Olivares v. Pineda
Annotate this CasePlaintiffs leased a home from Pineda, who subsequently retained the attorney-defendants to begin eviction proceedings. According to plaintiffs, there was no rent past due. Pineda and the attorney-defendants filed an unlawful detainer action. The evidence indicated that Pineda had excluded rent payments from the rent ledger and had entered into a sales contract with a third party who wanted the building to be delivered vacant. Defendants continued to prosecute the unlawful detainer for two months. Upon dismissing that action, defendants served plaintiffs with a new three-day notice demanding $9,2503 in unpaid rent. The “October notice” attached a revised rent ledger. Plaintiffs sued for wrongful eviction, alleging that defendants violated an ordinance by demanding excessive rent; that defendants violated Civil Code 1950.5(b)(1) by applying plaintiffs’ security deposit to the payment of rent when they were not in default; breach of the covenant of quiet enjoyment; and malicious prosecution. The attorney-defendants filed a special motion to strike the claims (anti-SLAPP, Code Civ. Proc. 425.16), arguing the claims arose from protected activities because they were based on the first unlawful detainer action and that plaintiffs could not demonstrate a probability of prevailing on the merits. The court of appeal affirmed denial of the anti-SLAPP motion. The attorney defendants did not satisfy the first prong of the anti-SLAPP statute; the allegation that they misused plaintiffs’ security deposit did not arise out of protected activity. The plaintiffs showed minimal merit on their remaining claims.
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