Krystal Moore v. Camden Property Trust ( 2020 )

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[DO NOT PUBLISH]
IN THE UNITED STATES COURT OF APPEALS
FOR THE ELEVENTH CIRCUIT
________________________
No. 19-11608
Non-Argument Calendar
________________________
D.C. Docket No. 1:17-cv-01655-ELR
KRYSTAL MOORE,
Plaintiff - Appellant,
versus
CAMDEN PROPERTY TRUST,
d.b.a. Camden Development, Inc.,
CAMDEN VANTAGE, LLC,
FOWLER, HEIN, CHEATWOOD & WILLIAMS, P.A.,
f.k.a. Fowler, Hein, Cheatwood, Passiano, & Williams, P.A.,
Defendants - Appellees.
________________________
Appeal from the United States District Court
for the Northern District of Georgia
________________________
(May 26, 2020)
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Before ROSENBAUM, JILL PRYOR and BRANCH, Circuit Judges.
PER CURIAM:
Krystal Moore, proceeding pro se, appeals the district court’s dismissal of
her amended complaint raising seven claims against Camden Property Trust d/b/a
Camden Development, Inc.; Camden Vantage, LLC (collectively, “Camden”); and
the law firm that represented Camden, Fowler, Hein, Cheatwood & Williams, P.A.,
f/k/a Fowler, Hein, Cheatwood, Passiano & Williams, P.A. (“FHCW”). Moore
argues that the district court impermissibly relied on a local rule in dismissing her
complaint and should not have dismissed under Federal Rule of Civil Procedure
12(b)(6). After careful consideration, we affirm the district court’s grant of the
motions to dismiss.
I. BACKGROUND
A. Factual Background1
In October 2015, Moore entered into a lease agreement with Camden for an
apartment, with the initial term ending in January 2017. The lease contained an
automatic renewal provision requiring a 60-day written notice to terminate the
lease at the end of the initial term, or the lease would renew on a month-to-month
basis.
1
We recite the facts as alleged in Moore’s complaint, accepting the allegations as true
and construing them in the light most favorable to her. Adinolfe v. United Techs. Corp., 768
F.3d 1161, 1169 (11th Cir. 2014).
2
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Moore alleged that starting about a month after entering into the lease,
Camden began discriminating against her, “assess[ing] . . . unwarranted fees and
penalties against [her] due to her race and familial status.” Doc. 3 at 6. 2 She
further alleged that “Camden wrongfully rejected [her] rent to initiate . . .
dispossessory proceedings, and also wrongfully assessed late fees to [her]
account.” Id. at 9. And, on two occasions around January 2016 and May or June
2016 after Moore made maintenance requests, Moore alleged that a Camden
employee entered Moore’s apartment to talk and refused to leave. As a result of
this alleged misconduct, Moore filed a complaint with the United States
Department of Housing and Urban Development (“HUD”) in June 2016 (“HUD
Complaint”).
Moore alleged that in retaliation for the HUD Complaint, in October 2016
Camden’s assistant manager rejected Moore’s rent and filed a dispossessory
proceeding against her. To resolve both the HUD Complaint and the dispossessory
action, in late December 2016 Camden and Moore signed a settlement agreement
in which Moore released claims “arising out of or relating to [her] tenancy with
[Camden], and pursuant to any federal, state, or fair housing laws” that “[she] had,
2
“Doc. #” refers to the numbered entry on the district court’s docket.
3
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now have, or may in the future claim to have, by reason of any act, matter, thing or
cause whatsoever on or prior to the date of the Agreement.” Doc. 47-3 at 3.3
The settlement agreement required that Moore (1) withdraw the HUD
Complaint, (2) “agree not to litigate, file a lawsuit or pursue any claim against
[Camden], arising out of any of the facts contained” in the complaint, and (3) pay
all the past due rent to Camden “with the execution of the Agreement.” Id. at 4.
The agreement required Camden to dismiss the dispossessory action and offer
Moore a 16-month lease with a term beginning in January 2017. During the 16-
month lease, if Moore failed to pay her rent on time, she waived the right to bring
claims for retaliation or discrimination under the Fair Housing Act (“FHA”) if
Camden filed a dispossessory action based on the late payment.
