Ex parte Michael A. Williams. PETITION FOR WRIT OF MANDAMUS (In re: Michael A. Williams v. Selma Housing Authority)

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REL: 09/23/2011 Notice: T h i s o p i n i o n i s s u b j e c t t o formal r e v i s i o n b e f o r e p u b l i c a t i o n i n t h e advance s h e e t s o f Southern R e p o r t e r . R e a d e r s a r e r e q u e s t e d t o n o t i f y t h e Reporter o f Decisions, Alabama A p p e l l a t e C o u r t s , 300 D e x t e r A v e n u e , M o n t g o m e r y , A l a b a m a 3 6 1 0 4 - 3 7 4 1 ((334) 2 2 9 - 0 6 4 9 ) , o f a n y t y p o g r a p h i c a l o r o t h e r e r r o r s , i n o r d e r t h a t c o r r e c t i o n s may b e made b e f o r e t h e o p i n i o n i s p r i n t e d i n Southern R e p o r t e r . ALABAMA COURT OF CIVIL APPEALS SPECIAL TERM, 2011 2100653 Ex p a r t e M i c h a e l A. W i l l i a m s PETITION FOR WRIT OF MANDAMUS (In r e : M i c h a e l A. W i l l i a m s v. Selma H o u s i n g A u t h o r i t y ) (Dallas C i r c u i t Court, CV-10-158) MOORE, J u d g e . Michael mandamus A. W i l l i a m s directing petitions the Dallas this Circuit court f o ra writ of Court ("the c i r c u i t 2100653 court") Selma to dismiss Housing petition an u n l a w f u l - d e t a i n e r Authority and i s s u e ("the A u t h o r i t y " ) . July District 14, Court signed by Lola Authority. judgment to alter, August claim B. Williams. i n the the amend, o r v a c a t e Williams the d i s t r i c t motion was d e n i e d filed Dallas a l l e g i n g an director 18, 2010, t h e d i s t r i c t court of the entered filed court's was a motion judgment on A u g u s t a on 25, 2010. his notice of appeal tothe court. On F e b r u a r y 2 2 , 2 0 1 1 , W i l l i a m s motion grant The c o m p l a i n t the executive 1 On A u g u s t 2 7 , 2 0 1 0 , W i l l i a m s a filed a complaint of the Authority. 24, 2 0 1 0 ; t h a t circuit court") against Rogers, On A u g u s t i n favor We by t h e History 2010, t h e A u t h o r i t y ("the d i s t r i c t unlawful-detainer filed the writ. Procedural On action to dismiss the action filed i n the circuit f o r lack of court subject-matter j u r i s d i c t i o n ; i n t h a t m o t i o n W i l l i a m s a s s e r t e d t h a t R o g e r s was not an On a l i c e n s e d a t t o r n e y and t h a t she t h e r e f o r e c o u l d n o t b r i n g a c t i o n on b e h a l f March 2, of the A u t h o r i t y , which i s a c o r p o r a t i o n . 2011, W i l l i a m s filed a memorandum R o g e r s ' s name a p p a r e n t l y c h a n g e d a f t e r t h i s c o m m e n c e d ; h e r name i s now L o l a R o g e r s M o o r e . 1 2 of law i n action was 2100653 support of supporting his Rogers to dismiss, along with h i s a s s e r t i o n t h a t t h e A u t h o r i t y was T h a t same d a y , dismiss motion the A u t h o r i t y s u p p o r t e d by stated, filed an a f f i d a v i t in pertinent a documents corporation. a response to the motion e x e c u t e d by Rogers, i n which part: " I am e m p l o y e d as t h e E x e c u t i v e D i r e c t o r of [the A u t h o r i t y ] , a p o s i t i o n w h i c h I have h e l d officially since 2006. My duties involve the day-to-day a d m i n i s t r a t i o n and o p e r a t i o n s o f [ t ] h e A u t h o r i t y . "The Authority i s a public municipal housing authority organized p u r s u a n t t o A l a . Code [ 1 9 7 5 ] , S e c t i o n 2 4 - 1 - 2 0 , e t s e q . The A u t h o r i t y i s g o v e r n e d by a f i v e member B o a r d o f C o m m i s s i o n e r s who are a p p o i n t e d by t h e M a y o r o f t h e C i t y o f S e l m a and which e s t a b l i s h e s p o l i c y f o r the A u t h o r i t y . "The g o a l o f [ t ] h e A u t h o r i t y i s t o p r o v i d e s a f e , d e c e n t and s a n i t a r y housing to low-income persons and f a m i l i e s r e s i d i n g w i t h i n t h e m u n i c i p a l l i m i t s o f t h e C i t y o f S e l m a and t h e p o r t i o n s o f D a l l a s C o u n t y l y i n g w i t h i n twenty m i l e s of the m u n i c i p a l l i m i t s of the C i