erg er cl au s e e n t i t l ed “ En t i re

Ag reem en t ,” wh i ch p ro vi ded :

Th i s Ag reem en t co n st i t u t es t h e s o le an d o n l y ag reem en t bet ween Bu y er

an d Sel ler res p ect i n g t h e Bu s i n es s o r t h e s a l e a n d p urch as e o f it

. T h i s

Ag reem en t co rrect ly s et s fo rt h t h e o b li g a ti o n s o f Bu y er an d Sel l er t o

each o t h er as o f i t s d at e. An y ad di t i o n al ag reem en t s o r rep res en t at i o n s

res p ect i n g t h e Bu si n es s or i t s s al e t o Bu y er no t ex p res s l y s et fo rt h in t h i s

Ag reem en t are n u l l an d v o i d , u n l es s req u i red b y l aw.

Pu rs uan t to t he ag reem en t

, Ch u rch m ad e p ay m en t s an d Cal d wel l tran s ferred

t h e bu s i nes s t o h er o n Sep t em b er 1 5

, 2 0 1 4

. Ch u rch o p erat ed t h e bar an d g r i l l f r o m

t h at d at e u n t i l J an u ary 2 0 1 5

. Du ri ng t h at t i m e, s h e d id n o t h av e a l iq u o r l i cen s e i n h er

n am e, b u t o p erat ed t h e b u s i n es s wi t h t h e l i q u o r l i cen s e i n J o an n e Cal d wel l ’ s n am e.

On J an u ary 1 0

, 2 0 1 5, t h e Cal d wel l s wen t to t h e b ar a n d g r i l l

, o rd ered t h e

p at ro n s t o l eav e, eject ed Ch u rch fro m t h e p rem i s es

, an d ch an g ed t h e d o o r l o ck s

.

Th ereaft er, t h e Cal d wel l s d en i ed Ch u rch acces s t o t h e b u s i n es s, p ro h i b i ted h er fro m

o p erat i n g t h e b u s i n es s

, an d beg an o p erat in g t h e b u s i n es s as t h ei r o wn

. Th e Cal d wel l s

o p erat ed t h e b ar an d g ri l l u n t i l M ay 2 3, 2 0 1 5

, wh en t h ey cl o s ed th e bu s i nes s

. Th e

Cal d w el l s s u bs eq u en t l y rem o v ed i n v en t o r y an d eq u i p m en t fro m t h e b u s i n es s

p rem i s es an d p l aced t h e i t em s i n t h ei r p ri v at e s t o rag e faci li t y

.

4In m ov i n g fo r su m m ary j u d g m en t o n h er b reach o f co n t ract cl ai m ag ai n s t Em i l

Cal d w el l

, Ch u rch ci t ed t h e co n t ract cl au s e p ro v i d in g th at t h e b us i n es s i n v en t o ry an d

eq u ip m en t “ wi l l n ot b e rem o v ed wi t h ou t t h e wri t t en co n s en t o f [Ch urch ] ” an d p o i n t ed

t o s p eci fi c d ep o s i ti o n t es t i m o n y o f t h e Cal d w el l s ad m i tt i n g t h at Em il Cal d wel l h ad

v i o l at ed th at co n t ract p ro v i s i o n b y rem o v i ng eq u i p m en t fro m t h e b u s i nes s p rem i s es

wi t h o u t Ch u rch ’ s wri t t en co n sen t

. Becau s e Ch u rch p ro p erl y s u p p ort ed h er m o t i o n fo r

s u m m ary ju dg m en t w i t h s p eci fi c ev i d en ce i n th e reco rd

, Em i l Ca l d w e l l

, as t h e

ad v ers e p art y

, “ m ay n o t res t u p o n t he m ere al leg at i o n s o r d en i al s o f h i s p l ead i n g

, b ut

h i s res po n s e, b y affi d av i t s o r as o th erwi s e p ro v i d ed i n [OCGA § 9 -1 1 -5 6 ]

, m u s t s et

fo rt h s p eci fi c fact s s ho wi ng th at t h ere i s a g en u i n e i ss u e fo r t ri al

. If h e d o es n o t s o

res p o n d

, s u m

m ary ju dg m en t

, i f ap p ro p ri at e, s h al l b e en t ered ag ai ns t h im .” OCGA §

9 -1 1 -5 6 (e). See al s o La u ’s Co rp

. v. Ha s ki n s

, 26 1 Ga. 4 9 1 (4 0 5 SE2 d 4 7 4) (1 9 9 1 ) (i f

t h e p art y m o v i n g fo r s u m

m ary ju d g m en t h as d i s ch arg ed i ts b u rd e n

, t h e n o n m o v i n g

p art y can n o t res t on i t s p l ead i n g s

, b u t rat h er m u s t p oi n t to s p eci fi c ev i d en ce g i v i n g

ri se t o a t ri ab l e i s s u e).

