North Coventry Twp. v. J. Tripodi & G. Carr ( 2021 )


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  •             ,IN THE COMMONWEALTH COURT OF PENNSYLVANIA
    North Coventry Township                      :
    :
    v.                               : No. 1023 C.D. 2020
    : Submitted: June 4, 2021
    Josephine Tripodi and Geri Carr,             :
    Appellants                :
    BEFORE:          HONORABLE ANNE E. COVEY, Judge
    HONORABLE J. ANDREW CROMPTON, Judge
    HONORABLE BONNIE BRIGANCE LEADBETTER, Senior Judge
    OPINION NOT REPORTED
    MEMORANDUM OPINION
    BY JUDGE CROMPTON                                    FILED: December 22, 2021
    Before this Court is the appeal of Josephine Tripodi (Appellant J.T.) and Geri
    Carr1 (Appellant G.C.) (collectively, Appellants) from the September 8, 2020 Order
    (Order) of the Court of Common Pleas of Chester County (trial court), directing the
    sale of the Kline Place Apartments (the Property) at issue in the present matter, due to
    Appellants’ refusal to comply with the trial court’s previous orders and being found in
    civil contempt of the trial court’s July 9, 2019 orders.2
    1
    Geri Carr is the daughter of Josephine Tripodi and has, at times, during the course of
    litigation in this matter been referred to as Geri Carr Tripodi.
    2
    In its September 8, 2020 Order, the trial court notes that the finding of contempt was made
    during a hearing on November 4, 2019, but was not entered of record until January 6, 2020, in order
    to provide Appellants with additional time to comply with the trial court’s July 9, 2019 orders. In
    addition, the trial court notes that Appellant J.T. was found in contempt of three of its prior orders
    and that it concluded those orders could only be enforced by sale of the Property. Trial Ct. Order,
    9/8/2020, at 1; Reproduced Record (R.R.) at 84a.
    I.      Background
    Appellant J.T. owns the Property,3 which is located in North Coventry
    Township (Township). On November 14, 2007, the Township filed an action in the
    trial court seeking relief relative to Appellants’ noncompliance with the Township’s
    property maintenance, plumbing, and electrical codes at the Property. The litigation in
    this matter has been ongoing from 2007 through the present, including multiple
    appeals to this Court.4
    In February 2008, the Township sought a preliminary injunction to preclude
    Appellant J.T.’s use of the Property due to her continued violations of the Township’s
    codes. Following a preliminary injunction hearing, the trial court issued an order on
    April 25, 2008, requiring Appellant J.T.’s compliance with an in-court agreement
    reached between her and the Township. The agreement provided that the Property
    would be inspected and that a work schedule would be created for correction of the
    Property’s code violations.
    Thereafter, the Township filed petitions for contempt on October 8, 2008, and
    January 16, 2009. At a February 6, 2009 hearing before the trial court regarding the
    Township’s contempt petitions, the parties reached an agreement that Appellant J.T.
    3
    Appellants describe Kline Place Apartments as “consisting of 27 townhomes that [Appellant
    J.T.] has owned for many years.” Appellants’ Br. at 3.
    4
    See N. Coventry Twp. v. Tripodi (Pa. Cmwlth., No. 1214 C.D. 2010, filed Mar. 24, 2011);
    N. Coventry Twp. v. Tripodi (Pa. Cmwlth., No. 2075 C.D. 2010, filed June 15, 2011); N. Coventry
    Twp. v. Tripodi (Pa. Cmwlth., Nos. 831 & 832 C.D. 2012, filed Feb. 20, 2013); N. Coventry Twp. v.
    Tripodi (Pa. Cmwlth., No. 851 C.D. 2017, filed June 4, 2018); and N. Coventry Twp. v. Tripodi (Pa.
    Cmwlth., No. 1073 C.D. 2019, filed Mar. 9, 2021), appeal denied, (Pa., No. 161 MAL 2021, filed
    Oct. 1, 2021). The background information in the present opinion is gleaned, in part, from these
    earlier opinions of this Court.
    2
    would sell the Property to her daughter, Appellant G.C.5 The agreement also provided
    that a master would be appointed to arrange for inspections and access to the Property,
    approve a contractor to perform work on the Property, and resolve any disputes with
    respect to the scope of the work. The trial court entered an order, on February 26,
    2009, and attached the parties’ agreement to it.
    On March 6, 2009, the Township filed another petition for contempt. By order
    dated June 12, 2009, the trial court appointed a Master with authority to oversee the
    necessary repairs, improvements, renovation, and maintenance to bring the Property
    into compliance with the relevant Township codes. The trial court also ordered
    Appellant J.T. to pay fees for third-party consultants retained by the Master and to
    place money into an escrow account for the use of the Master for fees, costs, and
    expenses of engaging consultants to establish and prepare the plan of repair and
    remediation for the Property.