t y of Selma. " I n c a r r y i n g o u t i t s m i s s i o n as a p u b l i c h o u s i n g authority, [t]he Authority acts as an i n s t r u m e n t a l i t y of the Department of Housing and U r b a n D e v e l o p m e n t (HUD) a n d a d m i n i s t e r s HUD p r o g r a m s which provide f e d e r a l payments or subsidies for low-income housing, including its conventional p u b l i c h o u s i n g p r o g r a m and i t s Section 8 voucher program. In administering these programs, [t]he A u t h o r i t y c o m p l i e s w i t h HUD r u l e s and regulations, Authority Application for Continued Occupancy Policies (ACOP), Administrative Plan, Lease A g r e e m e n t and a p p l i c a b l e s t a t e law. 3 to 2100653 "In i t s conventional housing program, [t]he A u t h o r i t y owns a n d o p e r a t e s 7 ( s e v e n ) p u b l i c h o u s i n g developments or projects. These are: George Washington Carver Homes (GWC), Felix Heights, Rangedale A p a r t m e n t s , Rangedale Annex, V a l l e y Creek Homes, M a g n o l i a C o u r t a n d W i l k i n s o n Homes. I n t h e s e developments, [ t ] h e A u t h o r i t y provides housing to 575 families totaling 1,326 i n d i v i d u a l s . In the operation of the S e c t i o n 8 voucher program, [ t ] h e Authority provides housing assistance to an additional 1,072 families totaling 2,625 i n d i v i d u a l s . The f u n d s u s e d by [ t ] h e A u t h o r i t y i n t h e o p e r a t i o n o f i t s c o n v e n t i o n a l p u b l i c h o u s i n g and S e c t i o n 8 voucher h o u s i n g programs are f e d e r a l funds and f u n d s g e n e r a t e d f r o m r e n t c o l l e c t i o n s . "In the o p e r a t i o n of i t s h o u s i n g developments, [t]he Authority employs resident and/or on-site m a n a g e r s . I t has b e e n t h e p o l i c y and p r a c t i c e o f [ t ] h e A u t h o r i t y f o r t h e s e managers to c o l l e c t t h a t p o r t i o n o f t h e r e n t p a y m e n t w h i c h may be due from t h e t e n a n t s and to report to [ t ] h e A u t h o r i t y the t e n a n t s who a r e d e l i n q u e n t i n t h e i r r e n t a l p a y m e n t s o r a r e i n v i o l a t i o n o f t h e l e a s e a g r e e m e n t . As an Executive Director of [t]he Authority and in p e r f o r m a n c e o f my management d u t i e s , I c a u s e d an u n l a w f u l d e t a i n e r c o m p l a i n t t o be p r e p a r e d a n d filed in the District Court of Dallas County against M i c h a e l W i l l i a m s , a r e s i d e n t o f ... GWC Homes, f o r r e a s o n o f n o n p a y m e n t o f r e n t . The complaint form u s e d i n t h e i n s t a n t c a s e i s t h e same o r s i m i l a r t o t h a t made a v a i l a b l e t o m e m b e r s o f t h e p u b l i c ( S t a t e of Alabama U n i f i e d J u d i c i a l System Form C-59). " I have r e v i e w e d r e c o r d s of [ t ] h e A u t h o r i t y f o r t h e p e r i o d J a n u a r y 2010 t o December 2010. During this period, [t]he Authority commenced 41 (forty-one) e v i c t i o n s i n the D a l l a s County D i s t r i c t C o u r t . L e g a l expenses a s s o c i a t e d w i t h the handling of the most r o u t i n e u n l a w f u l d e t a i n e r a c t i o n s are a m a t t e r of s u b s t a n t i v e concern to [ t ] h e Authority 4 2100653 which must carry out i t s mission within i t s b u d g e t a r y c o n f i n e s and r e s o u r c e s available to i t . "In i t s o p e r a t i o n s , [ t ] h e A u t h o r i t y i s always mindful of the r i g h t s of tenants a r i s i n g under s t a t e and f e d e r a l law and o f t h e o b l i g a t i o n s o f [ t ] h e A u t h o r i t y t o i t s t e n a n t s , i n c l u d i n g t h e r i g h t s and o b l i g a t i o n s which a r e s e t out i n the Alabama U n i f o r m R e s i d e n t i a l L a n d l o r d and Tenant A c t , s e t out i n A l a . Code [ 1 9 7 5 , ] S e c t i o n 35-9A-101, e t s e q . I n t h e instant case, [t]he Authority followed a l l provisions of the Alabama Uniform Residential L a n d l o r d and Tenant A c t w h i c h l e d t o t h e e n t r y o f