AAA Free Move Ministorage, LLC v. OIS Investments, Inc.
419 S.W.3d 522
Tex. App.2013Background
- 1991: original ground lease for premises at 7100 Bandera Rd; lease term and renewal terms disputed.
- 2009: AAA purchased the premises and sent OIS a six‑month termination notice.
- OIS filed declaratory judgment action seeking possession and validity of lease extensions; AAA counterclaimed for lease rights and damages.
- While suit pending, AAA pursued forcible detainer in justice court; detainer court entered take‑nothing judgment for OIS with fees awarded.
- County court affirmed the detainer judgment on appeal; later, this district court case addressed res judicata effects of that detainer judgment.
- Court later held detainer judgment did not bar the district court claims and reversed summary judgment assessing res judicata.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether detainer judgment bars subsequent claims | OIS: detainer finality precludes later claims | AAA: detainer judgment precludes broader rights issues | Detainer judgment not res judicata of later claims |
| Effect of section 31.004 on detainer res judicata | OIS: section 31.004 supports res judicata effect | AAA: section 31.004 bars collateral estoppel | Section 31.004 does not render detainer judgment res judicata for broader lease issues |
| Impact of Glau‑Moya after Johnson v. Highland Hills | OIS: Glau‑Moya binding | AAA: overrule Glau‑Moya | Glau‑Moya overruled; detainer judgment not final on lease rights |
| Remand scope for damages and mootness | OIS: damages claims remain; mootness not complete | AAA: mootness could bar actions | Remand to address damages; mootness not dispositive |
Key Cases Cited
- Glau-Moya Parapsychology Training Inst., Inc. v. Royal Life Ins. Co., 507 S.W.2d 824 (Tex. Civ. App.—San Antonio 1974) (detainer judgment not necessarily res judicata of lease rights; exclusive to immediate possession)
- Johnson v. Highland Hills Drive Apts., 552 S.W.2d 493 (Tex. Civ. App.—Dallas 1977) (overruled Glau-Moya; detainer judgment not barrier to lease rights issues)
- Nguyen v. Coinmach, Inc., 229 S.W.3d 415 (Tex. App.—Houston [1st Dist.] 2007) (detainer judgment determines only immediate possession; not ultimate rights)
- Aspenwood Apt. Corp. v. Coinmach, Inc., 349 S.W.3d 621 (Tex. App.—Houston [1st Dist.] 2011) (detainer judgment not res judicata of district court lease claims)
- Lopez v. Sulak, 76 S.W.3d 597 (Tex. App.—Corpus Christi 2002) (holding detainer judgment not res judicata for contract/related claims)