    On June 26, 2009, the Township filed another petition for contempt against
    Appellant J.T. for failure to cooperate with the Master and for not allowing inspections
    of the Property, as required by the April 25, 2008 court order and the parties’ in-court
    agreement. Following a hearing on August 14, 2009, and by order dated August 26,
    2009, the trial court found Appellant J.T. in contempt of the trial court’s orders dated
    April 25, 2008, February 26, 2009, and June 12, 2009. The trial court concluded that
    its prior orders could only be enforced by the sale of the Property in a reasonable
    commercial manner conditioned upon the buyer remediating the Property and bringing
    it into compliance with the Township’s codes or demolishing the structures. The trial
    court also ordered Appellant J.T. to pay the Township’s attorney’s fees and costs, and
    the Master’s fees, costs, and expenses. Appellant J.T. did not appeal the trial court’s
    5
    The record does not reveal whether this sale occurred, and Appellants deny that it did.
    3
    final order, dated August 26, 2009, although she did file motions for reconsideration
    and an untimely praecipe for determination. By order dated May 20, 2010, the trial
    court denied reconsideration, concluding it did not have jurisdiction to reconsider its
    August 26, 2009 order.
    Appellant J.T. then appealed to this Court, and we ultimately affirmed the trial
    court’s order. During the pendency of the appeal, the Township filed a fifth contempt
    petition with the trial court on June 9, 2010, averring that Appellant J.T. refused to
    cooperate with the Master. On September 13, 2010, the trial court held a hearing,
    during which the Township presented testimony that, although Appellant J.T. was to
    notify the Township before making any repairs to the Property so that the Township
    could ensure the repairs were performed in accordance with the trial court’s
    remediation plan, Appellant J.T. did not notify the Township regarding repairs that
    addressed any of the Property’s plumbing, electric, structural, or health issues. The
    Township also presented testimony that Appellant J.T. failed to pay $34,170 that she
    owed for Master’s fees, costs, and expenses, and that the Township had not collected
    any of the $12,411 in attorney’s fees previously ordered by the trial court. Appellant
    J.T. testified that she did not believe she owed any money and that she had given a list
    of the Property’s code violations to a Township-approved contractor so that the
    contractor could make the repairs. Appellant J.T. acknowledged that she did not notify
    the Township before she had an electrician or plumber perform repairs at the Property.
    On September 22, 2010, the trial court issued an order finding Appellant J.T. in
    contempt of its orders for her deliberate and willful refusal to obey the prior orders
    from which she had taken no appeals. The trial court concluded that Appellant J.T.
    could purge her contempt and avoid incarceration by remitting to the Township the
    sum of $46,581.96. Appellant J.T. then appealed to this Court, and we affirmed the
    trial court.
    4
    Subsequent litigation arose out of the trial court’s scheduling of a status hearing
    in May 2016. The trial court continued the hearing at the request of Appellants because
    they informed the trial court that their counsel would be withdrawing her appearance.
    Shortly thereafter, Appellants’ counsel filed a motion for leave to withdraw as counsel
    on July 11, 2016, which the trial court granted on August 17, 2016. At some point in
    time, the Master presented Appellants with invoices, and Appellants, then acting pro
    se, filed objections to the invoices on August 25, 2016. The trial court issued an order,
    scheduling proceedings for October 26, 2016. On September 9, 2016, the Township
    filed a petition for an order requiring inspection of the Property and approval of
    payments from the escrow held by the Township for inspection and engineering
    services. The Township’s petition also requested that the trial court enter judgment
    for attorney’s fees and costs. The trial court issued a Rule to Show Cause (Rule) upon
    Appellants, setting a hearing date for October 26, 2016, and specifically advising
    Appellants that the trial court would deem the allegations of the petition admitted if
    Appellants did not file an answer by October 5, 2016.
    Appellants subsequently filed a motion for extension of time, requesting
    additional time to secure legal counsel for the evidentiary hearing. The trial court
    granted the motion, continuing the hearing until December 15, 2016, which the trial
    court later changed to December 22, 2016, due to a scheduling conflict. The trial court
    also ordered Appellants to inform it, by November 21, 2016, of the identity of their
    new counsel. In addition, the trial court ordered Appellants’ new counsel to enter an
    appearance by November 23, 2016. The trial court warned that failure to secure
    counsel would not lead to any further continuances.
    Appellants again moved for an extension of time on November 21, 2016, to
    which the Township objected. The trial court denied a further extension on November
    30, 2016. Appellants did not answer the Rule. The trial court extended the hearing
    5
    date to January 19, 2017, again for scheduling reasons, and Appellants appeared pro
    se at the hearing. Appellants renewed their motion for extension of time to secure
    counsel on December 16, 2016, and January 18 and 19, 2017, to no avail. In February
    2017, Appellants filed an Opposition to (the Township’s) Proposed Order, which the
    trial court treated as argument rather than evidence.