Before the settlement agreement was executed, Camden moved for and
received a default judgment for Moore’s failure to appear in court in the
dispossessory action and sought a writ of possession. Before Camden received the
writ, however, the parties executed the settlement agreement, and Moore paid
Camden the past due rent and moved to vacate the default judgment. Moore’s
3
To the extent that we consider documents other than the complaint, we do so under the
incorporation-by-reference doctrine. See Horsley v. Feldt, 304 F.3d 1125, 1134 (11th Cir.2002)
(noting that the court may consider a document attached to a motion to dismiss without
converting the motion into one for summary judgment only if the attached document is central to
the plaintiff’s claims and undisputed). The settlement agreement attached to the defendants’
motion to dismiss is central to Moore’s claims. Although she alleged that the settlement
agreement is unenforceable, she does not dispute its authenticity.
4
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motion was granted. She alleged that there was an oral “first” settlement
agreement between her and Camden, which contained materially the same terms as
the signed agreement. The “second” agreement was the executed version of the
agreement. Moore alleged that Camden breached the first agreement by filing for
a default judgment, which eliminated her duty to perform, and then secured her
signature for the second agreement “by fraud, misrepresentation, duress, and
mistake.” Doc. 3 at 14.
In January 2017, a lawyer from FHCW, which represented Camden, sent a
letter informing HUD that Camden and Moore had settled the dispute privately and
attaching the settlement agreement. The lawyer requested that HUD
administratively close the case. Moore alleged that she did not consent to
dismissing the HUD Complaint and that FHCW knew she did not intend to dismiss
the complaint. She alleged that Camden and FHCW “sought to interfere with [her]
freedom to exercise her right to complaint about discriminatory treatment . . . by
making ex parte, false and misleading statements to HUD,” resulting in the
complaint’s dismissal. Id. at 14.
Two months after the HUD Complaint was dismissed, Moore sought to
amend it. Five days later, FHCW informed her by letter that Camden was
terminating her tenancy and she was required to vacate within 30 days. In the
letter, FHCW warned because that Moore had failed to execute a new lease
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agreement as required by the settlement agreement, Camden would “non-renew
and terminate” her month-to-month tenancy if she did not execute a new lease
within five days of receiving the letter. Doc. 46-6 at 2. Moore alleged that the
“reason Camden gave for seeking to terminate [her] tenancy was pretext” and
“Camden had no reason to terminate [her] tenancy outside of [her] seeking to
exercise her rights under the Fair Housing Act.” Doc. 3 at 11. Accordingly, a
month later, Moore initiated with HUD a second fair housing complaint against
Camden.4
About two weeks later, in May 2017, Camden filed another dispossessory
action against Moore. The Magistrate Court of Fulton County, Georgia, after
conducting a trial, awarded Camden a writ of possession and entered a judgment
for holdover rent and court costs against Moore. In the judgment, the court
concluded that Camden “properly non-renewed the lease.” Doc. 47-9 at 2.
B. Procedural History
Moore filed a complaint in the United States District Court for the Northern
District of Georgia against Camden and FHCW the day before Camden initiated
that May 2017 dispossessory action, alleging violations of the FHA. She later
amended the complaint (“First Amended Complaint”) to assert seven counts
against the defendants:
4
There are no further allegations about this second fair housing complaint.
6
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• Count I: Violation of the FHA, against Camden;
• Count III: Interference with Fair Housing Complainant’s Exercise of Rights,
against FHCW;
• Count IV: Declaratory Judgment - Lease Renewal and Denial of the Same,
against Camden;
• Count V: Declaratory Judgment - Prior Agreements are Not Enforceable,
against all defendants;
• Count VI: Abusive Litigation, against all defendants;
• Count VII: Trespass/Intentional Interference with Exclusive Possession,
against Camden; and
• Count VIII: Intentional Infliction of Emotional Distress, against all
defendants.5
One month later, FHCW filed a motion to dismiss the First Amended Complaint
pursuant to Federal Rules of Civil Procedure 12(b)(4) and 12(b)(5), for insufficient
process and insufficient service of process, respectively. Camden filed a motion to
dismiss the First Amended Complaint under Federal Rule of Civil Procedure
12(b)(6) for failure to state a claim. Moore failed to respond to Camden’s motion
to dismiss, even though the court gave her extensions of time to do so. Instead,
four months after Camden and FHCW filed their motions, Moore filed a motion
for leave to file a second amended complaint. The district court granted her
motion, warning that it would allow no additional opportunity for amendment and
5
The complaint contained no Count II.