a judgment against [ W i l l i a m s ] i n the D i s t r i c t Court of D a l l a s C o u n t y , A l a b a m a . To my k n o w l e d g e , t h e r e h a s b e e n no c l a i m t h a t [ t ] h e A u t h o r i t y v i o l a t e d a n y o f [ W i l l i a m s ' s ] r i g h t s o r d e n i e d t o him any o f t h e r i g h t s s e c u r e d by l a w , o t h e r than t h e a s s e r t i o n o f [ W i l l i a m s ' s ] attorney, Legal Services Corporation of Alabama, that the i n s t a n t u n l a w f u l d e t a i n e r action was not filed or prosecuted by a licensed attorney-at-law. Further, to the best of my knowledge, t h e p o s i t i o n taken by L e g a l Services Corporation of Alabama r e p r e s e n t s the consistent p o l i c y of Legal Services Corporation of Alabama t o o p p o s e t h e commencement of such a c t i o n s without representation of legal counsel even where non-payment o f r e n t i s u n d i s p u t e d and where t h e t e n a n t has r e c e i v e d a l l n o t i c e s r e q u i r e d by law. I t i s my f u r t h e r o p i n i o n t h a t t h i s p o l i c y i s u n f a i r a n d v i o l a t e s p u b l i c p o l i c y and t h e s p i r i t and i n t e n t o f the Alabama U n i f o r m R e s i d e n t i a l L a n d l o r d and Tenant A c t as s e t f o r t h i n t h e p u r p o s e s o f t h e A c t and which provide that the Act s h a l l be liberally construed a n d a p p l i e d t o : (1) s i m p l i f y , c l a r i f y , modernize, and r e v i s e t h e law g o v e r n i n g t h e r e n t a l of d w e l l i n g u n i t s and t h e r i g h t s and o b l i g a t i o n s o f l a n d l o r d s a n d t e n a n t s ; (2) e n c o u r a g e l a n d l o r d s a n d tenants to maintain and improve the q u a l i t y of h o u s i n g ; a n d (3) make u n i f o r m t h e l a w among t h o s e states which enact i t . " 5 2100653 W i l l i a m s ' s m o t i o n t o d i s m i s s was d e n i e d On A p r i l of 13, 2011, W i l l i a m s petitioned this on M a r c h 3, 2 0 1 1 . court fora writ mandamus. Standard of Review "Mandamus r e v i e w i s a v a i l a b l e when t h e q u e s t i o n p r e s e n t e d i s one o f s u b j e c t - m a t t e r j u r i s d i c t i o n . "'"Mandamus i s a drastic and e x t r a o r d i n a r y w r i t , t o be i s s u e d o n l y where t h e r e i s (1) a c l e a r l e g a l r i g h t i n t h e petitioner to the order s o u g h t ; (2) a n imperative duty upon t h e r e s p o n d e n t t o p e r f o r m , a c c o m p a n i e d b y a r e f u s a l t o do s o ; (3) t h e l a c k o f a n o t h e r adequate remedy; and (4) p r o p e r l y i n v o k e d j u r i s d i c t i o n o f the c o u r t . " E x p a r t e I n t e g o n C o r p . , 672 So. 2 d 4 9 7 , 499 ( A l a . 1 9 9 5 ) . The q u e s t i o n of subject-matter jurisdiction i s reviewable by a p e t i t i o n f o r a w r i t o f mandamus. E x p a r t e F l i n t C o n s t r . C o . , 775 So. 2 d 805 ( A l a . 2 0 0 0 ) . ' "Ex p a r t e L i b e r t y N a t ' l L i f e I n s . C o . , 888 S o . 2 d 4 7 8 , 480 ( A l a . 2 0 0 3 ) ( e m p h a s i s a d d e d ) . 'When a p a r t y w i t h o u t s t a n d i n g p u r p o r t s t o commence a n a c t i o n , t h e trial court acquires no subject-matter jurisdiction.' S t a t e v . P r o p e r t y a t 2018 R a i n b o w D r i v e , 740 S o . 2 d 1 0 2 5 , 1028 ( A l a . 1 9 9 9 ) . U n d e r s u c h a c i r c u m s t a n c e , t h e t r i a l c o u r t h a s 'no a l t e r n a t i v e but t o d i s m i s s t h e a c t i o n . ' 740 S o . 2 d a t 1 0 2 9 . " Ex parte (Ala. Chemical Waste Mgmt., 2005). 6 I n c . , 929 S o . 2 d 1 0 0 7 , 1 0 1 0 2100653 Discussion In his petition, unlawful-detainer on behalf erred by of a c t i o n was argues filed by that, Rogers, the Authority, a corporation, denying h i s motion to "[T]his court a c o r p o r a t i o n may of Williams i t s officers attorney." 