In res p o n s e, Em il Ca l d wel l h as fai l ed t o po i n t to an y ev i d en ce s h o w i n g t h at

t h ere i s a g en u i n e i s s u e fo r t ri al

. Rat h er, he arg ues t h at al t h ou g h th e wri t t en co n t ract

d i d no t m en t io n l i cen s es

, p erm i t s

, o r i n s u ran ce, Ch u rch h ad o ral l y ag reed at t h e t i m e

5t h e co n t ract was en t ered i n t o an d wh en bu s in es s was t u rn ed o v er to her o n Sep t em b er

1 5

, 2 0 1 4

, t o o b t ai n a l i qu o r l i cen s e, bu s i n es s perm it s

, an d i n s u ran ce i n h er n am e; t h at

s h e fai l ed t o d o s o ; an d t h at a j u r y c o u l d t h erefo re fi n d t h at Em i l Cal dwel l ret ai n ed

t i tl e t o t h e b u s i n es s u nd er th at o ral m o d i fi cat i on t o t h e wri t ten co n tract

. In s u p p o rt o f

t h i s arg u m e nt

, Cal d wel l p o in t s t o dep os i t i o n t es t i m o ny o f h i s wi fe an d Ch u rch

p u rp ort ed l y sh owi n g t h e ex i s t e n ce o f s u ch oral rep res en t at i o n s co n cern i n g a l i q u o r

l i cen se, p erm i ts , an d i n s u ran ce.

As an i n i t i al m at t er, ev en i f we as s um e t h at t h ere i s a gen u in e i s s u e o f m at eri al

fact as t o w h et h er t h e part i es en tered i n t o an al l eg ed co nt em p o ran eo u s o ral ag reem en t

m o di fy i n g t h e wri t t en co n t ract as Cal d w el l cl ai m s

, h e h as s ti l l po i nt ed to no ev i d en ce

t h at th e p urp o rt ed o ral ag reem en t al s o c h an ged t h e req u irem en t th at he o b t ai n

Ch u rch ’ s wri t t en co n s en t t o rem o v e eq u i p m en t fro m t h e b u s i n es s p rem i s es o r t h at i t

ad d ed n ew p ro vi s io n s al l o wi n g h i m t o ev i ct Ch u rch an d rep os s es s t h e b u s i n es s an d

al l o f i t s as s et s u p o n an al l eg ed b reach o f t h at p u rp o rt ed o ral m o d i fi cat io n

.

M o re f u n d am en t al l y

, co n t rary t o Cal dwel l ’ s arg u m en t, t h e al l eg ed

co n tem p o ran eo u s o ral ag reem en t can n o t b e u s ed t o ch an g e t h e t erm s o f t h e wri t t en

co n tract

.

6W h ere a co nfl ict ex i s t s b et ween o ral an d wri tt en rep res en t at i o n s

, i t h as

l o n g b een th e l aw i n Geo rg i a t hat i f t h e p art ies h av e red u ced t h ei r

ag reem en t t o wri t i n g

, al l o ral rep res en t a t i on s m ad e an t eced en t t o

ex ecu t i on of t h e wri tt en co n t ract are m erg ed i n t o an d ex t i n g u is h ed b y

t h e co n t ract an d are n ot b i n d i n g u po n t h e p a r t i e s

. I n wri t t en co n t ract s

co n t ai n i n g a m e rg er cl au s e, p ri o r o r co n t em p oran eo u s rep res en t at i o n s

t h at co n t rad i ct t h e wri t t en co n t ract can n o t b e u s ed t o v ary th e term s o f

a v al i d w ri t t en ag reem en t p u rp o rt i n g t o co n t ai n t h e en t i re ag reem en t o f

t h e p art i es

, n o r w o u l d t h e v i o l at i o n o f an y s u ch al l eg ed o ral ag reem en t

am o u nt t o act i on ab l e frau d

.

Fi r s t Da ta POS v. W

i l l is

, 27 3 Ga. 7 9 2

, 7 94 -7 9 5 (2 ) (5 46 SE2 d 7 8 1 ) (2 0 0 1 ) (ci t at i on s

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

In t h i s cas e, as reco un t ed ab o v e, t h e wri t t en co nt ract co n t ai n s a m erg er cl au s e

p ro v id i n g t h at i t i s t h e so l e ag reem en t o f t h e p art i es

, t h at i t co r r e c t l y s et s fo rt h t h e

p art i es ’ o b l i g at i o ns , an d th at an y o t h er ag reem en t s or rep res en tat i o n s n o t ex p res s l y

s et fo rt h i n t h e co nt ract are n u ll an d v o i d. Acco rd i n g ly

, Cal d wel l ’ s arg um en t t h at an

al l eg ed co n t em

p o ran eo u s o ral ag reem en t m o d i fi ed t h e t erm s o f t h e wri t t en co n t ract

i s w i t ho u t m eri t

. Becau se Cal d wel l h as fai l ed t o p o i n t t o e v i d e n ce g iv i n g ri s e t o a

t ri ab le is s u e o n Ch u rch ’ s b reach o f co n t ract cl ai m ag ai n s t h i m

, t he tri al co u rt d i d n ot

err i n en t eri n g s u m

m ary ju d g m en t o n t hat cl ai m

.

2

. Ju d g men t o n t h e p l ea di n g

s

.