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ordering Moore to file a second amended complaint within 30 days of the order.
After 30 days elapsed, the court granted Moore another extension to file a second
amended complaint, but she never filed one.
After Moore failed to file a second amended complaint, Camden and FHCW
both filed motions to dismiss the First Amended Complaint under Federal Rule of
Civil Procedure 12(b)(6) for failure to state a claim. Instead of filing a response to
those motions, nearly two weeks after her response was due Moore requested an
extension of time.
The district court denied Moore’s request for an extension and noted that
under the court’s local rules, her failure to respond to the motions to dismiss
indicated that she did not oppose the motions. See N.D. Ga. L. R. 7.1(B) (“Failure
to file a response shall indicate that there is no opposition to the motion.”). The
district court “carefully reviewed the allegations in [Moore’s] First Amended
Complaint and Defendants’ arguments in their motions to dismiss” and found the
defendants’ arguments to be “meritorious.” Doc. 54 at 8. The district court
dismissed Moore’s First Amended Complaint “for the well-stated reasons by
Defendants in their motions to dismiss.” Id. Moore now appeals the court’s
dismissal.
II. STANDARD OF REVIEW
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This Court reviews de novo the district court’s grant of a motion to dismiss
for failure to state a claim, accepting the allegations in the complaint as true and
construing them in the light most favorable to the plaintiff. Hunt v. Aimco
Properties, LP, 814 F.3d 1213, 1221 (11th Cir. 2016). To withstand a motion to
dismiss under Federal Rule of Civil Procedure 12(b)(6), a complaint must include
“enough facts to state a claim to relief that is plausible on its face.” Bell Atl. Corp.
v. Twombly, 550 U.S. 544, 570 (2007). A “claim has facial plausibility when the
plaintiff pleads factual content that allows the court to draw the reasonable
inference that the defendant is liable for the misconduct alleged.” Ashcroft v.
Iqbal, 556 U.S. 662, 678 (2009). Plaintiff’s allegations must amount to “more than
labels and conclusions, and a formulaic recitation of the elements of a cause of
action will not do.” Twombly, 550 U.S. at 555.
We review a district court’s application of its local rules for an abuse of
discretion. Mann v. Taser Int’l, Inc., 588 F.3d 1291, 1302 (11th Cir. 2009).6
Under the abuse of discretion standard, we must affirm the district court unless we
determine that the court made a clear error of judgment or applied an incorrect
legal standard. United States v. Frazier, 387 F.3d 1244, 1259 (11th Cir. 2004).
6
Moore argues that when a court’s interpretation of its local rules results in a dismissal
with prejudice, the standard of review should be de novo. But, as discussed below, the district
court did not dismiss Moore’s complaint under a local rule; instead, it dismissed the complaint
under Federal Rule of Civil Procedure 12(b)(6). So, the appropriate standard of review is abuse
of discretion.
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We give “great deference to a district court’s interpretation of its local rules.”
Clark v. Housing Auth. of Alma, 971 F.2d 723, 727 (11th Cir. 1992).
III. DISCUSSION
A. The District Court Did Not Abuse Its Discretion When Applying Local
Rule 7.1.
Moore contends that the district court improperly applied Northern District
of Georgia Local Rule 7.1, which provides that “[f]ailure to file a response [in
opposition to a motion] shall indicate that there is no opposition to the motion.”
N.D. Ga. L.R. 7.1(B). Citing to the unpublished case of Giummo v. Olsen, 701 F.
