357 S.E.2d 288 | Ga. Ct. App. | 1987
Lead Opinion
Paradise Apartments, Inc., d/b/a Hollywood West Apartments (“Hollywood West”) brought this dispossessory action against Barbara A. Hill, a tenant in a residential facility owned and operated by Hollywood West. Ms. Hill filed an answer and a bench trial was conducted which resulted in the trial court granting a writ of possession to Hollywood West for the apartment unit occupied by Ms. Hill. Ms. Hill appeals. Held:
1. In her first enumeration of error Ms. Hill contends the evidence adduced at trial was not sufficient to support the termination of her tenancy. We do not agree.
The rental agreement entered into between Hollywood West and Ms. Hill provides “[t]he Landlord may terminate this Agreement only for . . . serious or repeated damage to the unit or common areas . . .”
2. In her second enumeration of error Ms. Hill contends the judgment ordering her eviction was invalid because she was not given sufficient notice of the reasons for the termination of her tenancy as is required by the rental agreement she entered into with Hollywood West. The provision upon which Ms. Hill relies requires Hollywood West to notify Ms. Hill in writing of any proposed termination of her tenancy and “state the grounds for termination with enough detail for [her] to prepare a defense.” This provision conforms to a regulation promulgated by the United States Department of Housing and Urban Development (HUD) which provides that “[t]he landlord’s determination to terminate the tenancy shall . . . state the reasons for the landlord’s action with enough specificity so as to enable the tenant to prepare a defense . . .” 24 CFR § 247.4 (a) (2).
Hollywood West participates in federal government lower income housing programs that are administered by HUD and is required to adhere to the above regulation. Smith v. Hendrix, 162 Ga. App. 299, 300-301 (290 SE2d 504). Generally, failure to comply with this notice requirement will invalidate a HUD regulated landlord’s termination of tenancy. 24 CFR § 247.3 (a); Smith v. Hendrix, 162 Ga. App. 299, 301 (2), supra. However, in those cases where the tenant has not been harmed by the landlord’s failure to provide adequate reasons for the termination of the tenancy, the judgment ordering dispossession of a tenant holding over will not be overruled on appeal. Smith v. Hendrix, 162 Ga. App. 299, 301 (2), supra.
“The manifest purpose of the foregoing [regulation] is to afford procedural due process in eviction proceedings to tenants in federally subsidized housing projects, ‘. . . to cure the evils of discriminatory and arbitrary eviction procedures prevalent in federally-subsidized housing . . .’ Goler Metropolitan Apts. v. Williams, 43 N. C. App. 648 (260 SE2d 149) (1979); see also Green v. Copperstone Ltd. Partnership, 28 Md. App. 498 (346 A2d 686) (1975); Anderson v. Denny, 365 F.Supp. 1254 (W.D. Va. 1973).” Smith v. Hendrix, 162 Ga. App. 299, 302, supra.
In the case sub judice, even assuming Hollywood West’s letter failed to comply with the notice provision of the rental agreement and the subject HUD regulation, we find that Ms. Hill was not deprived of procedural due process because of lack of information concerning the basis of her termination.
“ ‘It is an old and sound rule that error to be reversible must be harmful. (Cits.) Thus, when a plaintiff in error . . . brings a case here, he must show error which has hurt him. This court is not an expounder of theoretical law but it administers practical law, and corrects only such errors as have practically wronged the complaining party.’ Best Concrete Products Co. v. Medusa Corp., 157 Ga. App. 97, 101 (276 SE2d 147) (1981). In our view, the record in [the case sub judice] discloses that [Ms. Hill] was not denied her right to due process, even though the notice provided by [Hollywood West] may not have precisely conformed to the directives of the [rental agreement and the] subject regulations. [Cits.] Therefore, [Ms. Hill] has failed to show that she was ‘practically wronged’ by the subject enumerated [ruling] of the trial court relating to [Hollywood West’s] alleged noncompliance with said [rental agreement and regulation].” Smith v. Hendrix, 162 Ga. App. 299 (2), 302-303, supra. Consequently, this enumeration of error is without merit. See Henderson v. Colony West, 175 Ga. App. 676 (1), 677 (332 SE2d 331). Compare Housing Auth. of DeKalb County v. Pyrtle, 167 Ga. App. 181 (306 SE2d 9).
Judgment affirmed.
Concurrence Opinion
concurring specially.
I concur fully in Division 1. I concur in the judgment of Division 2 for the reason that I am of the opinion that the trial court was authorized to find that the notice of the reasons for termination, given to the tenant by the landlord, was sufficient. Taken with all of the other evidence that she had been repeatedly warned, both orally and in writing, of the very deficiencies for which she was being termi
Plus, although only the lease but not the regulations require it, she was expressly notified in the letter of an opportunity to discuss it further with the landlord. So, having been put on notice of what the violations were, she could dispute it and defend against it in the meeting with management. If she needed further particulars, she could get them then or make further inquiry beforehand.
The retention of an attorney to defend against the dispossessory action, and the discovery conducted as part of the litigation, is not relevant to the issue. Appellant complains of the notice given by the landlord, which supposedly prevented her from defending in her presuit dealings with the landlord. She is not complaining that the lawsuit did not put her sufficiently on notice so as to be able to prepare a defense; if that were the target, instead of what is, then the post-suit revelations would be the deflectors from such an attack.