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Affirmed and Opinion filed June 19, = 2007.

 

 

In The

 

Fourteenth Court=20 of Appeals

____________

 

NO. 14-05-00960-CV

____________

 

DILSTON=20 HOUSE CONDOMINIUM ASSOCIATION, = Appellant

 

V.

 

DIANNE=20 WHITE, = Appellee

 

 

On Appeal from the = County Civil Court at Law No. 1

Harris County, = Texas

Trial Court Cause = No. 789,086

 

 

O P I N I=20 O N

In this=20 appeal, we are asked to determine whether the trial court erred by = failing=20 to award attorney=3Ds fees and=20 costs of litigation to appellant, Dilston House Condominium = Association,=20 as the prevailing party in a suit to enforce a condominium = declaration and=20 bylaws.  We affirm.

Factual and=20 Procedural Background

Dianne=20 White, the owner of a condominium at Dilston House Condominiums in = Houston, sued the Association for allegedly violating the=20 condominium=3Ds=20 declaration, by-laws, and regulations by relocating her parking = space,=20 placing a large dumpster in the adjacent space, and failing to = maintain=20 the dumpster.  Ms. White asserted claims based on breach of = contract=20 and negligence, and sought a permanent injunction, damages, and=20 attorney=3Ds fees and=20 costs.  The Association answered and counterclaimed for=20 attorney=3Ds fees and=20 costs of court Apursuant=20 to Plaintiff=3Ds=20 Restrictions@ = and,=20 alternatively, Texas Property Code section 5.006 or Texas Civil = Practice=20 or Remedies Code Chapter 38.

The case=20 was tried to the court.  At the start of the trial, Ms.=20 White=3Ds counsel,=20 Mr. McLaurin, objected to one of the Association=3Ds counsel,=20 Mr. Schimmel, testifying to the Association=3Ds=20 attorney=3Ds fees,=20 because Mr. Schimmel had not been designated as an expert.  = The court=20 did not rule on this objection.  After several preliminary = issues=20 were addressed, the trial proceeded with Ms. White=3Ds=20 testimony and the testimony of Mr. McLaurin concerning = White=3Ds=20 reasonable attorney=3Ds=20 fees.  Mr. McLaurin testified concerning his experience as a = lawyer,=20 the time spent on the case, the various filings and activities = required,=20 the time involved, and other factors, and concluded that the = amount of=20 reasonable attorney=3Ds fees=20 incurred by his client was $22,413.50.  After White rested = her case,=20 the Association moved for judgment in its favor, which was = denied. =20 The Association then rested without calling any witnesses. =20

The final=20 judgment denies all of Ms. White=3Ds claims,=20 and denies the Association=3Ds claim=20 for attorney=3Ds fees and=20 costs.  The Association moved for reconsideration and to = modify the=20 judgment as to attorney=3Ds fees and=20 costs, arguing in part that it was entitled to reasonable=20 attorney=3Ds fees and=20 costs under section 82.161(b) of the Uniform Condominium Act, but = the=20 trial court denied the motion.  This appeal=20 followed.

Analysis of=20 the Association=3Ds = Issue

The=20 Association contends the trial court erred in denying its claim = for=20 attorney=3Ds fees and=20 costs and its motion for reconsideration because an award is = mandatory=20 under section 82.161(b) of the Uniform Condominium Act,[1]=20 which provides that A[t]he=20 prevailing party in an action to enforce the declaration, bylaws = or rules=20 is entitled to reasonable attorney=3Ds fees and=20 costs of litigation from the nonprevailing party.@ =20 See Tex. Prop. = Code=20 ' = 82.161(b).  In response, White asserts that the Association = waived=20 any claim for attorney=3Ds fees=20 because it failed to present evidence to support an award, it did = not=20 plead that it was entitled to attorney=3Ds fees=20 under section 82.161(b), and it is not entitled to defensive=20 attorney=3Ds fees=20 under section 82.161.[2] =20

Generally,=20 the reasonableness of attorney=3Ds fees is=20 a question of fact to be determined by the fact-finder and the = award, if=20 any, must be supported by competent evidence.  See Bocquet = v.=20 Herring, 972 S.W.2d 19, 21 (Tex. 1998); Great Am. Reserve = Ins. Co.=20 v. Britton, 406 S.W.2d 901, 907 (Tex. 1966); see also = Charette v.=20 Fitzgerald, 213 S.W.3d 505, 513 (Tex. App.CHouston=20 [14th Dist.] 2006, no pet.).  The party seeking to recover=20 attorney=3Ds fees=20 carries the burden of proof.  Stewart Title Guar. Co. v.=20 Sterling, 822 S.W.2d 1, 10 (Tex. 1991).  =

The=20 Association neither requested nor obtained findings of fact and=20 conclusions of law; therefore, on appeal we presume the trial = court made=20 all findings in favor of its judgment.  See Pharo v. = Chambers=20 County, 922 S.W.2d 945, 948 (Tex. 1996).  Because a = complete=20 reporter=3Ds record=20 is a part of the appellate record in this case, the Association = may=20 challenge the legal and factual sufficiency of the trial = court=3Ds=20 findings.  See Roberson v. Robinson, 768 S.W.2d 280, = 281 (Tex.=20 1989).  We apply the same standards of review to these = challenges as=20 those applied in the review of jury findings.  See=20 id.