App’x 922 (11th Cir. 2017) as support, she argues that the district court abused its
discretion by failing to consider the merits of whether her complaint stated a claim
on which relief could be granted and granting Camden’s and LHCW’s motions to
dismiss based solely on her failure to timely file an opposition briefBut not only is
Giummo nonbinding, it is also inapposite.
In Giummo, a panel of this court held that a district court abused its
discretion when it granted a motion to dismiss automatically, without considering
the merits, after the nonmovant failed to file an opposition brief. 701 F. App’x at
925. Here, though, the district court stated that it “carefully reviewed the
allegations in [Moore’s] First Amended Complaint and Defendants’ arguments in
their motions to dismiss” and found the defendants’ arguments to be “meritorious.”
Doc. 54 at 8. Further, the district court adopted the rationale of the motions to
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dismiss, dismissing “for the well-stated reasons by Defendants in their motions to
dismiss.” Id. That the district court chose to adopt the defendants’ reasons rather
than separately detailing them in an order demonstrated sufficient consideration of
the merits of Moore’s complaint. Accordingly, because the district court did not
grant the motions to dismiss solely based on Moore’s failure to file an opposition
brief, but rather considered the complaint and the motion documents that were
before it, the district court did not abuse its discretion. We thus proceed to the
merits of the district court’s dismissal.
B. The Second Settlement Agreement is Enforceable (Count V).
We first address the validity of the settlement agreement because several of
Moore’s claims turn on its enforceability. In Count V, Moore sought a declaration
that neither the first nor second agreement between her and Camden was
enforceable because the “first agreement was superseded by the second
agreement,” and “the second agreement is void, as against public policy, and/or
voidable, as procured by duress, mistake, fraud, and/or misrepresentation induced
by Camden and FHCW.” Doc 3 at 19.
Moore alleged that she and Camden entered into an oral settlement
agreement—the first agreement—that required Camden to dismiss the October
dispossessory action, but Camden instead sought a default judgment against Moore
for failure to appear and then filed for a writ of possession. Next, through “false
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statements about the writ and posture of the case,” Camden allegedly secured her
signature on a “second agreement.” Id. at 13. Moore’s allegations fail to
demonstrate that the signed agreement between her and Camden was
unenforceable.
We use the applicable state’s contract law—here, Georgia’s—to construe
and enforce settlement agreements. Ins. Concepts, Inc. v. W. Life Ins. Co., 639
F.2d 1108, 1111-12 (5th Cir. 1981).7 Moore alleged that Camden breached the
first agreement by seeking a default judgment in the October dispossessory action
rather than dismissing it. In Moore’s view, this breach relieved her of her duty to
perform under that agreement.
Under Georgia law, “[g]enerally, one injured by [a] breach of a contract has
the election to rescind or continue under the contract and recover damages for the
breach.” W. Contracting Corp. v. State Highway Dep’t., 187 S.E.2d 690, 696 (Ga.
Ct. App. 1972). To justify rescission, there must be “material nonperformance or
breach,” meaning that the breach was “so substantial and fundamental as to defeat
the object of the contract.” Jones v. Gaskins, 284 S.E.2d 398, 400 (Ga. 1981);
Lanier Home Center, Inc. v. Underwood, 557 S.E.2d 76, 79 (Ga. Ct. App. 2001);
see also OCGA § 13-4-62. In other words, “to trigger the right to rescission, the
7
In our en banc decision, Bonner v. City of Prichard, 661 F.2d 1206, 1209 (11th Cir.
1981), we adopted as binding precedent all decisions of the former Fifth Circuit handed down
before October 1, 1981.
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act failed to be performed must go to the root of the contract.” Gen. Steel, Inc. v.
Delta Bldg. Systems, Inc., 676 S.E.2d 451, 454 n. 13 (Ga. Ct. App. 2009).
Here, Moore alleged that the first settlement agreement required Camden to
dismiss the October dispossessory action, but Camden instead sought a default
judgment against Moore for failure to appear and subsequently filed for a writ of
possession. Taking these allegations as true for purposes of the motions to dismiss,
Camden’s actions constitute a material breach. Thus, Moore had a right of
rescission. But such right does not necessarily entitle Moore to the declaration she
sought—that no prior agreements are enforceable—because the second settlement
agreement, which Moore signed, contained largely the same terms as the first
agreement. Even Moore seems to acknowledge this with her allegation that the
second agreement superseded the first. Thus, if the second agreement is
enforceable, Moore’s right of recission as to the first agreement alone would not
allow Count V to survive dismissal.