7Th e Cal dwel l s c o n t en d t h at t h e t ri al co u rt erred i n en t eri n g ju d g m en t o n t h e

p l ead i n g s on Ch urch ’ s cl ai m s fo r t res p as s, co n v ers io n

, p u n i t i ve d am ag es

, an d

at t o rn ey fees

. W e ag ree t h at th e t ri al co u rt erred i n e n t eri n g ju dg m en t as t o t h e

p u n i t i v e dam ag es an d at t o rn ey fees cl ai m s. Bu t t h e co u rt p ro p erl y en t ered ju d g m en t

o n t h e p lead i ng s o n Ch u rch ’ s co n v ers i on an d t res p as s cl ai m s

.

On ap p eal fro m a gran t o f ju d g m en t o n th e p lead i ng s

, we co n d uct

a d e n o v o rev i ew o f t h e t ri al co u rt ’ s ord er t o det erm in e wh et h er th e

u n d i s p u t ed fact s ap p eari n g fro m t h e p lead i n g s en t i t l e th e m ov an t t o

ju d g m en t as a m at t er o f l aw. T h e g ran t o f a m o t io n fo r ju d g m en t o n th e

p l e a d i n g s u n der OCGA § 9 -1 1 -1 2 (c) i s pro p er o nl y wh ere t h ere i s a

co m p let e fai l u re t o s t at e a cau s e o f act io n o r defen s e. Fo r p u r p o s es o f

t h e m o t io n, al l wel l -p l ead ed m at eri al al l eg at i o n s b y t h e n o n m o van t are

t ak en as tru e, an d al l d en i al s b y t he m o van t are t ak en as fal s e

. B u t th e

t ri al co u rt n eed n ot ad o p t a p a rt y ’ s l eg al co ncl u s io n s b as ed o n t hes e

fact s

.

Ha l l v

. S e n c o re, In c.

, 30 2 G a. Ap p

. 3 6 7 (6 9 1 SE2 d 26 6 ) (2 0 1 0 ) (ci tat i o n s an d

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

(a) Tr es p as s

.

In o rd er t o b e en t i t l ed t o ju d g m en t on t h e p l ead i n gs o n h er t res p as s cl ai m

,

Ch u rch m

u s t sh o w t h at t h e u n d i s p ut ed fact s as a l l e g e d i n h er co m p lai n t an d t h e

Cal d w el l s ’ an s wer e n t i t l e h er t o ju d g m en t as a m at t er o f l aw an d t h at t h ere i s a

co m p l et e ab s en ce o f an y

d efen s e t o t h e cl ai m

. Ch u rch ’ s co m p l ai n t set fo rt h a cl ai m

8fo r t res p a s s t o pers on al p ro p ert y

, al l eg i n g t h at s h e pu rch as ed t h e i n v en t o ry an d

e q u i p m en t o f t h e b u si n es s an d t h at t h e Cal d wel l s i n t en t i o nal l y i n terfered wi t h h e r

p o s s es s i o n o f t h at p ro p ert y b y ch an g i n g t h e lo ck s t o t h e b u s i n es s an d by o p erat i n g t h e

b u s i n es s u s i n g h er p ro p ert y wi t h o u t h er perm i ss i o n

. In th ei r an s wer, th e Cal d wel l s

ad m i t t ed t h at t hey u n il at eral l y ch an g ed t h e l o ck s an d o p erat ed th e b u s i n es s. Bu t t h e

Cal d w el l s al s o d en i ed t h at t he p ers o nal pro p ert y b el on g ed t o Ch urch

, al l eg i n g i n t h ei r

an s wer t h at t h ey

ch an g ed t he l ock s an d t oo k o v er t h e b u s i n es s b ecau s e Ch u rch h ad

fai l ed t o co m

p l y wi th an o ral ag reem en t t o g et a l i q u o r l i cen s e, b u s i n es s l i cen s e, fo o d

p erm i t , an d i n s u ran ce i n h er n am e.

“ Th e o wn er o f p ers o n al t y i s en t i t l ed t o i t s p o s s es s i o n

. An y dep ri v at io n o f s u ch

p o s s es s i o n i s a t o rt fo r wh i ch an act i o n l i es .” OCGA § 5 1 -1 0 -1

. “ In t erferen ce wi t h t h e

m ere p o s s es s i on o f a ch at tel

, ev en i f t he p o ss es s i o n i s wi t h o ut t i t l e o r i s wro n g fu l

,

s h a l l g i v e a ri g h t o f act i o n to t he p o s s es s or, ex cep t as ag ai n st t h e t ru e o wn er o r t h e

p ers o n w ro n g fu l l y dep ri ved o f p o s ses s i on .” OCGA § 5 1 -1 0-2

. “ An y un l awfu l ab u s e

o f o r d am ag e d o ne t o th e pers o n al p ro p ert y o f an ot h er co n s t it u t es a t res p as s fo r wh i ch

d am ag es m ay b e reco v ered .” O CGA § 5 1 -1 0-3

. W h ere “ t h e pro p ert y al l eg ed t o h av e

b een t ak en was p ers on al t y

, an d al l eg ed t o h av e b een t ak en wi t h o u t t he o wn er’ s

co n sen t

, s u ch act i on is t o rt i ou s an d a t res p as s fo r wh ich d am ag es m ay b e reco v ered .”