At trial,=20 the Association did not call any witnesses or offer any documents = relevant=20 to its claim for reasonable attorney=3Ds=20 fees.  On appeal, it relies on testimony elicited from=20 White=3Ds counsel,=20 Mr. McLaurin, during cross-examination.  The exchange between = Mr.=20 McLaurin and another of the Association=3Ds=20 attorneys, Mr. Lambright,[3]=20 began as follows:

Q.     =20 [Mr. Lambright] Briefly.  Do you feel that your firm put=20 significantly more effort into prosecuting this case than it would = take to=20 defend this case?

A.     =20 [Mr. McLaurin] Would you  repeat the question?

Q.     =20 Do you think that the amount of time and effort and energy you-all = put=20 into this case approximately was a lot more than it would take to = defend=20 this case?

THE COURT:  In = other=20 words do you expect both sides to have spent about the same amount = of=20 energy, time and money?

A.     =20 I would have to say I have no way of knowing because I had not = approached=20 this from a defense perspective.  In order to testify as to = what a=20 defense lawyer would have to do, I would have to put myself in the = place=20 of a defense counsel and I might handle it differently; so, no, I=20 don=3Dt agree with that = assessment=20 so I didn=3Dt.

Q.     =20 Is it your testimony that you think your attorney fees are = significantly=20 higher than defense attorney fees?

A.     =20 I don=3Dt=20 know.  I have seen no evidence of what defense=3Ds attorney=20 fees are.  I have no way of knowing that.

After two=20 additional questions and a discussion off the record, Mr. McLaurin = offered=20 the following qualification of his previous = answer:

A.     =20 [Mr. McLaurin] I would be of the opinion that the correspondence = and=20 preparation for certain appearances in court would be reasonably = similar=20 between sides but I would have to point out that counsel was just=20 substituted into this case a month ago; so, I do believe there = could be=20 some duplication of attorney fees and new counsel coming in as = well as the=20 half a dozen motions which were filed at the time that we had our = last=20 trial setting.  So, I would . . . offset by those = amounts.

Q.     =20 [Mr. Lambright] Setting apart those additional items you just put = off to=20 the side, would you agree with me that but for those issues, = somewhere in=20 the range of 20 B 22 B 25 thousand = dollars is=20 reasonable attorney fees for the defense counsel for trying the = other side=20 of this case?

A.     =20 Yes.

It is this=20 last exchange the Association contends supports a judgment = awarding it=20 $22,413.50 for reasonable attorneys fees and costs through trial, = an=20 additional $10,000.00 for a successful appeal, and $5,000 in the = event of=20 a successful appellate defense in the Supreme Court of Texas, as = well as=20 costs of court.[4] =20 Alternatively, the Association contends the exchange constitutes = at least=20 Asome=20 evidence@ = entitling=20 it to a remand on the issue of reasonable attorney=3Ds fees=20 under section 82.161.

Initially,=20 we reject the Association=3Ds=20 contention that, on this record, it is entitled to the specific = amounts=20 requested.  There is no evidence to support an assumption = that its=20 attorney=3Ds fees=20 would be the same as the amount Ms. White=3Ds attorney=20 testified was the amount of his reasonable attorney=3Ds=20 fees.  In fact, Ms. White=3Ds attorney=20 testified that he did not know what a reasonable defense=20 attorney=3Ds fee=20 would be and he had seen no evidence of defense = counsel=3Ds fees in=20 this case. 

We turn=20 next to the Association=3Ds=20 contention that the record contains Asome=20 evidence@ = of its=20 reasonable fees based on Ms. White=3Ds=20 counsel=3Ds=20 conditionally affirmative response to the question whether a range = of=20 $20,000 to $25,000 was a reasonable fee for defense counsel.=20

The=20 testimony of Ms. White=3Ds counsel=20 demonstrates that he did not know whether the = Association=3Ds attorney=20 had spent the same amount of energy, time, and money on the = defense as he=20 had spent on Ms. White=3Ds=20 case.  The Association=3Ds counsel=20 did not make any attempt to quantify the Acorrespondence=20 and preparation for certain appearances in court,@ = which Ms.=20 White=3Ds counsel=20 opined could be Areasonably=20 similar.@  On=20 these facts, an opposing counsel=3Ds opinion=20 that a reasonable fee for the defense of the case would be an = amount=20 somewhere within a range is not evidence that the Association = actually=20 reasonably incurred such attorney=3Ds=20 fees.