As to the second settlement agreement, Moore contends that it was voidable
because her signature was secured “by fraud, misrepresentation, duress, and
mistake” and the agreement was void against public policy. Doc. 3 at 13-14.
Moore alleged that Camden secured her signature on a “second agreement”
through “false statements about the writ and posture of the [October 2016
dispossessory case].” Id. at 13. This allegation lacks any specific facts about
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Camden’s false statements; it is merely conclusory. On this allegation alone, we
cannot conclude that Moore sufficiently alleged that the purported second
agreement was secured through fraud, misrepresentation, duress, or mistake. See
Fed. R. Civ. P. 9(b) (requiring a party who alleged fraud or mistake to “state with
particularity the circumstances constituting fraud of mistake”). Because Moore
provided no factual allegations in support of her conclusion, she has failed to state
a claim that the second agreement is unenforceable.
As to her allegation that the second agreement was contrary to public policy,
Moore argues that because the agreement was “crafted to exempt [Camden’s]
future unlawful behavior against [her], from discrimination and retaliation claims
under the Fair Housing Act,” it is contrary to public policy. Appellant Br. at 35-
36. Section 13-8-2 of the Georgia Code provides, in pertinent part, that “[a]
contract that is against the policy of the law cannot be enforced.” This code
section also includes a nonexclusive list of contracts that are against public policy,
and the contract at issue is not specifically prohibited. Although the list is not
exhaustive, “[t]he power of the courts to declare a contract void for being in
contravention of a sound public policy is a very delicate and undefined power,”
which “should be exercised only in cases free from doubt.” Porubiansky v. Emory
University, 275 S.E.2d 163, 165 (Ga. Ct. App. 1980). “[C]ourts should be
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extremely cautious in exercising the power to supervise private contracts which the
lawmaking power has not declared unlawful.” Id.
As a preliminary matter, the express language of the second agreement fails
to support Moore’s characterization that the agreement exempted future unlawful
behavior. In the agreement, Moore released claims “which [she] had, now have or
may in the future claim to have, by reason of any act, matter, thing or cause
whatsoever on or prior to the date of the Agreement . . . arising out of or relating to
[her] tenancy with [Camden], and pursuant to any federal, state, or fair housing
laws.” Doc. 47-3 at 3. The agreement also provided that:
[Moore] understands and agrees that she must strictly comply with the
terms of the lease agreement and that she must pay all future payments
due under the lease timely on or before the due date. [Moore]
understands and agrees that [Camden] will reject any payment that is
not made on or before the due date as provided in the lease, and a
dispossessory action will be filed in order to obtain possession.
[Moore] agrees and understands that if a dispossessory action is filed
for any future payment that is not made timely that [she] waives her
right and forgoes any claim for retaliation or discrimination under the
Fair Housing Act.
Id. at 4-5.
Nothing in the contract language limited Moore’s ability to file future FHA
discrimination or retaliation claims. The agreement explicitly limited the scope of
the released claims to claims based on circumstances existing “on or prior to” the
agreement’s execution. As to future behavior, the agreement limited Moore’s
ability to allege retaliation or discrimination under the FHA only when a
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dispossessory action was initiated after an untimely rent payment. This language
directly contradicts Moore’s conclusory allegations. See Appellant Br. at 35-36;
see also Crenshaw v. Lister, 556 F.3d 1283, 1292 (11th Cir. 2009) (“[W]hen the
exhibits contradict the general and conclusory allegations of the pleading, the
exhibits govern.”); Brooks v. Blue Cross & Blue Shield of Fla., Inc., 116 F.3d
1364, 1369 (11th Cir. 1997) (“[W]here the plaintiff refers to certain documents in
the complaint and those documents are central to the plaintiff's claim, then the
Court may consider the documents part of the pleadings for purposes of Rule
12(b)(6) dismissal.”). Thus, the settlement agreement does not clear the high
hurdle for declaring a contract contrary to public policy; therefore, Moore’s
allegations fail to establish that the second agreement was unenforceable.