    The trial court issued an order, dated April 25, 2017, based on evidence
    presented at the January 19, 2017 hearing, as well as on evidence presented in prior
    proceedings. The trial court’s order: (1) authorized the Township to use and expend
    up to $10,000 from an escrow account of $15,000 to engage an engineer to perform an
    independent full building and maintenance code inspection and to review all
    buildings/apartments that were part of the Property; (2) authorized the Township to
    use and expend up to $5,000 from the escrow fund to engage a real estate appraiser to
    appraise the present fair market value of the Property; (3) directed Appellants to make
    the Property available for inspections by the engineer and the real estate appraiser,
    Township representatives, and the Master, and noted that if they failed to cooperate
    within five days, the Township had the right to enter the buildings and apartments; (4)
    entered judgment in favor of the Master for $61,803.75; (5) entered judgment in favor
    of the Township for $34,093.65, for attorney’s fees and costs; and (6) directed the
    Master to issue a report to the trial court, after reviewing the engineer’s and real estate
    appraiser’s reports. Trial Ct. Order, 4/25/17.6
    Appellants explain in their brief in the present appeal that there are currently
    two disputes ongoing at the same time. One dispute is their appeal of the trial court’s
    6
    This latter order was the subject of this Court’s opinion in North Coventry Township v.
    Tripodi (Pa. Cmwlth., No. 851 C.D. 2017, filed June 4, 2018), in which we quashed Appellants’
    appeal for failure to serve their Pa. R.A.P. 1925(b) statement on the trial judge, resulting in the issues
    being waived.
    6
    subsequent July 9, 2019 orders,7 primarily regarding whether Appellants may be
    required to pay $500,000 to cover mold inspection and remediation efforts.8 The other
    7
    The trial court issued three Orders dated July 9, 2019.
    In the first order, the trial court merely indicates that the court is issuing the
    order and a contemporaneous order because a fund needs to be established for
    payment of inspection fees, remediation, and costs. The order indicates that failure
    to comply with the order may result in the [Property] being sold and/or a finding of
    contempt. The second order denies what is characterized as Appellant [J.T.]’s
    “Motion for New Trial/Hearing.” This order specifically states “an appeal from this
    [o]rder will be considered interlocutory and will not divest [the trial court] of
    jurisdiction.” The third order is more detailed, and it directs [Appellants] to deliver
    to an appointed Master either []: 1) [a] $500,000 check; or 2) personal financial
    information . . . . The [o]rder directs how the $500,000 is to be used by the Master
    including the payment of [a] judgment of $34,093.65 in favor of the Township, [a]
    judgment of $61,803.75 in favor of the Master, and a second judgment of $37,091.25
    in favor of the Master. The rest of the order indicates how the remaining money is to
    be utilized. If [Appellants] decide to provide financial information to the Master
    rather than make the $500,000 deposit, the order indicates what information must be
    submitted to the Master.
    N. Coventry Twp. v. Tripodi (Pa. Cmwlth., No. 1073 C.D. 2019, filed Aug. 17, 2020), slip op. at 2,
    appeal denied, (Pa., No. 161 MAL 2021, filed Oct. 1, 2021).
    8
    We previously addressed this issue in our opinion in North Coventry Township. v. Tripodi
    (Pa. Cmwlth., No. 1073 C.D. 2019, filed March 9, 2021), in which we affirmed the trial court. In
    our opinion, we rejected Appellants’ arguments that the trial court, in its July 9, 2019 orders,
    inappropriately required them to deposit $500,000 in a fund for repairs to the Property and that the
    trial court was inappropriately requiring them to remediate mold at the Property, where the
    Appellants asserted that there was no such requirement in the law and that the existence of any mold
    was a result of the Master’s failures over time. We further rejected Appellants’ assertion that
    Appellant G.C. should not have been treated as if she was an owner of the Property and made subject
    to any of the requirements placed upon her mother, Appellant J.T. We stated:
    [Appellant G.C.] sought to intervene in this litigation many years ago and was
    joined as a party defendant in June 2009. As the Pennsylvania Rules of Civil
    Procedure make plain: “After the entry of an order allowing intervention, the
    intervener shall have all the rights and liabilities of a party to the action.”
    Pa.R.[Civ.]P. [] 2330 (emphasis added). Further, as our Supreme Court enunciated
    in In re Appeal of the Municipality of Penn Hills, 
    546 A.2d 50
    , 52 (Pa. 1988): “Given
    (Footnote continued on next page…)
    7
    dispute, which is the issue before us in the current matter, is an appeal from a
    September 8, 2020 Order of the trial court holding Appellants in contempt of the earlier
    July 9, 2019 orders and compelling an involuntary sale of the Property.