9Lo wer

y v. M c T i e r

, 9 9 Ga. Ap p

. 4 2 3 (1 ) (1 0 8 SE2 d 7 7 1 ) (1 9 59 ) (ci t at i o ns o m i t t ed ).

“ Th e g i s t o f s u ch an act i o n o f t res p as s [t o p ers on al p ro pert y ] i s t h e i nju ry d o n e t o t h e

p o s s es s i o n o f t h e p ro p ert y .” Du n ca n v. El l i s

, 6 3 Ga. Ap p

. 6 8 7

, 6 8 9 (1 1 SE2 d 8 4 1 )

(1 9 4 0) (ci t at i o n s o m i t t ed ). “ T h e act i o n o f tres p as s t o pers o n al ty i s co n cu rren t wi t h t h e

a c t i o n o f

. . . co n v ers i o n

, al t h o u g h t h e t wo act io n s are n o t en t i rel y co ex t en s i v e.

Tres p as s wi l l d o u b t l es s li e fo r act s o f i n t erferen ce wi t h g o o d s[.] ” Ma r yl a nd Ca s

. In s

.

Co

. v. W el ch el

, 2 57 Ga. 25 9

, 2 6 0 (1 ) (3 5 6 S E 2 d 8 7 7 ) (1 9 87 ) (ci t at i o n s an d

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

He r e

, e v e n i f Ch u rch p ro m i s ed t o ob t ai n l i cen s es an d in s u ran ce b u t fai l ed o f

t h at p ro m i s e, t hat fai l u re wo u l d n ot g i v e t he Cal d wel l s an y ri gh t t o t ak e p o s s es s i o n

o f Ch u rch ’ s p ers o n al p ro p ert y

. In d eed

, t h e Cal d wel l s h av e p o i n t ed t o n o al l eg at i on s

i n t hei r p l ead i n g s t h at ju s t i fi ed t h ei r u n au th o ri zed t ak eo v er o f Ch u rch ’ s p ro p ert y

.

M o reo v er, “ [i ] n co n s i d e r i n g a m o t i o n fo r ju d g m en t o n t h e p lead i n g s

, a t ri al

co u rt m ay consid er ex h i b i t s at t ach ed t o an d i n co rp o rat ed i nt o t he p l ead i n g s

, i n cl u d i n g

ex h ib i t s at t ach ed t o th e co m pl ai n t o r t h e an s wer.” La p ol l a In d us

. v. Hes s

, 3 2 5 Ga.

Ap p

. 2 5 6

, 2 5 8 (2 ) (7 5 0 SE2 d 46 7 ) (2 0 1 3 ) (ci t at i o n s o m i t t ed ). In th i s cas e, t h e wri t t en

co n tract bet ween Ch u rch an d E m i l Cal d wel l was at t ach ed t o

, an d i n c o r p orat ed by

referen ce i n t o

, t h e co m pl ai n t

. See O CG A § 9

- 1 1 -1 0 (c); S h r eve v. W

o r ld

10Ch a mp io n sh i p W res t l i n g

, 2 16 Ga. Ap p

. 38 7

, 3 8 8 (1 ) ( 4 5 4 SE2 d 5 5 5 ) (1 9 9 5 )

(d o cu m en t at t ach ed t o pl ead i n g was p art of p l ead in g wh en i t w as i nc o r p o r a t ed by

referen ce). Th at co n t ract p l ai n l y s h o ws t h at Ch urch acq u i red t h e p ro pert y i n q u es t i o n

an d it co n t ai n s n o pro v i si o ns req u i ri n g her t o o b t ai n an y l i ce n s e s

, p erm i t s

, o r

i n s u ran ce. A s d i s c u s s ed ab o v e, th e wri t t en co n t ract co n tai n ed a m erg er cl au s e

es t ab l i s h in g t h at i t co n s ti t u t ed t h e p art i es ’ en t i re ag r e e m e n t an d t h erefo re i t s t erm s

co u ld n ot b e m od if

ie d by an al l eg ed co n t em

p o ran eo u s o ral ag reem en t

. See Fi r s t Da t a

,

s u p ra. Co n s eq u en tl y

, n o t h i n g i n t h e p lead i n g s s ho ws t h at t h e Cal d w el l s were

au t h o ri zed t o t ak e po s s es s i on o f Ch u rch ’ s p ro p ert y b as ed o n an al l eg ed fai l u r e t o

acq u ire l i cen s es

, p erm i t s

, o r i n s uran ce. Co n si deri n g t h e co n t ract i n co rp o rat ed i n t o t h e

p l ead i n g s al o n g wi t h th e Cal d wel l s ’ ad m i s s i o ns i n t h ei r an s wer, t h e t ri al co u rt d i d n ot

err i n en teri n g ju d g m en t o n t h e p l ead i n g s as t o Ch u rch ’ s t res p as s t o p ers o n al p ro p ert y

cl ai m

.