Accordingly, the district court did not err in dismissing Count V.
C. Moore Released All Claims Arising Before the Execution of the
Settlement Agreement (Parts of Counts I, VI, and VIII and All of Count
VII).
Because the second agreement was enforceable, we must consider whether
Moore released in it any claims in the First Amended Complaint. The release
language in the settlement agreement is broad, providing that:
[Moore] does hereby irrevocably and unconditionally release and
discharge forever Camden Summit Partnership LP d/b/a Camden
Vantage Apartments and all named Respondents to the Fair Housing
Complaint, together with the owners, management company, all
employees, agents and successors from any and all actions or causes of
action, suits, proceedings whether civil, (administrative or otherwise),
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debts, employment claims, sums of money, accounts, contracts,
controversies, promises, damages, judgments, executions, liabilities,
claims, demands, costs or expenses of any kind or nature whatsoever . . .
which they had, now have, or may in the future claim to have, by reason
of any act, matter, thing or cause whatsoever on or prior to the date of
this Agreement, including but not limited to any such claims arising out
of or relating to the Residents’ tenancy with the landlord, and pursuant
to any federal, state, or fair housing laws . . . and any claim arising from
or related to in any manner to the landlord/tenant relationship.
Doc. 47-3 at 2-3.
Based on this language, we conclude that Moore released all claims that
arose before the settlement agreement’s execution. In Count I, Moore alleged that
Camden’s actions, as detailed above, constituted discrimination in violation of 42
U.S.C. § 3604(b) and interference with the rights of person “granted or protected
by section 3604.” Doc. 3 at 16. Most of Moore’s allegations in this count center
on alleged wrongdoing related to the October dispossessory action, which predated
the settlement agreement. Thus, to the extent that Count I is based on events
occurring before December 2016, it is barred by the settlement agreement.
In Count VI, Moore asserted an abusive litigation claim, alleging that that
FHCW and Camden “instituted the May 2016, the October 2016, and the May
2017 dispossessory actions with malice and without substantial justification.”
Doc. 3 at 21. The May 2016 and October 2016 dispossessory actions occurred
before the settlement agreement was executed in December 2016 and unmistakably
relate to the landlord/tenant relationship between Camden and Moore. Thus,
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Moore’s allegations about those actions cannot support a claim for abusive
litigation because she released them in the settlement agreement.
As to Count VII, Moore alleged that around January 2016 and May or June
2016, Camden’s manager entered Moore’s apartment to talk and refused to leave
after Moore made a maintenance request. All conduct that gave rise to this claim
happened before the execution of the settlement agreement and is therefore
released.
In Count VIII, Moore brought an intentional infliction of emotional distress
claim, alleging that the defendants’ conduct caused her severe emotional distress.
Like most of Moore’s claims, much of this claim is based on actions that occurred
before the settlement agreement’s execution. Thus, to the extent that this claim
rests on these prior actions, it has been released.
Thus, Count VII was wholly released, and to the extent that Counts I, VI,
VIII are based on events occurring before December 2016, Moore released these
claims as well.
D. Collateral Estoppel Bars Count IV.
In Count IV, Moore sought a declaration that Camden’s non-renewal and
termination of her lease were invalid. Camden contends that the May 2017
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dispossessory action previously litigated this issue. In Georgia, 8 the collateral
estoppel doctrine precludes the re-adjudication of an issue that has previously been
litigated and adjudicated on the merits when: (1) there is an identity of parties or
their privies; (2) there was a previous determination of the same or similar issues in
a prior court with competent jurisdiction; and (3) the relevant issue was litigated or
by necessity had to be decided for the judgment to be rendered. See Shields v.
BellSouth Advertising & Publishing Corp., 545 S.E.2d 898, 900-01 (Ga. 2001).