    II.    The September 8, 2020 Order of the Trial Court
    The trial court’s September 8, 2020 Order reads, in pertinent part, as follows:
    AND NOW, this 8th day of September, 2020, having found
    [Appellants] to be in civil contempt of the [trial court’s] [o]rders of July
    9, 2019, and [Appellants] remaining adamant in refusing to comply with
    [o]rders of [the trial court], including [the trial court’s] [o]rder of August
    26, 2009, it is hereby ORDERED and DECREED as follows:
    1.     The Master appointed herein . . . shall negotiate a listing broker
    agreement for the sale of the Property “AS IS” . . . ;
    ....
    4.       The Master shall review all proposed agreements of sale with
    listing broker and shall recommend to the [trial court], and seek its
    approval, of an agreement of sale that provides [Appellants] the highest
    “AS IS” purchase price that is commercially reasonable;
    5.       No proposed offer for the purchase of the Property of less than
    one million dollars ($1,000,000) shall be considered by the [trial court];
    6.        At the time of settlement pursuant to a [trial-court] approved
    the absence of limitations to the contrary . . . an intervenor participates in the appeal
    with all the attendant rights of any other party.”
    [Appellant G.C.] chose to intervene in the present matter in 2009. She cannot
    now assert she is a mere representative or observer or that she can move in and out of
    the litigation at will. Further, to suggest that [Appellant G.C.] has no interest in the
    Property seems disingenuous in light of the fact that, at one time, the parties had
    agreed [Appellant G.C.] would purchase the Property from her mother. Accordingly,
    we reject the argument that [Appellant G.C.] cannot be held accountable in the same
    way [Appellant J.T.] may be.
    N. Coventry Twp. v. Tripodi (Pa. Cmwlth., No. 1073 C.D. 2019, filed Mar. 9, 2021), slip op. at 8.
    8
    agreement of sale, the buyer of the Property shall place in escrow with
    the Master a letter of credit, bond or cash sufficient, in the [Master’s]
    discretion, to complete all necessary remediation and repairs of the
    Property to bring it into compliance with all applicable law, codes and
    regulations and [o]rders of [the trial court]. The agreement of sale shall
    further contain provisions that the Township may seek relief from the trial
    [c]ourt to use the posted escrow security to complete the remediation and
    repairs of the Property should the buyer fail to do so within a
    commercially reasonable timeframe after settlement. Upon completion
    of all remediation, repairs and code compliance, the escrow security, or
    any remaining portion thereof, may be released to buyer with [trial court]
    approval;
    ....
    13.      Upon payment of all monies owed, and after completion of all
    remediation and repairs necessary to bring the Property into legal
    compliance, the Master may seek approval by the [trial court] to disburse
    the balance of the purchase price to [Appellants;]
    ....
    16.     [Appellants] shall not, directly or indirectly, impede or interfere
    with the Master or the Township in the performance of their [trial-court]
    ordered or legal responsibilities with respect to the Property.
    17.    [Appellants] shall not, directly or indirectly through a third party,
    purchase the Property or any interest in the Property.
    Trial Ct. Order, 9/8/20, at 1-3; Reproduced Record (R.R.) at 84a-86a.9
    9
    In footnote 6 on page 3 of the September 8, 2020 Order, the trial court stated:
    During the August 27, 2020 proceeding, [Appellants] offered to pay the
    amount of $336,330.78 to satisfy all outstanding monies owed[,] which include[s] the
    amount estimated by Lewis Environmental to remediate the mold issues at the
    Property. This is the first offer by [Appellants] to comply with any of the [trial
    court’s] prior orders over the last thirteen (13) years. However, the offer would not
    resolve the code compliance issues that have existed for the past thirteen (13) years.
    The [trial court] is not inclined to again engage with [Appellants] in the same
    contemptuous and dilatory conduct for the next thirteen (13) years. In addition,
    [Appellant G.C.] offered during the hearing to buy the Property. However, she was
    (Footnote continued on next page…)
    9
    The trial court filed a subsequent Order on October 6, 2020, directing Appellants
    to file a Concise Statement of Errors Complained of on Appeal (also Concise
    Statement or Statement). This Order, read in pertinent part:
    AND NOW, this 6th day of October, 2020, it is hereby ORDERED
    that pursuant to Pa. R.A.P. 1925(b), [Appellants’ then-attorney], is hereby
    ORDERED to file of record and serve upon the undersigned [, i.e., Judge
    William P. Mahon], a concise statement (“Statement”) of the errors
    complained of on appeal in the above captioned matter. The Statement
    must be of record. The Statement must be served upon the undersigned
    pursuant to Pa. R.A.P. [] 1925(b)(1). The Statement must be filed and
    served no later than twenty-one (21) days from the date on the docket of
    this Order. Any issue not properly included in the Statement timely filed
    and served . . . shall be deemed waived . . . .
