Document: 416 U.S. 363 94 S.Ct. 1723. 40 L.Ed.2d 198 Dave PERNELL, Petitioner,v.SOUTHALL REALTY. No. 72—6041. Argued Feb. 19, 1974. Decided April 24, Syllabus Since the right to recover possession of real property was a ascertained and protected at common law, Seventh Amendment Constitution entitles either party demand jury trial in an action Superior Court for District Columbia under § 16—1501 Code. Pp. 369—385. 294 A.2d 490, reversed remanded. Norman C. Barnett, Washington, D.C., petitioner. Herman Miller, respondent. Mr. Justice MARSHALL delivered opinion Court. 1 The question presented this case is whether guarantees by brought recovery property. In May 1971, petitioner, Pernell, entered into lease agreement with respondent, Southall Realty, rental house Columbia. July filed complaint seeking evict Pernell from premises alleged nonpayment rent. Suit D.C.Code §§ through 16—1505, which establish procedure his answer, denied that rent owing, asserted maintained unsafe, unhealthy, unsanitary condition violation housing regulations Columbia,1 breached waive several months' exchange Pernell's making certain improvements on also claimed setoff $389.60 repairs made bring partial compliance District's counterclaim $75 back paid. 2 requested jury. judge, however, struck demand, tried himself, judgment Southall. appealed Appeals, claiming guaranteed all cases and, alternatively, he entitled virtue specified answer. Appeals affirmed, 490 (1972), holding trials are not landlord-tenant predicated or some other breach where only remedy sought repossession rented premises. Id., 496. court held if wished litigate damages before jury, should have instituted separate rather than raise landlord's repossession. 498. 3 Because novel nature question, we granted certiorari. 411 915, 93 1556, 36 306 (1973). We reverse. 4 * Although statutory cause now codified 16 1501 dates 1864,2 it unnecessary until recently any pass upon us. Prior 1970, 13—702 preserved '(w)hen amount controversy civil . exceeds $20, actions ..' See, e.g., Kass v. Baskin, 82 U.S.App.D.C. 385, 164 F.2d 513 (1947). matter appears different light, since repealed Reform Criminal Procedure Act 1970. See Pub.L. 91—358, 142(5)(A), 84 Stat. 552. 5 met outset suggestion that, notwithstanding repeal 13—702, might still be possible interpret relevant statutes as providing trial. It is, course, "cardinal principle will first ascertain construction statute fairly (constitutional) may avoided." United States Thirty-seven Photographs, 402 363, 369, 91 1400, 1404, 28 822 (1971). 6 recognized 'Congress did make clear what intended section.' A.2d, 491. legislative history meager, argument can Congress 1970 harbored no intent do away trials, but housekeeping measure belief would continue afforded previously covered section, including property.3 been view regardless congressional intent, longer light outright 13—702. its view, after had stand constitutional ground were all. find ourselves bound Court's analysis effect circumstances case. 7 This has long expressed reluctance review decisions courts involving matters peculiarly local concern, absent claim problem general federal law nationwide application. Griffin States, 336 704, 717—718, 69 814, 820—821, L.Ed. 993 (1949); Fisher 328 463, 476, 66 1318, 1324, 90 1382 (1946). miller 357 301, 306, 78 1190, 1194, 1332 (1958). past, typically regard positions taken common-law questions evidence substantive criminal law. But restructuring system accomplished believe same deference owed respect their interpretation Acts directed toward jurisdiction. 8 One primary purposes restructure so 'the comparable those states large municipalities.' H.R.Rep.No. 91—907, p. 23 (1970). Circuit, unlike counterparts shared complex often confusing form concurrent jurisdiction, local-law litigated reviewable Circuit. generally ibid. 9 fundamental changes structure. highest District, 'similar state Supreme Court,' judgments manner States. 111, 475, 11—102; 172(a)(1), 590, amending U.S.C. 1257. respective jurisdictions newly created adjusted 'result Federal-State analogous systems serveral States.' H.R.Rep. supra, 35. 