(b ) Co nver

s i o n

.

It is wel l es t ab l is h ed t h at

co n v ers i o n co n si s ts o f an u n au th o ri zed as s u m p t i o n an d ex erci s e of th e

ri gh t o f o wn ers hi p o v e r p ers o n al p ro p ert y b el o n g i n g t o an o t h er, i n

h o s t i l i t y t o h i s ri g h t s ; an act o f d o m i ni o n o v er t h e p ers o n al pro p ert y o f

an o t her in co n s i s t en t wi t h h i s ri gh t s ; o r a n u n au t h o ri zed ap p ro p ri at i o n

. Th u s

, an y d i s t i n ct act o f d o m i n i o n an d co n t ro l wro n gfu l l y as s ert ed ov er

11an o t her’ s p ers o n al p ro p ert y

, i n d en ial o f h i s ri g h t o r i nco n s i s t en t w i t h

h i s ri g h t, i s a co n vers i o n o f s u ch p ro p ert y

.

W i l l ia ms v. Na t i o n al Au to S a l es

, 2 8 7 Ga. Ap p

. 2 8 3, 2 85 (1 ) (6 5 1 SE2 d 1 9 4 ) (2 0 0 7 )

(ci t at i o n s an d p u n ct u at i o n o m i t t e d )

. In h er co m p l ai nt

, Ch u rch al l eg ed t h at t h e

Cal d w el l s w ro n gfu l l y as s ert ed co n t ro l ov er h er p ro p ert y b y eject i n g her fro m t h e

p rem i s es

, ch an gi ng t h e lo ck s o n t h e b u s i n e s s

, an d u s in g h er p ers o n al p ro p ert y

,

i n cl u d i n g eq ui pm en t an d i n v en t o ry

, t o o p erat e t h e b u s i n es s wi t h o u t her p erm i s s i o n.

In t h ei r an s wer, t h e Cal d wel l s ad m i t t ed t o fo rc i bl y rem o vi n g Ch urch fro m t h e

p rem i s es

, ch an g i n g t he l o ck s

, an d o p erat i n g t h e bu s in es s wi th o ut Ch u rch ’ s

p erm i s s i o n

. Th e Cal d wel l ’ s cl ai m t h at t h ei r fo rci b l e tak i n g o f Ch u rch ’ s p ro pert y was

au t h o ri zed b y h er fai l ure t o o b tai n l icen s es an d i n s u ran ce; b u t as d i s cu s s ed ab o v e, t h at

cl ai m i s s p eci o u s an d p ro v i d es n o ju s t i fi cat i o n fo r t h e w ro n g fu l t ak i n g o f Ch u rch ’ s

p ers o n al p ro p ert y

. Becau se t h e p l ead i n g s s h ow u n di s p ut ed fact s es t ab l i s h i n g

Ch u rch ’ s co n v ers i o n cl ai m

, t h e t ri al co u rt co rrect ly en t ered ju d g m en t o n t h at cl ai m

.

(c) At t o r n ey f

ees

.

Th e t ri al co u rt g ran t ed j u d g m en t o n t he p l ead i n g s o n Ch u rch ’ s cl ai m fo r b ad

fai t h at t o rn ey fees u n d er OCGA § 1 3 -6 -1 1. Su ch a ju d gm en t was i m p ro p er b ecau s e

12an award o f at t o rn ey fees un d er t h at s t at u t e i s a m at t er fo r a ju ry or a co u rt si t t i n g as

a t ri er o f fact

.

OCGA § 1 3 -6 -1 1 p ro v id es : “ Th e ex p en s es o f l it i g at i on g en eral l y s h al l n o t b e

al l o wed as a part o f th e d am ag es ; b u t wh ere t h e p l ai n t i ff h as s p eci al l y p l ead ed an d h as

m ad e p ray er t h e r e f

o r a n d wh ere t h e defen d an t has act ed i n b ad fai th

, h as b een

s t ub b o rn ly l it i g i o us

, o r h as cau s ed t he p l ai n ti ff un n eces s ary t ro u b l e an d ex p en s e, t h e

j u r y m ay al l o w th em .” (Em

p has i s s u p p l i ed .) “ As i n d i cat ed b y t h e p lai n l an g u ag e o f

t h e s t at u t e, t he d et erm i n at i on o f wh et h er t h ere h as b een b ad fai t h i n s u p p o rt o f an

award p u rs u an t t o OCGA § 1 3 -6 -1 1 i s n o rm al l y an i s s u e fo r a ju ry .” Met ro At l a n ta

Ta s k Fo r ce f

o r t he Ho mel es s v. Ich t h u s Co mmu n i t y Tr u s t

, 29 8 G a. 2 2 1

, 2 38 (5 ) (7 8 0

SE2 d 3 1 1 ) (2 0 1 5) (c it at i o n o m i tt ed ). A cco rd Ro s s ee O i l Co

. v. B el l S o u th

Tel eco mmu n i ca t i on s

, 2 1 2 Ga. Ap p

. 2 3 5

, 2 3 6 (4 4 1 SE2 d 4 6 4 ) (1 9 9 4 ) (“ Q u es t i o n s o f

b ad fai t h

, s tu bb o rn l i t i gi o u s n es s

, an d u n n eces s ary ex p en se, u nd er OCGA § 1 3 -6 -1 1,

are gen eral l y qu es t i o n s fo r t h e fact fi n d er.”) (ci t at i o n an d p u n ct u at i o n o m i t t ed ).