    On October 26, 2020, Appellants filed their Concise Statement. R.R. at 76a-
    80a. A certified mail receipt in the record reflects that the Concise Statement was sent
    to the trial court judge on October 28, 2020. R.R. at 82a. On November 30, 2020, the
    trial court issued an Order in Lieu of Pa. R.A.P. 1925(a) Opinion, stating, in pertinent
    part:
    [T]his appeal is not cognizable and, therefore, we respectfully
    request that it be quashed. On October 26, 2020, while represented by
    counsel, Appellants filed a pro se Concise Statement of [Errors]
    Complained of on Appeal of September 8, 2020 Order Pursuant to Pa.
    R.A.P. 1925(b) (“pro se Statement[”]). On October 27, 2020, Appellants
    also filed a counseled Concise Statement of [Errors] Complained of on
    Appeal of September 8, 2020 Order Pursuant to Pa. R.A.P. 1925(b)
    (“counseled Statement”). As we will explain, service on the [trial court]
    of each of the aforementioned Concise Statements is either non-existent
    or defective. Accordingly, this [trial court] will not substantively address
    the merits of this appeal.
    obligated to buy the Property by a February 26, 2009 [trial-court] ordered agreement
    with which she never complied. Her purchase of the Property would not resolve any
    of the remediation and code compliance issues that have existed for the last thirteen
    (13) years.
    10
    Although Appellants filed a timely pro se Statement on October
    26, 2020, they failed to serve it on the [trial judge] as required by [Pa.
    R.A.P. 1925(b)]. The undersigned learned of Appellants’ Statement only
    by reviewing the docket in this matter to determine whether Appellants
    were abandoning this Appeal. As a result of Appellants’ failure to serve
    a copy of their pro se Statement upon the undersigned, any issues which
    they may now seek to raise on this appeal to the Commonwealth Court
    are waived . . . .
    With respect to Appellants’ counseled Statement filed on October
    27, 2020, but not postmarked for service upon the undersigned until
    October 28, 2020, this filing is untimely and will not be considered. Here,
    the record reveals that the [trial court] served Appellants with an order
    requiring that their [] Statement be filed and served within twenty-one
    (21) days.
    Specifically, pursuant to the [trial court’s] Order of October 6,
    2020, counsel for the Appellants was directed to file and serve a
    [Statement] no later than twenty-one (21) days from the entry of that
    Order. Counsel had until October 27, 2020, to provide a copy of his
    counseled Statement to the U.S. Postal Service to be served upon the
    undersigned. However, counsel acquiesced until October 28, 2020, to
    attempt to serve the counseled Statement . . . . Because this is not a case
    where personal service upon the [trial court] was attempted by counsel
    and thwarted by the Prothonotary . . . this appeal is not cognizable.
    R.R. at 88a-89a.
    Appellants appeal to this Court.10
    10
    To the extent the issues this Court is asked to address are solely questions of law, the
    standard of review is de novo and the scope of review is plenary, as this Court may review the entire
    record in making its decision. Probst v. Dep’t of Transp., Bureau of Driver Licensing, 
    849 A.2d 1135
     (Pa. 2004). To the extent Appellants assert that the trial court abused its discretion, we note that
    “an abuse of discretion occurs where the trial court ‘reaches a conclusion that overrides or misapplies
    the law, or where the judgment exercised is manifestly unreasonable, or is the result of partiality,
    prejudice, bias, or ill will.’” Mitchell v. Shikora, 
    209 A.3d 307
    , 314 (Pa. 2019) (quoting Com. v.
    Wright, 
    78 A.3d 1070
    , 1080 (Pa. 2013)). “To the degree the issue of whether the law has been
    misapplied involves a purely legal question, it is reviewed de novo.” Id. at 314. The trial court’s
    factual determinations are sustained where supported by substantial evidence in the record before it.
    (Footnote continued on next page…)
    11
    III.   Arguments
    A. Appellants’ Arguments
    Appellants assert that the trial court erred in its November 30, 2020 Order in
    Lieu of Opinion when it determined that there had been improper service of
    Appellants’ Concise Statement on the trial court. Appellants contend that they served
    a pro se Concise Statement on October 26, 2020, and another Concise Statement, filed
    by their legal counsel, the following day. Appellants state that the prothonotary of the
    trial court confirmed receipt of both. Appellants state that “[i]t is not clear from the
    record why [the trial court judge] did not receive his copy . . . .” Appellants’ Br. at 30.
    Thus, Appellants argue that the facts do not support quashing their appeal for failure
    to preserve any issues for review, as suggested in the trial court’s November 30, 2020
    Order in Lieu of Opinion, and this Court should review their appeal on the merits.
    Appellants’ Br. at 31.