10 new structure plainly contemplates both law—will treated similar way treat State law.4 Congressional like laws, admittedly come within Art. III therefore barred reviewing interpretations jurisdictional sense reconsidering court's statute. O'Brien Skinner, 414 524, 531, 740, 743—744, 38 702 (1974); Memorial Hospital Maricopa County, 415 250, 256, 1076, 1081, 39 (1974). certainly lends additional support our longstanding practice overruling 'save exceptional situations egregious error committed.' U.S., S.Ct., 1325; 718, 820. principle, embedded supported enacting Act, must serve guide present As such obvious committed here, accept Appeals' conclusion fall Accordingly, issue turn. II 11 Code provides person detains without right, ceased limited landlord seeks tenant, invoked 'person aggrieved' wrongful detention Ibid. infra, 379. Under statute, when verified aggrieved detention, summons defendant appear show why given against him restitution possession. served seven days day fixed action. 16—1502. If, trial, plaintiff possession, execution shall awarded favor costs. hand, nonsuits fails prove case, 16—1503. 12 provides: 'In Suits value exceed twenty dollars, Like provisions Bill Rights, fully applicable established Clumbia. Capital Traction Co. Hof, 174 1, 5, 19 580, 582, 43 873 (1899). 13 assumed land, property, triable Whitehead Shattuck, 138 146, 151, 277, 34 (1891), example, 14 '(i)t difficult, perhaps impossible, rule determine deemed suit equity distinguished .; said, simply specific, real, personal money judgment, one law.' 15 Scott Neely, 140 106, 110, 712, 714, 35 358 (1891); Ross Bernhard, 396 533, 733, 735, 24 729 Respondent suggests, these precedents title claims irrelevant.5 distinction between well Grant Timber & Mfg. Gray, 236 133, 134, 279, 59 501 (1915). however purposes, bearing various forms developed afforded. 17 Over course history, possessory actions. Among earliest assize disseisin latter half 12th century permitted who disseised tenement put seisin King's court.6 Trial represented After lodged complaint, writ bidding sheriff summon good lawful men neighborhood 'recognize' justices7 unjustly tenement.8 modern embodied 16—1501, summary designed mete out prompt justice disputes.9 18 Writs entry, dating about period, encompass disseisin. Novel disseisin, gained wrongfully putting seisin. contrast, lawfully rightful possession.10 Indeed, writs entry ad terminum qui praeterit, could used lands originally them term years, expired.11 writ, words, quite encompassed 16—1501. Significantly trial.12 Both action, though legally abolished 19th century,13 fallen disuse time drafted. By then, ejectment become most important Ejectment originated very narrow remedy, give lessee anyone ejected him, lessor.14 variety intricate fictions, eventually means trying property.15 20 particular, became principal employed landlords tenants overstaying terms leases, rent, covenants.16 Had Realty leased home London 1791 instead doubt seek remove allegedly defaulting tenant. And, parties here concede, fact arising resolved jury.17 21 Notwithstanding reasoned 'equivalent' ejectment. 492. noted another section sets forth more specific ejectment.18 Moreover, expedited character proceeding seen contrasting sharply archaic limitations cumbersome procedures marked Since, opinion, neither nor equivalent existed guarantee 22 fundamentally odds test formulated resolving questions. occasion note while thrust preserve 1791, settled extends beyond time.' Curtis Loether, 189, 193, 1005, 1007, 260 phrase 'suits law' includes suits 'which among old proceedings, legal rights determined, contra-distinction equitable alone recognized, remedies administered .. just sense, amendment then construed embrace admiralty whatever peculiar they assume settle rights.' Parsons Bedford, Pet. 433, 447, 732 (1830) (emphasis original). Whether close England irrelevant requires unheard provided involves sort traditionally enforced admiralty. 195, 1009. 