Co n s eq u en t l y

, “ becau s e b o th t h e l iab i l i t y fo r an d am o u n t o f at t o rn ey fees pu rs u an t to

OCGA § 1 3 -6 -1 1 are so l el y fo r th e j u ry ’ s d et erm in at i o n

, a t ri al co u rt i s n ot au t h o ri zed

t o g ran t s u m

m ary ju d g m en t i n fav o r o f a cl ai m an t t h erefo r.” Co vi n g t o n S q ua r e As s oc.

v. In g les Mkt

s.

, 2 8 7 Ga. 4 4 5

, 4 4 6 (6 9 6 S E 2 d 6 49 ) (2 0 1 0 ) (ci tat i o n s o m i t t ed ).

13“ Al t h o u g h t h e t ri al co u rt m ay g ran t at t o rn ey fees o r l i t ig at i o n ex p en s es u n d er OCGA

§ 1 3 -6 -1 1 wh ere i t s i ts as t h e t ri er o f fact

, i t is n o t a 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 .” Id . at 4 4 8 (ci t at io n s an d p un ct u at i o n o m it ted ).

Li k ewi s e, a t r i al co u rt i s n o t a t ri er of fact o n a m o t i o n fo r ju dg m en t o n t h e

p l ead i n g s

. As n o t ed ab o v e, s u ch a m o t i o n on l y req u i res t h e co u rt t o d eci d e “ wh et h er

t h e un d i s p u t ed fact s ap p eari n g fro m t h e p l ead i n gs en t i t l e t he m o v an t t o ju d g m en t as

a m at t er o f l aw.” S

ou t h wes t Hea l t h & W

el l n es s v. W

o rk , 2 8 2 Ga. Ap p. 6 1 9, 6 2 3 (2 )

(6 3 9 SE2 d 5 7 0 ) (2 0 0 6 ) (ci t at i on o m i t t ed ). A cco rd i n g l y

, i n t h i s cas e, t h e t ri al co u rt

erred by s um m ari l y g ran t i n g ju d g m en t o n t h e p l ead in g s o n Ch u rch ’ s cl ai m fo r

at t o rn ey fees p urs u an t t o OCGA § 1 3-6 -1 1

.

(d ) Pu n i t i ve d

a ma g es

.

Th e t ri al co u rt al s o e r

ro n eo u s l y g ran t ed ju d g m en t o n th e pl ead i n gs o n Ch u rch ’ s

cl ai m fo r p un i t i v e d am ag es

, an ot h er m at t er t h at m us t be d eci d ed b y a ju ry o r a co u rt

s i tt i n g as t h e t ri er o f fact

.

OCGA § 5 1 -1 2 -5 .1 (b ) p ro v i d es : “ Pu n i t iv e d am ag es m ay b e award ed o n l y

i n

s u ch t o rt act i o n s i n wh i ch i t i s p ro v en by cl ear a n d c o n v i n c i n g ev i den ce t h at t h e

d efen d an t ’s a ct i o ns s h o wed wi l lfu l m i s co n d u ct

, m al i ce, frau d, wan t o n n es s

,

14o p p res s i o n

, o r t h at en t ire wan t o f care w h i ch wo u l d rai s e t h e p res u m p t i o n o f

co n sci o u s i n d i fferen ce t o co n s eq u en ces .” OCGA § 5 1 -1 2 -5 .1 (d ) fu rt h er p ro v i d es :

(1 ) An award o f pu n i t i v e d am ag es m u s t b e sp eci fi cal ly p ray ed fo r i n th e

co m p lai n t

. In an y cas e i n wh i ch p u n it i v e d am ag es are cl ai m ed

, t he t r i er

o f f a ct s h al l fi rs t res ol v e fro m t h e ev i d en ce p ro d uced at t ri al wh et h er an

award o f p un i t i v e d am ag es s h al l b e m ad e. Th i s fi n d i ng s h a l l b e m ad e

s p eci al l y t h ro ug h an ap p ro p ri at e fo rm o f v erd i ct

, al o n g wi t h th e o t h er

req u ired fi n d i ng s

. (2 ) If i t i s fo un d t h a t p u n i t i v e d am ag es are to be

award ed

, th e t ri al s h al l i m m ed i at el y b e reco m

m en ced i n o rd er t o recei ve

s u c h ev id en ce as i s rel ev an t t o a deci s i o n reg ard i n g w h at am o u n t o f

d am ag es w i l l b e s uffi ci en t t o d et er, p en al i ze, o r p u ni s h th e d efen d an t i n

l i gh t o f t h e ci rcu m s t a n c e s o f t h e cas e. It s h al l t h en b e t h e du t y o f th e

t r ier o f f a ct t o s et t h e am o u n t to b e award ed acco rd i n g t o s u b s ect io n (e),

(f), o r (g ) o f t h i s Co d e s ect i o n , as ap p l i cab l e.

