86 Mo. App. 205 | Mo. Ct. App. | 1900
OPINION ON MOTION POR REHEARING.
The petition (stated briefly), alleges that defendant, Eliza J. Wolff, on the thirty-first day of July, 1897, was the owner of a lot of ground situated at the southeast corner of Kings Highway and West Pine Boulevard in the city of St. Louis, Missouri, of which premises plaintiff alleged he was in the peaceable possession conducting a .restaurant under the name of “The Shelter,” and for that purpose had on said lot a brick and frame structure, tables, chairs, tableware, table linen, cooking stoves and utensils, shelves, counters, etc., making a full equipment for the conduct of his business, and that he had on hand a supply of provisions, all belonging to himself; that the buildings were of the value of $3,000; the furniture $1,000 and the supplies on hand $200, and that he also had in the building personal wearing apparel of the value of $60. The petition further alleged that his business was profitable, and that the rental value of the premises per month, for the season ending September 30, 1897, was $1,000. He alleges that the defendants on the said thirty-first day of July, by their hired agents and employees, without process of law
The answer of Eliza J. Wolff admitted that she is the owner of the premises, but denied all other allegations. The answer of the other defendants was a general denial. The issues were tried by a jury, who returned a verdict for plaintiff, assessing his actual damages against all of the defendants at $350, and punitive damages at $500. Motions for new trial and in arrest were duly filed by defendants, which were by the court overruled, and they appealed.
From the evidence it appears that on April 23, 1896, Eliza J. Wolff leased the lot of ground described in the petition to Hodges & Keene for a term of three- years from date of lease, rents payable quarterly. The lease'provided that any failure to pay each quarter’s rent when due and after demand for the same had been made, should work a forfeiture of the lease. The lease also provided that the lessees should not sublet the premises without the written consent of the lessor, or her legal representatives. Hodges & Keene erected a structure on the premises, which they occupied and used as a restaurant. On the first day of May, Hodges <fe Keene signed, acknowledged and delivered to plaintiff the following bill of sale, which was filed for record in the recorder’s office June 24, 1897, to-wit: ' *•
“Know all men by these presents, that we, Wm. S. Hodges and Geo. W. Keene composing the firm of Hodges & Keene, for and in consideration of the sum of three hundred dollars ($300) to us paid, have this day bargained and sold and by these presents do bargain and sell unto Gustav Wamsganz all*209 Our interest in the following described property, to-wit: The improvements on a lot of ground on the southeast corner of Kings Highway and Pine streets, in which said Hodges & Keene have a leasehold estate; a soda fountain, gasoline range, gasoline stove, and the cooking utensils, dishes, glassware, knives, forks and spoons, cuspidors, mirrors, lemonade squeezers, corkscrews, syrup bottles, fruit jars, crushed fruit jars, table linen, curtains, awnings, tables and chairs, and all other personal property belonging to said firm.
“In witness whereof, we have hereunto set our hands and seals this first day of May.
“Wm. S. Hodges, (Seal.)
“Geo. W. Keene. (Seal.)”
On the same day plaintiff, Hodges & Keene, made and signed the following agreement:
“This agreement made and entered into this first day of May, 1891, by and between Wm. S. Hodges and Geo. W. Keene, composing the firm of Hodges & Keene, parties of the first part, and Gustav Wamsganz, party of the second part, witnesseth: that said parties of the first part have this day made and delivered to said party of the second part a bill of sale to certain personal property therein described being of a place known as ‘The-Shelterwhereas, the parties of the first part have executed and delivered to party of the second part such bill of sale; and whereas said parties of the first part are desirous of retaining an interest in said business and whereas said party of 'the second part is willing to make certain advances in order to obtain an interest in said business. Now, therefore in consideration of the premises hereinafter set forth, it is mutually agreed, first, that the said Gustav Wamsganz will be placed in absolute possession of the said premises at once; second, that the said Gus Wamsganz will pay Frederick A. Wind three*210 hundred dollars, upon delivery to him of certain notes secured by a chattel mortgage on said property; third, that out of the profits of said business said Wamsganz may repay himself said three hundred dollars at once and that next out of the profits of said business there shall be paid the sum of two hundred ninety-eight and thirty-two one hundredths dollars together with costs and interest due the Eau Olaire-St. Louis Lumber Company, also the indebtedness due the Scarritt Furniture Co. in the sum of fifty-nine dollars, the indebtedness due Hess & Culberson in the sum of fifteen dollars, the indebtedness due Staudte & Rueckholdt in the sum of twenty dollars, and said Wamsganz may make such terms as he deems best in relation to indebtedness of one hundred and seventy-five dollars due the St. Louis Carbonating Company; fourth, after said encumbrances have been paid off and discharged the profits of said business shall be equally divided between the parties of the first part and the party of the second part. Fifth. Until the said encumbrances herein mentioned shall have been paid off and discharged no one shall receive any portion of the profits of said business, it being distinctly understood that the first profits of said business shall be applied in payment of the said indebtedness; Sixth. If at the expiration of four months from date hereof, the profits of the business have not amounted to a sum sufficient to pay said lien and encumbrances, the party of the second part may at his option close and terminate this agreement; seventh, it is understood and agreed that party of the second part shall receive' and disburse all funds, and shall keep an accurate account of same and proper vouchers for disbursements and that his accounts shall be at all times open to inspection of parties of. the first part.
“W. S. Hodges,
“Geo. W. Keene,
“Gus Wamsganz.”
Eor respondent the court instructed the jury in substance, that “if plaintiff was in the peaceable possession of the premises and being so in possession he was forcibly and against his will evicted therefrom by persons employed by defendants or any of them, they should find for plaintiff against defendants, who employed the evicting parties, and also against such of defendants as thereafter ratified the act,” and gave correct instructions on the measure of compensatory and exemplary damages. The defendants asked an instruction that under all the evidence the plaintiff could not recover, which was refused. They asked eight other instructions on the theory of law that plaintiff could only acquire lawful possession of the premises by the written consent of Mrs. Wolff, and not having such consent he could not recover, all of which were refused and defendants went to the jury without any instructions on their part.
I. The undisputed evidence is that Wamsganz took immediate and exclusive possession of the premises under his bill of sale from Hodges & Keene on May 1, and continued in possession and conducted the business in his own name and by his own servants and employees until ousted by the constable in July following. But it is contended by appellants that the collateral agreement made him a partner of Hodges & Keene, and that his possession was not in law exclusive, but joint with that of Hodges & Keene as his partners. We do not so interpret that agreement. By it a partnership was provided for not in presentí, but to take effect at the end of four months, if within that time the profits of the business should equal the .amount of the debts of Hodges & Keene, which Wamsganz
II. Appellants further contend that the evidence did not warrant an instruction for exemplary damages. In State v. Jungling, 116 Mo. at page 165, the supreme court says: “To entitle the plaintiff to recover punitive damages he must show that the act complained of was unlawful, and further that it was a wanton or malicious act. In other words he must show an unlawful act coupled with an intentional wrong.” The forcible entry was unlawful, because prohibited by statute. Its purpose was to wrong the respondent, by taking that from him by force which he was entitled to hold until deprived of its possession by due process of law, hence we conclude that an instruction on punitive damages was eminently proper under the evidence in the case. Beck v. Dowell, 111 Mo. 506; Joice v. Branson, 13 Mo. 28; Buckley v. Knapp, 48 Mo. 152; Green v. Craig, 41 Mo. 90; Canfield v. Railway, 59 Mo. App. loc. cit. 365.
III. The concluding clause of instruction number 1 given for plaintiff, which told the jury that they should find
Discovering no reversible error, we affirm tbe judgment.