25 far cry detail ejectment, serves essential function—to permit detaining regain himself. commentator noted, 'unknown (t)hey relief, create causes evident intention relief lie.'19 themselves frequently characterized 'substitute' action.20 every carried Neither respondent able point even remotely resembling governed preserves 26 argues, closest historical analogue equity, forcible detainer enacted reign Henry VI. Hen. 6, c. (1429). That unlawful 'make Entry Lands Tenements, Possessions, hold forcibly.' II. Justices peace enforce provisions. If made, inquire persons found place forcibly 'be next Gaol, there remain convict Record Justice, Fine Ransom King.' I. justices empowered 'to reseize Tenements holden afore, Party full Possession Tenements. .' III. 27 While respondent's lent presently captioned 'Forcible Detainer,' closer examination pertinement reveals misconstrued actual relationship two statutes. predecessor 4, 1864, 243, 383.21 three situations: 'when made'; peaceable unlawfully force'; estate determined own limitation, notice quit, otherwise. id., 2. 29 There followed force—can traced directly VI.22 English provision 1864 specifically landlordtenant disputes. 30 1953, amended entirely relating force June 18, 130, 67 66. place, dealing invoked, today, '(w)henever detain ceased. 31 Not nexus weak, totally functions. appropriate cases, essentially provision, prosecuted usual process.23 gravamen offense use violence obtaining possession.24 better oust another, relinquish ousted remitted process obtain Blackstone states, 'inquiring merits title: thing tried, punished, remedied. .'25 32 redress force, estate. respect, limited, disputes, encompass, purchaser foreclosure sale former owner,26 heir current occupant,27 tenant share premises.28 33 Even contention VI lend VI.29 itself trials.30 claims, concept came Amendment. relies primarily decision (1899), presiding over small sense. Hof 'was not, properly speaking, tribunal court,—least all, record. proceedings according (The try jury) require superintend instruct law; authorize return verdict, arrest it, set aside, whatever, duty enter forthwith, course. A body men, free judicial control, jury; meaning seventh constitution.' 38—39, 595. think reliance misplaced. containing broad language effect, see 587, does proposition unknown Rather, relied jurisdiction involved 16, 586. kind contemplation 587. 37 seen, extended included History England, Columbia, required learned They judges record courts, differed higher judges. proceeded court.31 Respondent's attempted analogy cutting further encompasses enforced, jury.32 IV Block Hirsh, 256 135, 41 458, 65 865 (1921), faced challenge constitutionality transferring control commission. argued deprived Court, speaking Holmes, rejected suggestion: 'The objected land. power Commission regulate relation established, objection amounts little. To decide facts affecting hardly separable.' 158, 460. 'could scarcely observation conferred Constitution.' misunderstood rationale Hirsh merely stands inapplicable administrative incompatible whole adjudication. 194, 1008. NLRB Jones Laughlin Steel Corp., 301 57 615, 81 893 (1937). bar effort entrust agency. fit so, ordinary Columbia's Where done 42 appeared troubled burden possibility conflict efforts expedite disposition controversies. doubtful, significantly impair interests. indicated earlier, 1970,33 posed unmanageable problems during period. average dispute, failure pay substantial defenses exist, unlikely request grant genuine issues material dispute bulwark delaying eviction. More importantly, reject notion necessary inconsistency desire speedy note, Oregon Lindsey Normet, 405 56, 92 862, although later six service unless security accruing nevertheless Many similarly provide eviction proceedings.34 44 Some delay, inherent fair-minded justice. lawsuit, cannot due fair opportunity cases. Our never rubber stamps tenants, man evicted home. 45 Reversed 46 THE CHIEF JUSTICE DOUGLAS concur result. defend complied being habitable landlord. Javins First Nat. 428 1071, cert. denied, 400 925, 186, 185 383. 