    In addition, Appellants argue that the trial court erred by finding civil contempt
    where the requirements for a civil contempt order were not met. Citing Marian Shop,
    Inc. v. Baird, 
    670 A.2d 671
    , 673 (Pa. Super. 1996), Appellants note that “[a] mere
    showing of noncompliance with a court order, or even misconduct, is not sufficient to
    prove civil contempt.” Appellants’ Br. at 29. “To sustain a finding of civil contempt,
    the complaining party must prove: (1) that the contemnor had notice of the specific
    order or decree which he is alleged to have disobeyed; (2) that the act constituting the
    contemnor’s violation was volitional; and (3) that the contemnor acted with
    wrongful intent.” Appellants’ Br. at 32 (citing Marian Shop, Inc., 
    670 A.2d at 674
    )
    (emphasis added by Appellants). Further, Appellants note that “[p]rocedurally, the
    One Meridian Partners, LLP v. Zoning Bd. of Adjustment of City of Phila., 
    867 A.2d 706
     (Pa.
    Cmwlth. 2005).
    12
    court must undertake: (1) a rule to show cause; (2) an answer and hearing; (3) a rule
    absolute; (4) a hearing on the contempt citation; and (5) an adjudication of contempt.”
    Appellants’ Br. at 32 (citing McMahon v. McMahon, 
    706 A.2d 350
    , 356 (Pa. Super.
    1998)). Appellants state that the record in the instant matter does not show that these
    requirements were met. Appellants’ Br. at 33. Appellants add that the record does not
    support that the Township proved, and the trial court found, that Appellants acted with
    wrongful intent. Appellants’ Br. at 34. Appellants note that, at the August 27, 2020
    hearing before the trial court, they offered to make a payment of $346,198.50 to cover
    the attorney’s fees claimed by the Township and the Master and to cover the estimated
    mold remediation costs of approximately $147,000.                     
    Id.
        In this same regard,
    Appellants assert that the trial court abused its discretion by ordering the Property to
    be sold.
    Appellants argue that if this Court grants them appellate relief on the July 9,
    2019 Order, in their related appeal to this Court, it should invalidate the September 8,
    2020 Order as well.11
    Finally, Appellants again raise the contention that Appellant G.C. does not own
    the Property and, thus, has no legal obligations relative to it.12
    B. The Township’s Arguments
    Citing Knaus v. Knaus, 
    127 A.2d 669
     (Pa. 1956), the Township asserts that
    “[t]he Courts in this Commonwealth have long had the inherent power to enforce their
    [] Orders.” Township’s Br. at 6. As the Township states:
    11
    This argument has been rendered moot by our March 9, 2021 opinion in the related matter.
    Thus, we will not address it further herein. See N. Coventry Twp. v. Tripodi (Pa. Cmwlth., No. 1073
    C.D. 2019, filed Mar. 9, 2021), appeal denied, (Pa., No. 161 MAL 2021, filed Oct. 1, 2021).
    12
    We addressed this contention in our prior opinion as well, and, thus, it is also moot here.
    
    Id.
    13
    This case began over [12] years ago. At no point in the litigation
    did Appellants cooperate with the [Township] with respect to the
    underlying [c]ode violations that only became worse over the years or
    with respect to [c]ourt [o]rders. In fact, this Court has consistently upheld
    the [trial court’s] [o]rders. Some which were orders of Contempt [sic].
    Initially the contempt orders dealt with Appellants refusal to sit at a
    deposition. Then as the years went by and no action was taken by
    Appellants to remediate the [c]ode violations, [the Township] requested
    the right to inspect to determine the habitability of said [P]roperty . . . .
    Appellants had in excess of one year to comply with the Order of July
    2019, and did not comply in any way . . . . There is nothing in the record
    verifying [that] Appellants attempted to purge their contempt by
    requesting the [trial court] accept approximately $325,000 instead as
    alleged . . . .
    Appellants have had more opportunity to remediate the violations than
    the law requires . . . . The statutory requirements have been met and the
    valuations approved by the [trial court] . . . . It is now within the [trial
    court’s] discretion to assure its Orders have been followed and just as
    importantly the health, safety and welfare of the citizens of [the
    Township] are taken into consideration.
    Township’s Br. at 6-8.
    IV.   Discussion
    At the outset, we note this Court’s position in one of our previous opinions in
    the litigation between the instant parties. In North Coventry Township. v. Tripodi (Pa.
