Court Opinion

ID: 9452192
Source: CourtListenerOpinion
Date Created: 2023-08-04 17:32:36.989364+00
Date Added: 2024-06-11T17:33:06.383075
License: Public Domain

DANAHER, Circuit Judge
(dissenting).
This appellant entered into a monthly tenancy agreement with the landlord, the appellee, as of March 24, 1965 and paid one month’s rent in advance. The agreement provided that failure to pay the rental in advance would constitute a default, that the agreement was to operate as a notice to quit and that the statutory 30 days’ notice to quit was expressly waived. Repeatedly over the following months the appellant-tenant became in default. As of October 11, 1965, neither the appellant nor her counsel appeared in the Landlord-Tenant Branch of the District of Columbia Court of General Sessions, and a default was entered. A motion to reopen was granted, and in due course a 2-day trial was had. A directed verdict was entered in favor of the landlord. This court now without requiring a supersedeas bond would stay execution of the judgment. I believe its order is erroneous.
Without having noted an appeal to the District of Columbia Court of Appeals, the appellant there had sought a stay which was denied. The appellant had asserted her right to retain possession of the premises against the owner because of her alleged entitlement to damages “by way of setoff.” Such damages in the Landlord-Tenant Branch were asserted to have been caused by negligent condition of the premises, damages caused by trespass and unlawful entry, damages based on assault, slander and invasion of privacy. She argued here that she had a constitutional right to complain to the authorities that the premises were untenantable, and that the judge at trial had erroneously excluded her proffer of evidence that the landlord had sought her eviction in order to punish her for making complaint about the condition of the premises. Questioned from the bench, her counsel was bound to concede that the landlord may seek eviction of a tenant in default without offering reasons for seeking restitution of his own property. It would seem that the landlord, too, has constitutional rights for the Fifth Amendment provides that he shall not be deprived of his property without due process of law.
I suggest that the trial judge ruled correctly and in accordance with applicable law.
“With respect to the exclusion of testimony as to the reasons for the seeking of possession by plaintiff, such evidence was obviously inadmissible. Under D.C.Code 1940, § 45 — 910, whenever a lease for any definite term shall expire and the tenant shall fail or refuse to surrender possession of the leased premises, the landlord may sue to recover possession of the premises. The landlord in such circumstances is not required to give reasons for thus seeking possession.” Fowel v. Continental Life Ins. Co., 55 A.2d 205, 207 (D.C.Mun.App.1947).1
*631Coincidentally with proceedings in the Landlord-Tenant Branch yet another development must be noticed. This appellant on October 14, 1965 had filed in the District Court, Civil Action 2570-65, Edwards v. Habib. Her sworn complaint for injunction and damages purportedly set forth six causes of action, claiming an interlocutory injunction, a permanent injunction, a temporary restraining order, all designed to preclude her eviction, and $5,000 coftipensatory damages and $20,000 punitive damages. The predicate for her claims was alleged to be that it is “against public policy, and the intent of the regulations, to permit the defendant to evict plaintiff because of her complaints to the Housing Division.” She represented that she is receiving a salary from the Government of $4,000 per year and $40 per month from the Veterans Administration. The District Court denied her prayers for temporary relief, no doubt because of the standards prescribed by this court in Embassy Dairy v. Camalier, 93 U.S.App.D.C. 364, 367, 211 F.2d 41, 43 (1954). There this court reiterated as a test to be applied where a preliminary injunction is sought that the court must inquire into the relative importance of the rights asserted and the acts sought to be enjoined, the irreparable nature of the injury allegedly flowing from denial of preliminary relief, the probability of the ultimate success or failure of the suit, and the balancing of damage and convenience generally. It would seem beyond peradventure that the District Judge could see from the face of the pleadings before him that if she were correct in her claim of denial of constitutional rights she had an adequate remedy at law with a right to substantial damages. That was the very basis of her suit.
Moreover this court, almost week after week, has declined to grant extraordinary relief where a stay is sought. The factors upon which our decisions turn are set forth in Virginia Petroleum Job. Ass’n v. Federal Power Com’n, 104 U.S.App.D.C. 106, 110, 259 F.2d 921, 925 (1958). Among other factors, we stressed that the petitioner must make a strong showing of likelihood of prevailing on the merits; the petitioner must show that without the stay, it will be irreparably injured. We continued:
“The key word in this consideration is irreparable. Mere injuries, however substantial, in terms of money, time and energy necessarily expended in the absence of a stay, are not enough. The possibility that adequate compensatory or other corrective relief will be available at a later date, in the ordinary course of litigation, weighs heavily against a claim of irreparable harm.”
If this landlord’s property is not fit for residential purposes, it should be condemned. But this tenant entered upon possession of an entire single family house with knowledge of conditions, whatever they were, and obviously still desires to retain possession. Clearly, the appellant, if she is right, has an adequate remedy at law, and the extraordinary powers of this court should not be utilized to deprive the property owner of his property. I suggest that the rules of law and not ad hoc determinations should govern the exercise by this court of the powers entrusted to it.
, That a deplorable housing situation in this jurisdiction has been permitted to exist far too long presents a social problem of first magnitude. The remedy does not lie with the courts, however, and I fear that my colleagues’ order will yield consequences to be rued.2 Tens of thou*632sands of landlord-tenant cases reach the Landlord-Tenant Branch each year. Surely amelioration of conditions should be achieved by the community as a whole, and not through the deprivation of the rights of individual taxpayers.

. This court by way of dictum in Rudder v. United States, 96 U.S.App.D.C. 329, 226 F.2d 51 (1955) noted:
“The District of Columbia Code provides that a tenancy from month to month may be terminated on 30 days’ notice, and that a landlord may recover possession in the Municipal Court. The Code does not require that a reason for termination be given.” Id. at 331, 226 F.2d at 53.

. That this appellant has available a forum in which her rights may be determined is clear from her representations in her suit pending in the District Court. Said in other context to be sure, but basically sound are the observations of Mr. Justice Black, dissenting, in Bell v. State of Maryland, 378 U.S. 226, 346, 84 S.Ct. 1814, 1879, 12 L.Ed.2d 822 (1964) :
“A great purpose of freedom of speech and press is to provide a forum for settlement of acrimonious disputes peaceably, without resort to intimidation, force, or violence. The experience of ages points to the inexorable fact that people are frequently stirred to violence when property which the law recognizes as theirs is forcibly invaded or oc*632cupied by others. Trespass laws are born of this experience. They have been, and doubtless still are, important features of any government dedicated, as this country is, to a rule of law.”