In Count IV, Moore sought a declaration that Camden’s decision not to
renew her lease was retaliatory in violation of the FHA and that she is “entitled to
enjoy the leased premised until her new lease expires.” Doc. 3 at 18. In the May
2017 dispossessory action, Moore asserted a compulsory counterclaim for
discrimination and retaliation by Camden in violation of the FHA.
Moore argues that the May 2017 dispossessory action was not between the
same parties. This argument is without merit because collateral estoppel is not
limited to the same parties. It instead requires either the same parties or their
privies. A privy is “one who is represented at trial and who is in law so connected
with a party to the judgment as to have such an identity of interest that the party to
8
Federal courts considering whether to give preclusive effect to state court judgments
must apply the state’s law of collateral estoppel. Migra v. Warren City School Dist., 465 U.S.
75, 81 (1984).
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the judgment represented the same legal right.” Brown & Williamson Tobacco
Corp. v. Gault, 627 S.E.2d 549, 551 (Ga. 2006).
Moore asserted Count IV against Camden Property Trust and Camden
Vantage, LLC. As acknowledged in her complaint, Camden Property Trust is the
parent company of Camden Vantage, LLC, the operator of the apartment complex.
See Doc. 3 at 4. Camden Summit Partnership brought the May 2017 dispossessory
action against Moore. Although its exact connections to Camden Property Trust
and Camden Vantage, LLC are not evident on this record, the alleged actions of
these three entities established that an “identity of interest” existed with respect to
whether the non-renewal and termination of Moore’s lease were proper. Thus,
Camden Property Trust and Camden Vantage, LLC were privies to Camden
Summit Partnership, and “the identity of the parties or their privies” requirement of
collateral estoppel is satisfied.
The court’s decision in the May 2017 dispossessory action also met the
requirement of a previous determination of the same or similar issues in a prior
court of competent jurisdiction. In entering judgment against Moore, the
magistrate court rejected Moore’s counterclaim by noting that “[Camden] properly
non-renewed [Moore’s] lease.” Doc. 47-9 at 2. Although the court did not detail
its reasoning, it necessarily follows that it rejected Moore’s counterclaim in
entering its judgment. Thus, Moore was collaterally estopped from seeking a
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declaration inconsistent with this conclusion, and the district court correctly
dismissed Count IV.9
Moore contends that because she was seeking equitable relief, the magistrate
court was not a court of competent jurisdiction. See Ga. Const. art. VI, § 1, ¶ IV
(“[O]nly the superior and appellate courts and state-wide business court shall have
the power to issue process in the nature of mandamus, prohibition, specific
performance, quo warranto, and injunction.”). But Moore’s only reference to
equitable relief is a general assertion in her complaint that she “brings this civil
action for declaratory and injunctive relief and monetary damages.” Doc. 3 at 1.
Moore did not seek any specific equitable relief in Count IV; instead she merely
sought a declaration that Camden’s non-renewal and termination of her lease were
improper. Accordingly, the magistrate court was a court of competent jurisdiction
to adjudicate the issue.
E. Moore Failed to State a Claim on Which Relief Could Be Granted for
the Remaining Claims.
1. Interference with Fair Housing Complainant’s Exercise of Rights
(Count III)
In Count III, Moore alleged that FHCW interfered with her fair housing
rights under § 3604 of the FHA in violation of § 3617. The only specific
9
To the extent that Count I is based on the May 2017 dispossessory action, it was
properly dismissed for the same reasons.
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allegations against FHCW concern the letter it sent informing HUD of the signed
settlement agreement. Moore alleged that she did not consent to dismissing the
HUD Complaint and that FHCW knew that she did not intend to dismiss the
complaint. We assume it was this letter that Moore contends interfered with her
rights.
A Section 3617 interference claim requires proof of three elements: (1) that
the plaintiff exercised or enjoyed “any right granted or protected by” Sections
3603-3606; (2) that the defendant’s conduct constituted interference; and (3) a
causal connection existed between the exercise or enjoyment of the right and the
defendant’s conduct. 42 U.S.C. § 3617; see also Quid Pro Quo and Hostile
Environment Harassment and Liability for Discriminatory Housing Practices
Under the Fair Housing Act, 81 Fed. Reg. 63054, 63059 (Sept. 14, 2016). Moore’s
interference claim fails because FHCW’s conduct does not constitute the requisite
interference.