377—378. Senate version retained almost identical S. 2601, 91st Cong., 1st Sess., 202 (Sept. 1969). House bill, adopted Conference Committee, contain Report seems indicate conscious change affording 'as superfluous requirements H.R.Rep.No.91—907, H.R.16196, 2d 142(5)(A) (Mar. 13, 1970); H.R.Conf.Rep.No.91 1303 believed constitutionally intend imply purposes. Cf. Carter, 409 418, 602, 613 apparently yet unresolved concerning 2254 2255 hear habeas corpus petitions motions vacate sentence confinement convictions special obligation resolve conflicts 'local' 'federal' raised petitions. 16—1901 16—1909. Other involve extent principles Younger Harris, 401 37, 746, 669 (1971), related apply systems. Sullivan Murphy, 156 28, 50—54, 478 938, 960—964, 880, 162, 125 We, express views issues. enactment 16—1504 pleads himself whom surety damages, costs, reasonable intervening premises, (then General Sessions) certify Today, intrudes transferred Landlord Tenant Branch normally tries regular Civil Division. 492 n. 8. F. Maitland, Forms Action Common Law 27—29 (1936); Pollock 145 147 (2d ed. 1899); W. Blackstone, Commentaries *187—188. land restored ejector title, proceed T. Plucknett, Concise 341 (4th 1948). Mfg, supra. 83—84. Unlike discussed 376—381, assizes presided judge peace. itinerant travel around countryside basis preside confirmed Magna Carta, XII (1225). 155—156. origin slightly know today. particular jurors, 'recognitors' known, summoned original asked answer contrasted whereby jurors called pleadings. Hold-sworth, 330—331 (1927). time, recognitors functions 149; 29; M. Hale, 175 1779). 44—46; 342—343. 343; 39; *183 z. 39. Will. 27, (1833). 47; 354; *199. classic fiction imaginary person. 'ejects' other, order rival lessees, necessarily lessors 57; *199—204. M'Arthur Porter, 205, 211 (1832). Little Heaton, Salk. 259, Eng.Rep. 227 (Q.B.1702); Roe d. West Davis, East 103 (K.B.1806); Right Flower Darby, T.R. 159, 99 1029 (K.B.1786); Doe Spencer Godwin, 265, 105 833 (K.B.1815); Ash Calvert, Camp. 387, 170 1193 (N.P.1810). disputes widespread simplify application Geo. 2, (1731). 276, (1891). Cheny Batten, Cowp. 98 1066 (K.B.1775); Goodright Charter Cordwent, 219, 101 520 (K.B.1795). 16—1124. derived 2—4 3A G. Thompson, Real Property 1370, pp. 718—719 (1959). Shapiro Christopher, 114, 123, 195 785, 794 (1952); Service Parking Corp. Trans-Lux Radio City 47 400, 403 (D.C.Mun.App.1946); Shipley Major, 540, 541 (D.C.Mun.App.1945). Maryland 1793, 43, Kilty, Laws (1800), incorporated laws 1801, 15, 103. 1836 Massachusetts Willis Eastern Trust Banking Co., 169 295, 347, 752 (1898). Those parts statutes, Page Dwight, Mass. 29, 48 N.E. 850 (1897); Boyle Boyle, 121 85 (1876). brought, name State. King Wilson, 357, 1432 (K.B.1799); 260, 229 (K.B.1699); Dormy, (K.B.1700). indictment. Ford's Case, Cro.Jac. 79 132 (K.B.1607); Woodfall, 814 (12th 1881). forcible, accompanied terror, assault, breaking open doors, carrying party's goods. 23. *148. prerequisite prior 1953. Thurston Anderson, 342 (D.C.Mun.App.1944). Iron H.R. Johnson, 119 608, 339, 504 (1887). Glenn Mindell, 74 835 (D.C.Mum.App.1950); Surratt Estate Exchange, 76 587 (D.C.Mun.App.1950); Sayles Eden, 144 895 (D.C.Mun.App.1958). Mahoney Campbell, 209 791 (%.d.c.c/t.App.1965). Bagby Honesty, 149 786 (D.C.Mun.App.1959). (K.B.1607). Beard, Office Peace 68 (1904). 'And said Inquiries before, make, Warrants Precepts Sheriff commanding Behalf them, sufficient indifferent Persons, dewelling Entries 9, 158—164; McVicker, Seventeenth Century Ky.L.J. 392, 403—407 (1936). 1801 21, recovering expiration terms, shall, sheriff, country resti- tution lessor. (1800). mode wsa something less unbroken Constitution. 495. disagree. begin with, specialized which, encompassing indication, below find, actually amounted decide, 100 years fact, defunct rights. 383, contemplated determination appeal de novo Luchs Jones, D.C. (1 MacArthur) 345 (D.C.Sup.Ct.1874). Subsequent legislation, up carefully Mar. 3, 1901, 854, 20—24 80, 1201; 1921, 125, 1310. E.g., Ariz.Rev.Stat.Ann. 12—1176 (1956); Cal.Civ.Proc.Code 1171 (1972); Colo.Rule Civ.Proc. 38(a) (1970); Conn.Gen.Stat.Rev. 52—463 (1973); Ga.Code Ann. 105—1601, 1602 (1966); Ill.Rev.Stat., 57, 11a Ind.Ann.Stat. 1605 (1968), IC 32—7—3—4; Kan.Stat.Ann. 61—2309 (Supp.1974); N.Y.Real Prop.Actions 745, McKinney's Consol.Laws, (1963); Ohio Rev.Code 1923.10 (1968).

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