    Cmwlth., No. 851 C.D. 2017, filed June 4, 2018), slip op. at 9-10, WL 2470645, at *4,
    we stated:
    “[Pa. R.A.P.] 1925(b) sets out a simple bright-line rule, which
    obligates an appellant to file and serve a [Pa. R.A.P.] 1925(b) statement,
    when so ordered . . . .” [Com.] v. Hill, 
    16 A.3d 484
    , 494 (Pa. 2011)
    (emphasis added). “[F]ailure to comply with the minimal requirements of
    [Pa. R.A.P.] 1925(b) will result in automatic waiver of the issues raised,”
    even where granting relief has equitable appeal. [Com.] v. Schofield, 
    888 A.2d 771
    , 774 (Pa. 2005). The provisions of [Pa. R.A.P.] 1925 “are not
    14
    subject to ad hoc exceptions or selective enforcement[, and] [A]ppellants
    and their counsel are responsible for complying with the [Pa. R.A.P.’s]
    requirements.” Hill, 16 A.3d at 494. As a result, “failure to serve a [Pa.
    R.A.P.] 1925(b) statement on the trial court judge constitutes a fatal
    defect which shall result in the issues being waived and the appeal being
    quashed.” [Com.] v. $766.00 U.S. Currency, 
    948 A.2d 912
    , 913 (Pa.
    Cmwlth. 2008). Thus, we conclude that Appellants’ failure to serve their
    Pa. R.A.P. 1925(b) statement on the trial [court] judge resulted in the
    issues being waived, and we must quash the appeal.
    The above quote illustrates that Appellants are, or should be, familiar with the
    requirements of Pa. R.A.P. 1925(b) and the ramifications of failing to adhere to same.
    However, we cannot agree with the trial court, here, that Appellants’ appeal must be
    quashed. Pa. R.A.P. 1925(b)(3)(iii) now requires13 the trial court to include specific
    information in the order directing appellants to file a Statement of Errors Complained
    of on Appeal. Specifically, Pa. R.A.P. 1925(b)(3)(iii) reads:
    (3) Contents of order. The judge’s order directing the filing and
    service of a Statement shall specify:
    ....
    (iii) that the Statement shall be served on the judge pursuant to
    paragraph (b)(1) and both the place the appellant can serve the
    Statement in person and the address to which the appellant can mail
    the Statement. In addition, the judge may provide an email, facsimile,
    or other alternative means for the appellant to serve the Statement on the
    judge; . . . .
    (Emphasis added.)
    In the present matter, the trial court’s October 6, 2020 Order did not include
    “the place the appellant can serve the Statement in person and the address to which the
    appellant can mail the Statement.” Pa. R.A.P. 1925(b)(3)(iii). Because of this
    13
    This requirement became effective on October 1, 2019.
    15
    deficiency, we decline to find waiver of Appellants’ appeal.14                            Nonetheless,
    Appellants’ October 26, 2020 filing may still be disregarded by this Court because
    Appellants filed the document pro se while they were simultaneously represented by
    legal counsel.15 However, Appellants’ legal counsel filed a separate Pa. R.A.P.
    1925(b) Statement of Errors Complained of on Appeal (i.e., the counseled Statement
    referenced in the trial court’s November 30, 2020 Order in Lieu of Pa. R.A.P. 1925(a)
    Opinion) with the trial court, but the trial court, in turn, dismissed this filing as
    untimely because it was mailed on October 28, 2020, one day after its due date. In
    14
    Although not binding on this Court, we note that in the recent opinion of Commonwealth
    v. Smith, 
    253 A.3d 297
     (Pa. Super., No. 3249 EDA 2019, filed April 20, 2021) (Table), 
    2021 WL 1549788
    , at **4, the Pennsylvania Superior Court determined that a court order, which was nearly
    identical to the wording of the October 6, 2020 Order in the present matter, could not result in waiver.
    In Smith, the Superior Court stated:
    Here, Appellant was on notice that he must serve a copy of the concise
    statement on the [Post Conviction Relief Act (PCRA)] court or risk waiver. In
    contrast to Berg [v. Nationwide Mutual Insurance Company, 
    6 A.3d 1002
     (Pa. 2010),]
    it cannot be said that Appellant “substantially complied with the court’s order” where
    he did not attempt to serve the PCRA court. 
    Id.
     No published cases have yet
    considered whether the failure to include the newly-enacted specifications of place
    and address for service precludes a finding of waiver. Nevertheless, another panel of
    this Court, in an unpublished memorandum, declined to find waiver when considering
    a nearly identical concise statement order to the one herein: [T]he PCRA court’s
    December 20, 2019 order failed to specify both the place and address where [the]
    appellant could serve his [Pa. R.A.P.] 1925(b) statement on the PCRA judge in
    person, as required by Pa. R.A.P. 1925(b)(3)(iii). As the PCRA court’s [Pa. R.A.P.]
    1925(b) order failed to comply with Pa. R.A.P. 1925(b)(3)(iii), we decline to find
    waiver. See Commonwealth v. Jones, 
    193 A.3d 957
     961 (Pa. Super. 2018) (declining
    to find waiver where [Pa. R.A.P.] 1925(b) order is deficient)[;] Commonwealth v.