2011] not and Estate So. and our be court represented m u s t i n s t e a d be 3d , v. a the the nonattorney, circuit court dismiss. supreme of W i l s o n because have long held that in a court of law represented by a licensed 2090955, Feb. Berry, [Ms. ( A l a . C i v . App. by one 4, 2011). "Our supreme c o u r t has further described a pleading filed by a nonattorney on b e h a l f of a separate legal entity as a 'nullity.' Ex parte G h a f a r y , 738 So. 2 d [ 7 7 8 , ] 781 [(Ala. 1998)]; see also Progress I n d u s . [ , I n c . v . W i l s o n ] , 52 So. 3d [500,] 507-08 [ ( A l a . 2 0 1 0 ) ] ('This c o u r t has thus held that a pleading filed by a non-attorney engaging i n the unauthorized p r a c t i c e of law in p u r p o r t i n g to represent a separate l e g a l e n t i t y i s a n u l l i t y . ' ) , a n d Ex p a r t e L a m b e r t h , 242 A l a . [ 1 6 5 , ] 1 6 7 , 5 So. 2d [ 6 2 2 , ] 6 2 3 - 2 4 [ ( 1 9 4 2 ) ] ( o r d e r i n g the trial court to vacate i t s order denying the plaintiff's motion to strike the answer of a c o r p o r a t i o n f i l e d by t h e c o r p o r a t i o n ' s p r e s i d e n t ) . " Berry, In engage she So. 3d response, i n the d i d not at the . Authority unauthorized h o l d h e r s e l f out argues p r a c t i c e of t o be 7 an that law Rogers because, attorney did i t not says, in violation of 2100653 Ala. Code 1975, p e r s o n who § i s not practice of or qualified We note, herself law, the she i f he or or out to or that the out on although as on behalf Authority practice of also law as detainer complaint but, form provided by she the the or she, advocate defined by not Ala. performs any act prospective commission, the take in before instead, evidence exercise of in the papers, act person lawyer." have to held practice by filing a or 1975, or judicial 8 engage § 34-3-6, F o r m C-59 complaint The capacity[,] or Authority board, of pending as or or authority controversies the law committee, or h a v i n g determine power appears documents, proceedings law in unlawful- System. body, c o n s t i t u t e d by settle not the pleadings, court or to that a person p r a c t i c e s with or o f f i c e r Code used the connection a did actually draft Unified Judicial draws a not qualified Rogers " [ i ] n a representative or might a to p r a c t i c e law that notes that § 34-3-6(b)(1) provides when he unlawful as of a Authority. argues did calling a person complaint that assume[s] public Rogers a person q u a l i f i e d i t says, to the the as of provides engages i n the to carry public because, an 34-3-1 " p r a c t i c e [ s ] or herself practice however, she acted The the to Section a licensed attorney himself hold law 34-3-1. state or in any 2100653 subdivision thereof." limit the practice The p l a i n l a n g u a g e o f § 34-3-6 does n o t of law to d r a f t i n g pleadings enough t o encompass behalf of the A u t h o r i t y . The A u t h o r i t y the completion next argues that of a and i s b r o a d complaint ("the A c t " ) , alleging provides unlawful Ala. Code "[a] landlord's or other detainer. action relief." the dwelling unit means The A u t h o r i t y development the behalf Re: for eviction, Representation Evictions, out that of the A c t , r e f e r s to rent, monetary damages, The A u t h o r i t y n o t e s or the b u i l d i n g of which a manager that, of the A c t , of the premises." i t i s a part, (Emphasis of and added.) a r g u e s t h a t Rogers i s t h e manager o f t h e h o u s i n g to initiate of the Authority. Advisory may s u e "means t h e o w n e r , l e s s o r , o r s u b l e s s o r i n which Williams authority a part points C o d e 1975,§ 3 5 - 9 A - 1 4 1 ( 7 ) , a p a r t term " l a n d l o r d " also The A u t h o r i t y (Emphasis added.) the and Tenant a manager o f p r o p e r t y 1975, § 35-9A-461(a), pursuant to Ala. it that on § 35-9A-101 e t s e q . , A l a . Code 1 9 7 5 , t h e A l a b a m a U n i f o r m R e s i d e n t i a l L a n d l o r d Act form Opinion of resides the unlawful-detainer The A u t h o r i t y -- Nonlawyer Landlords 605 S o . 2 d 868 and, thus, in cites she had action on The F l o r i d a B a r Preparation Uncontested ( F l a . 1992), o p i n i o n 9 that of & Residential clarified, 627 2100653 So. 2d 485 Justices (Fla. of argument. determine the It 1993), Florida is whether a nonlawyer alleging unlawful in present premises. 