Here, FHCW submitted the settlement agreement to HUD, which contained
a release of the claims contained in the HUD Complaint. The agreement also
contained a provision in which Moore agreed to withdraw the HUD Complaint and
“not to litigate, file a lawsuit or pursue an claim against [Camden], arising out of
any of the facts contained in the [HUD Complaint].” Doc. 46-3 at 4. In signing
the settlement agreement, Moore effectively forfeited her ability to pursue any
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remedies as to the specific alleged misconduct captured in the HUD Complaint.
Thus, FHCW sending a letter informing HUD of the agreement cannot constitute
interference with FHA rights. Accordingly, the district court did not err when it
dismissed Count III.
2. Abusive Litigation (Count VI)
In asserting her abusive litigation claim (Count VI), Moore alleged that
FHCW and Camden “instituted the May 2016, the October 2016, and the May
2017 dispossessory actions with malice and without substantial justification.”
Doc. 3 at 21. As discussed above, to the extent this claim was based on allegations
of events occurring before December 2016, Moore released it. So, we focus on
actions that allegedly occurred after the execution of the release—here, only
actions related to the May 2017 dispossessory action.
Moore’s abusive litigation claim fails because Camden, as represented by
FHCW, was successful in the May 2017 dispossessory action. “It shall be a
complete defense to any claim for abusive litigation that the person against whom a
claim of abusive litigation is asserted was substantially successful on the issue
forming the basis for the claim of abusive litigation in the underlying civil
proceeding.” OCGA § 51-7-82 (c). Thus, Moore cannot state a claim for abusive
litigation, and the district court did not err in dismissing the claim.
3. Intentional Infliction of Emotional Distress (Count VIII)
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In Count VIII, Moore asserted a claim for intentional infliction of emotional
distress, alleging that FHCW and Camden “caused [her] severe emotional distress”
by (1) “retaliating against [her] for exercising her right to speech,” (2) “continually
telling [her] to move because of her race and familial status,” (3) “filing the
dispossessory actions,” (4) “requiring [her] to move with less than thirty days
notice during the holiday season,” (5) “not providing [her] with the requisite notice
regarding her lease non-renewal,” (6) “inducing [her] nonappearance causing a
default to be entered” in the October dispossessory action, and (7) “seeking a writ
of possession of [her] apartment,” and (8) “sending over $4,500.00 of [her] funds
through regular mail during the holiday season.” Doc. 3 at 23. Under Georgia
law, to state a claim for intentional infliction of emotional distress, a plaintiff must
allege (1) intentional or reckless conduct; (2) that is extreme and outrageous; (3) a
causal connection between the wrongful conduct and the emotional distress; and
(4) severe emotional distress. A plaintiff asserting this claim must allege conduct
“so outrageous in character, and so extreme in degree, as to go beyond all possible
bounds of decency, and to be regarded as atrocious, and utterly intolerable in a
civilized community.” Bowers v. Estep, 420 S.E.2d 336, 339 (Ga. Ct. App. 1992).
“Whether a claim rises to the requisite level of outrageousness and egregiousness
to sustain a claim for intentional infliction of emotional distress is a question of
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law.” Frank v. Fleet Finance, Inc. of Ga., 518 S.E.2d 717, 720 (Ga. Ct. App.
1999).
Here, the alleged actions do not amount to extreme and outrageous conduct.
Camden’s and FHCW’s alleged conduct did not “go beyond all possible bounds of
decency.” Bowers, 420 S.E.2d at 339. Thus, the district court correctly dismissed
this claim.
IV. CONCLUSION
For the above reasons, 10 we affirm the district court’s grant of FHCW’s and
Camden’s motions to dismiss.
AFFIRMED.
10
We did not address several of Moore’s arguments in this opinion because they lack
merit and she raised them for the first time on appeal. See Access Now, Inc. v. Sw. Airlines Co.,
385 F.3d 1324, 1331 (11th Cir. 2004).
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