    Chapman, [Pa. Super., No. 175 & 176 EDA 2020, filed Dec. 23, 2020)]. In the
    interest of consistency, we decline to find waiver.
    15
    In Commonwealth v. Ali, 
    10 A.3d 282
    , 293 (Pa. 2010), our Supreme Court held that where
    the appellant was represented by counsel at the time, his pro se Pa. R.A.P. 1925(b) statement was a
    legal nullity. Quoting Commonwealth v. Ellis, 
    626 A.2d 1137
    , 1139-1141 (Pa. 1993), our Supreme
    Court stated “there is no constitutional right to hybrid representation either at trial or on appeal ....”
    16
    and of itself, the trial court’s determination may have led to the disqualification of
    Appellants’ appeal, but the record reveals that the counseled Statement was also filed
    electronically with the prothonotary of the trial court, on October 27, 2020,16 the last
    possible date for filing. Thus, although the October 28, 2020 counseled Statement was
    untimely, the October 27, 2020 counseled Statement was not. Even though the
    October 27, 2020 filing was not served on the trial court judge as required, it does not
    result in waiver here because, again, the trial court erred by neglecting to include the
    required “place the appellant can serve the Statement in person and the address to
    which the appellant can mail the Statement,” in the order directing Appellants to file
    a Statement of Errors Complained of on Appeal, per Pa. R.A.P. 1925(b)(3)(iii). Thus,
    we decline to quash Appellants’ appeal as requested by the trial court in the November
    30, 2020 Order in Lieu of Pa. R.A.P. 1925(a) Opinion. It is not lost on us that litigation
    in this case has been ongoing since 2007 and has been reviewed by this Court at least
    5 times over the past 14 years. Nonetheless, we are constrained by the technical
    requirements of Pa. R.A.P. 1925(b)(3)(iii) to determine that Appellants’ appeal, here,
    may not be quashed.
    Accordingly, we are left without a basis to evaluate the appeal and must remand
    the matter to the trial court to prepare a Pa. R.A.P. 1925(a) opinion in support of its
    September 8, 2020 Order. See Brown v. Zaken (Pa. Cmwlth., No. 1347 C.D. 2016
    filed Sept. 21, 2017), slip op. at 7-8, 
    2017 WL 4171298
    , at *4, in which we stated:
    Here, the trial court issued a conclusory order stating that Brown’s
    complaint was frivolous under Section 6602(e)(2) of the Prison Litigation
    Reform Act. The trial court did not file a [Pa. R.A.P.] 1925(a) opinion,
    and the reasons for its decision do not readily appear of record. Without
    an explanation of why the complaint is frivolous, this Court is unable to
    16
    The record includes an e-mail to Appellants’ legal counsel, Frank L. Turner Jr., dated
    October 27, 2020, that the “CONCISE STATEMENT OF [ERRORS], was accepted by [the] Chester
    County Prothonotary’s Office.” R.R. at 247a.
    17
    conduct meaningful appellate review of the trial court’s order and
    Brown’s issues on appeal . . . . Accordingly, we must remand this case
    to the trial court to prepare a [Pa. R.A.P.] 1925(a) opinion.
    Further, as our Supreme Court stated in Commonwealth v. DeJesus, 
    868 A.2d 379
    ,
    383-384 (Pa. 2005):
    [I]n any case where the trial court fails to prepare an opinion that
    addresses the issues upon which it passed and which are raised by a party
    on appeal, the net result is the same: the appellate court is deprived of
    explication and guidance on those issues from the judicial entity most
    familiar with the matter . . . . [W]e remand this matter to the trial court
    for issuance of an adequate opinion in accordance with Pa. R.A.P. 1925.
    V. Conclusion
    Based on the foregoing, we remand to the trial court to prepare an opinion in
    support of its September 8, 2020 Order as required by Pa. R.A.P. 1925(a), so that we
    may conduct meaningful appellate review.
    J. ANDREW CROMPTON, Judge
    18
    IN THE COMMONWEALTH COURT OF PENNSYLVANIA
    North Coventry Township                 :
    :
    v.                           : No. 1023 C.D. 2020
    :
    Josephine Tripodi and Geri Carr,        :
    Appellants           :
    ORDER
    AND NOW, this 22nd day of December 2021, we REMAND this
    matter to the Court of Common Pleas of Chester County for preparation of a Pa.
    R.A.P. 1925(a) Opinion in support of its September 8, 2020 Order, within 30 days
    of the date of this Order. Jurisdiction retained.
    ______________________________
    J. ANDREW CROMPTON, Judge
    

Document Info

Docket Number: 1023 C.D. 2020

Judges: Crompton, J.

Filed Date: 12/22/2021

Precedential Status: Precedential

Modified Date: 12/22/2021