Opinion ID: 1689691
Heading Depth: 1
Heading Rank: 6

Heading: Did the Court err in denying Todd the relief sought in his Counter Complaint?

Text: ¶ 32. Todd claimed in his counterclaim that he was entitled to (1) reimbursement of the costs of cleaning up Judy's house, (2) damages for various acts of vandalism, (3) damages for infliction of emotional distress, (4) rent and double-rent, and (5) attorney's fees. On appeal, Todd briefly raises only the issues of rent and doublerent, costs of repair and the attorney's fees. Therefore, the other issues not raised or addressed on this appeal are hereby deemed waived. ¶ 33. Todd cites Miss.Code Ann. § 89-7-25 (1999), stating that a tenant failing or refusing to quit the premises is liable for double rents from the date of the notice by the landlord to vacate the premises. On February 22, 1999, Judy was mailed a letter of eviction from Todd Dunn and Carrie Dunn. A final judgment of eviction was taken in Oktibbeha County Justice Court on March 24, 1999. Todd claims that he is entitled to $14,800.00 as back rent. ¶ 34. Todd and his wife, Melissa Dunn, both testified that Judy agreed to pay $500.00 per month rent. Todd claimed that Judy paid him $200.00 in November 1998 for rent. However, Judy claimed the payment for $200.00 consisted of two $100.00 bills to give Carrie, her daughter, to use to buy clothes. Judy never testified that she was paying rent to Todd. There was no written agreement setting out the terms of any rental agreement. ¶ 35. Judy's testimony at the final hearing was that she was not living in the house and had not moved into the house since the temporary hearing. All of the evidence presented by Todd regarding the condition of the house indicates that the home was uninhabitable. There was no testimony which clearly indicated what period of time that Judy lived in the home to justify the calculated amount of rent and double rent demanded by Todd. All that is clear from the record is that since the temporary hearing, where Judy was awarded temporary use and possession of the home, Judy never returned to the home to live. ¶ 36. Todd also claims that Judy should pay him $3,000.00 for damages to the house. Todd did not submit to the trial court any estimate of repairs or statements for repairs made to justify the $3,000.00 figure. All that was presented to the court placing a monetary amount at all on any damage was Todd's testimony of a broken window that would cost between $100.00 and $200.00 to replace and a commode that would cost $140.00 to replace. ¶ 37. By their testimony, Todd, his wife, Melissa Dunn, and his sister, Carrie Dunn, stated that they did not damage the house. Todd alleges that Judy was responsible for the damage. Judy denied that she damaged the house in any way and that she did not know anything about any damage to the house because she had not been there. Todd did not present any proof that Judy was in any way responsible for the damage done to the house. All that was presented by Todd was proof that he did not do the damage. Therefore, there was no evidence presented to substantiate Todd's claim for damages to the house. ¶ 38. Finally, Todd asserts that Judy should pay his attorney's fees in the amount of $3,000.00. Todd's contract for the bill with his attorney was introduced to the court. The chancellor properly denied Todd's request for attorney fees from Judy. Absent statutory authority or contractual provisions, attorneys' fees cannot be awarded unless punitive damages are also proper. Cenac v. Murry, 609 So.2d 1257, 1274 (Miss.1992); Defenbaugh & Co. of Leland Inc. v. Rogers ex rel. Thompson, 543 So.2d 1164, 1167 (Miss. 1989). There is no statutory authority or contractual provision presented to support attorneys' fees being granted nor were punitive damages proper under the facts of the case sub judice. ¶ 39. The chancellor properly denied Todd's counterclaims.