(Em p h as i s s u p p li ed .)

By i t s p l ai n l an g u ag e, t h i s co d e s ect i o n p ro v i d es t h at a d et erm i n at i o n o f

p u n i t i v e dam ag es m

u s t be m ad e b y t h e tri er o f fact

, an d th u s “ [t ] h e i s s u e o f p u n i t i v e

d am ag es i s o rd i nari ly fo r th e ju ry [.] ” Mo r a l es v. W eb b

, 2 0 0 Ga. Ap p

. 7 8 8, 79 0 (4 0 9

SE2 d 5 7 2 ) (1 99 1 ) (ci t at i on om i t t ed ); acco rd As s oci a t ed Hea l t h Sys t ems v. Jo n es

, 1 8 5

Ga. Ap p

. 7 9 8

, 8 02 (2 ) (3 6 6 SE2 d 14 7 ) (1 9 8 8); s ee al s o B ea l v. Br a un ecker

, 1 8 5 Ga.

Ap p

. 4 2 9, 4 3 0 (1 ) (3 6 4 SE2 d 3 08 ) (1 9 8 7 ) (wh et h er th e fact s o f a cas e s h al l co n s t i t u t e

ag g rav at i n g ci rcu m s t an ces s u pp o rt i n g an award o f p u n i t i v e d am ag es i s a qu es t i o n fo r

t h e ju ry an d n o t t h e co u rt ). Becau s e t h e is s u e o f p u n i t iv e dam a g e s m u s t b e d eci d ed

15b y a ju ry o r a co u rt s i t ti n g as t he t ri er o f fact

, t he t ri al co u rt i n t h i s cas e, w h i c h was

n o t s i tt i n g as a t ri er o f fact wh en i t ru l ed on t h e m o t i o n fo r ju d g m en t o n th e p l ead i n g s

,

erred i n s u m

m ari l y g ran ti n g ju d g m en t o n Ch u rch ’ s cl ai m fo r p u ni ti v e d am ag es

.

3

. Di s mi s s a l

o f co u nt er cl a i m

.

Th e Cal d wel l s arg u e t h at t h e t ri al co u rt erred i n g ran t i n g Ch u rch ’ s m o t i o n t o

d i s m i s s t h ei r co un t ercl ai m f o r f a i lu re t o s t at e a cl ai m p urs u an t t o OCGA § 9 -1 1 -1 2

(b ) (6 ). W e d i s ag ree.

A m o t io n t o d i s m i s s fo r fai lu re t o s tat e a cl ai m s h o u l d n o t b e

g ran ted u n l es s i t ap p e a r s t o a cert ai n t y t h at th e p l ai n t i ff wo u l d be

en t i t l ed t o n o rel i ef u n d er an y s t at e o f fact s wh i ch co u l d b e p ro ved i n

s u p p o rt o f hi s cl ai m

. In o t h er w o r d s

, i f, wi t h i n t h e fram ewo rk o f th e

co m p lai n t

, ev i d en ce m ay b e i n t ro d u ced wh i ch wi l l s u s tai n a g ran t o f

rel i ef t o t h e p l ai nt i ff, t h e co m p l ai nt i s s u ffi ci en t

. On ap p eal

, we rev i ew

d e n o v o a t ri al co u rt ’ s d et erm i n at i o n t hat a p l ead i ng fai ls t o s tat e a cl ai m

u p o n wh i ch rel i ef can be g ran t ed

, co ns t ru i n g t he p l ead i n gs i n t h e l i g h t

m o s t fav o rab l e t o th e p l ai nt i ff a n d w i t h a n y d o ub t s res o l v ed i n th e

p l ai n t i ff’ s fav o r.

Devel o pmen t Au t h. o

f Co l u mb u s v. Fo u r JS Fa mi l y, LLLP

, 3 4 0 Ga. Ap p

. 4 7 4

, 4 7 6 (1 )

( 7 9 8 SE2 d 1 5 ) (2 0 17 ) (ci t at i on s an d p u nct u at i o n o m i t t ed ). “ W h en co n s i d eri n g a

m o ti o n to d is m i s s fo r f

a i l u re to s t at e a cl ai m

, a t ri al co u rt m ay co n s id er ex h i b i t s

at t ach ed t o an d i n c o r

p o r a t ed i n t o t h e co m

p l ai n t an d an s wer.” Mi n ni f i el d v. W el l s

16Fa r

go Ba n k, N. A.

, 3 3 1 G a

. Ap p

. 5 1 2

, 5 1 4 (2 ) (7 7 1 SE2 d 1 8 8 ) (2 0 1 5 ) (ci t at i o n

o m it t ed ).

In t h ei r co u n t ercl ai m

, t h e Cal d wel l s s et fo rt h a b reach o f co n tract cl ai m b as ed

o n t h ei r al l eg at i o n s t h at Ch u rch b reach ed t h e al l eg ed co nt em p o ra n eo u s o ral

ag reem en t req u i ri n g h er t o o bt ai n l i cen s es

, p erm i t s

, an d i ns u ran ce i n h er n am e.