24-1-1 et Section seq., grants agent city project Code any § Code the on Rogers or 1975, 24-1-24, the the support of its for this manager behalf i s not an Authority owned by by of the act the court to bring an may a corporation manager of A l a . Code 1975, located within constructed 1975 property issued in however, 24-1-27(a)(7), Ala. opinions Court, detainer case because authorities, of Supreme unnecessary, action the advisory the a part p e r t a i n i n g to of housing power " [ t ] o manage, i t s boundaries, any such c i t y . " "authority may as housing Pursuant delegate § to to Ala. one or i t may more o f i t s a g e n t s o r e m p l o y e e s s u c h power o r d u t i e s as deem that the manage the fact, her proper." Authority housing not states that managers." r e j e c t the the the Because Rogers Authority's nonattorneys to power Authority not file duty to resides. "employs i s the In resident executive and/or director development, argument. final an or i t clear a manager of the h o u s i n g Authority's The makes i n which Williams o f t h e A u t h o r i t y and we affidavit delegate development affidavit on-site did Rogers's argument action 10 is alleging that not allowing unlawful detainer 2100653 violates § public policy. 24-1-6(a), manage which requires "each operate and i t s low rent e f f i c i e n t manner." balanced The A u t h o r i t y c i t e s with We n o t e , housing housing A l a . Code 1975, authority projects [to] in an h o w e v e r , t h a t t h a t p o l i c y must be the need t o m a i n t a i n an e f f i c i e n t court system. "As o u r s u p r e m e c o u r t h a s e x p l a i n e d , t h e r a t i o n a l e behind p r o h i b i t i n g a nonattorney from r e p r e s e n t i n g the i n t e r e s t s of a separate legal entity protects the p u b l i c i n t h r e e ways: "'(1) by p r o t e c t i n g c i t i z e n s from injury c a u s e d by i g n o r a n c e a n d l a c k o f s k i l l on t h e p a r t o f t h o s e who a r e u n t r a i n e d a n d i n e x p e r i e n c e d i n t h e l a w ; (2) b y p r o t e c t i n g the courts in their administration of j u s t i c e f r o m t h e i n t e r f e r e n c e o f t h o s e who are u n l i c e n s e d and a r e n o t o f f i c e r s o f t h e court; and (3) by preventing the unscrupulous from u s i n g the l e g a l system f o r t h e i r own p u r p o s e s t o t h e d e t r i m e n t o f t h e s y s t e m a n d o f t h o s e who may u n k n o w i n g l y r e l y on t h e m . ' "Ex p a r t e Berry, S o . 3d a t We court Ghafary, conclude that i n Ex p a r t e Berry, supra, 738 S o . 2 d 7 7 8 , 779 . the p o l i c i e s Ghafary, should ( A l a . 1998)." not set forth 738 S o . 2 d 778 be sacrificed licensed detainer attorney actions represent would the likely in 11 the the in supreme and i n quest Further, Authority aid our ( A l a . 1998), u l t r a e f f i c i e n c y on t h e p a r t o f t h e A u t h o r i t y . a by for having unlawful- Authority in 2100653 maintaining and e f f i c i e n c y because i t would b e n e f i t from the knowledge prosecution possessed of those actions. a p u b l i c - p o l i c y exception supreme c o u r t Based detainer was by the on foregoing, complaint never district the requirements the and We circuit (2) c o u r t was to (1) instruct we the the d e c l i n e t o make that R o g e r s on b e h a l f 3d without at . our over grant of that the Williams's grant unlawful- of the Authority we motion to Because conclude petition court district action. requested Williams's district the Thus, the jurisdiction, issuance to in r u l e s e t f o r t h by conclude jurisdiction f o r the attorney A c c o r d i n g l y , we So. therefore court licensed court. Berry, the b e e n met. this f i l e d by acquired a to the g e n e r a l and a nullity. court by skill vacate writ that have and direct to dismiss i t s void judgment. P E T I T I O N GRANTED; WRIT Thompson, P.J., and ISSUED. Pittman, concur. 12 Bryan, and Thomas, JJ.,

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