Ho wev er, t h ere i s n o s t at e o f fact s w h i ch co u l d b e pro v ed i n s u p po rt o f t h i s cl ai m

b ecau s e, as ex p l ai n ed ab o v e, t h e wri t t en co n t ract

, at t a c h e d t o t h e co m pl ai n t an d

ex p res s l y referen ced b y t h e Cal d wel l s i n t h ei r co u n t e r cl ai m

, co n tai n ed a m erg er

cl au s e p ro v i d i n g t hat t h e co n t ract co n s t it u t ed t he en t i re ag reem en t bet ween t h e

p art i es

. Th at co n t ract can n o t b e m o d i fi ed by t h e p u rp o rt ed o ral ag reem en t rel i ed

u p o n b y t h e Cal d wel l s i n th ei r co u n t ercl ai m

. See Fi r s t Da t a

, s u p ra. A cco rd i n g l y

, t h e

t ri al co u rt p ro p erl y g ran t ed t h e m o t i o n t o d i s m i s s t h e co u nt ercl ai m fo r fai l i n g t o s t at e

a cl ai m u p o n wh i ch rel i ef can b e g ran t ed

. See Vi o l a E. Bu fo rd Fa mi l

y Lt d.

Pa r tn er sh i p v. Br it t , 2 8 3 Ga. Ap p . 6 7 6, 6 7 7 (6 4 2 SE2 d 3 83 ) (2 0 0 7 ).

4

. Pr o t ect i ve o r der

.

Th e Cal d w el ls co m

p lai n t h at t h e t ri al co u rt erred i n d en y i n g th ei r m o t i o n fo r

a p r o t ect iv e o rd er u n d er OCGA § 9 -1 1 -2 6 (c) p ro h ib i t i n g an y fu rt h er d ep o s i t i o n o f

Em i l Cal d wel l reg ard i n g h is n et wo rt h

. “ OCGA § 9 -1 1 -2 6 (c) d o es es t ab l i s h a g en eral

17s t at u to ry b as i s fo r t h e en t ry of p ro t ect i v e o rd ers l i m i t i n g o r cu rt ai li n g d i s co v ery u n d er

ap p ro p ri at e c i rcu m s t an ces

, p ro v i d ed s u ch l i m i t at i o ns d o n o t h av e t h e effect o f

fru s t rat i ng an d p rev en t in g l eg i t i m at e d i s co v ery .” Ch r i st o p h er v. S t a te o

f Ga

. , 1 8 5 Ga.

A p p

. 5 3 2

, 5 3 3 (3 6 4 SE2 d 9 0 5 ) (1 9 8 8 ) (ci t at io n an d p u n ct u at i on om i t t ed ). Su ch

p ro t ect i v e o rd ers

, wh i ch are wi t h i n t h e d is cret i o n o f t h e t ri al ju d g e, “ are i n ten d ed to

b e p ro t ect i v e – n o t p ro h i b it i v e

– an d

, u nt i l s u ch t i m e as t h e co urt i s s at i s f i e d by

s u b s t an t i al ev i den ce t h at b ad fai t h o r h aras s m en t m o ti v at es t h e d i s co v ero r’ s act i o n,

t h e co u rt s h o u l d n o t i n t erv en e t o li m i t o r p r o h i b i t t h e s co p e o f p ret ri al di sco v ery .”

Bu l l a r d v

. E w i n g

, 1 5 8 G a. Ap p

. 2 8 7

, 2 9 1 (2 7 9 SE2 d 7 3 7 ) (1 9 81 ) (ci t at i o n s

,

p u n ct u at i o n

, an d em

p h as i s o m i t t ed ). Here, t h e Cal d wel l s h av e n o t s h o wn t h at b ad

fai t h or haras s m en t m ot i v at es Ch u rch i n s eek i ng s u ch d i s co v ery or wh at s p eci fi c

p reju d i c e m i g ht res u l t fro m t h e d ep o si t io n

. Rat h er, th ey s i m p l y co n cl u d e t h at t h e

s co p e o f d i sco v ery m

u st b e res t ri ct ed t o p rev en t an u n reas on ab le i n t ru s i on i n t o t h ei r

p ri v acy

. Ho wev er, m ere “ co n cl u s [o ry ] s tat em en t s

, b ereft o f fact s w i l l n o t su p p o rt t h e

i m p o s i t i o n o f li m i t at i o n s o n ci v i l d i s co v ery

. ” Ch r i s to p h er , s up ra (ci t at i o n o m i t t ed ).

Th e Cal dwel l s h av e fai l ed t o sh o w t h at th e t ri al co u rt ab u s ed i t s d i s cret i o n i n d en y i n g

t h ei r m o t i o n fo r p ro t ect i v e o rd er p ro h i b i t i ng d i s co v ery

.

18Ju d

g men t s a f fi r med i n p a r t a nd r ever s ed i n pa r t

. Br a nch an d Bet h el

, JJ.,

co n cu r

.

19