The Texas=20 Supreme Court has identified the factors the trial court is to = consider in=20 evaluating the reasonableness of attorney=3Ds=20 fees.  See Arthur Andersen & Co. v. Perry Equip. = Corp.,=20 945 S.W.2d 812, 818 (Tex. 1997) (identifying non-exclusive list of = factors=20 the trial court should consider).  General statements of=20 reasonableness are insufficient to support an award of=20 attorney=3Ds=20 fees.  See Sieber & Calicutt, Inc. v. La Gloria = Oil=20 & Gas Co., 66 S.W.3d 340, 351 (Tex. App.CTyler=20 2001, pet. denied) (holding trial court did not abuse its = discretion in=20 failing to award attorney=3Ds fees in=20 contract dispute when attorney testified amounts were reasonable = but=20 failed to testify concerning Arthur Andersen factors); = Nguyen=20 Ngoc Giao v. Smith & Lamm, P.C., 714 S.W.2d 144, 149 (Tex. = App.CHouston=20 [1st Dist.] 1986, no pet.) (noting that an attorney=3Ds general=20 statement that the amount sought is reasonable and necessary will = not=20 support the issue of reasonableness); see also Replacement = Rent-A-Car,=20 Inc. v. JCD, Inc., No. 05-92-00379-CV, 1992 WL 379424, at *4 = (Tex.=20 App.CDallas=20 1992, no pet.) (not designated for publication) (holding that=20 counsel=3Ds=20 testimony that a reasonable attorney=3Ds fee for=20 an appeal would be >[p]robably=20 four to five thousand dollars@ = was too=20 vague to prove conclusively a reasonable attorney=3Ds fee for=20 an appeal).

Before a=20 court can award attorney=3Ds fees,=20 the party requesting the fees must prove they are reasonable and=20 necessary.  Manon v. Tejas Toyota, Inc., 162 S.W.3d = 743, 751=20 (Tex. App.CHouston=20 [14th Dist.] 2005, no pet.).  Even when an award of=20 attorney=3Ds fees is=20 mandatory under an applicable statute, the requesting party is = still=20 required to offer evidence to support an award.  See = id.;=20 Sieber & Calicutt, Inc., 66 S.W.3d at 351.  We = hold that,=20 on these facts, the Association failed to meet its burden of proof = and,=20 therefore, the trial court=3Ds judgment=20 is supported by the evidence.  See Cain v. Bain, 709 = S.W.2d=20 175, 176 (Tex. 1986) (the appellate court may set aside a verdict = only if=20 it is so contrary to the overwhelming weight of the evidence as to = be=20 clearly wrong and unjust).

Because=20 the trial court=3Ds judgment=20 denying the Association=3Ds=20 attorney=3Ds fees and=20 cost in this case is supported by the evidence, the case law the=20 Association relies on to support a remand for a new trial is=20 distinguishable.  See Great Am. Reserve Ins. Co., 406 = S.W.2d=20 at 907 (remanding for a new trial on attorney=3Ds fees=20 when plaintiff=3Ds award of=20 $4,000 in attorney=3Ds fees was=20 unsupported by legally sufficient evidence); = Cale=3Ds Clean=20 Scene Car Wash, Inc. v. Hubbard, 76=20 S.W.3d 784, 787 (Tex. App.CHouston=20 [14th Dist.] 2002, no pet.) (affirming trial court=3Ds=20 disregard of jury=3Ds award of=20 zero attorney=3Ds fees=20 when party was entitled to attorney=3Ds fees and=20 attorney presented uncontradicted evidence of reasonable fees = supporting=20 trial court=3Ds award);=20 Inwood North Homeowners=3D = Ass=3Dn, Inc. v.=20 Meier, 625=20 S.W.2d 742, 745, 746B47 (Tex.=20 Civ. App.CHouston=20 [1st Dist.] 1981, no writ) (remanding for determination of = reasonable=20 attorney=3Ds fees=20 when trial court could have determined amount from extensive = evidence=20 presented but did not do so).  These cases do not hold that a = trial=20 court errs by refusing to award attorney=3Ds fees=20 when a party fails to satisfy its burden of proof to demonstrate = the=20 reasonableness of the attorney=3Ds fees=20 requested.[5]=20

Finally,=20 the Association contends the trial court may take judicial notice = of the=20 factors a court should consider in awarding attorney=3Ds fees,=20 citing Musgrave v. Brookhaven Lake Prop. Owners = Ass=3Dn, 990=20 S.W.2d 386 (Tex. App.CTexarkana=20 1999, pet. denied).  In that case, the trial court awarded=20 attorney=3Ds fees=20 under Property Code section 5.006 Aas=20 determined by judicial notice.@ =20 Id. at 401.  On appeal, the appellate court determined = that=20 the trial court could take judicial notice of its own file to = provide the=20 information it needed to consider awarding attorney=3Ds fees=20 under the statute.  See id. at 401B02. =20 However, the Musgrave court did not hold that the trial = court is=20 required to take judicial notice of factors relevant to=20 attorney=3Ds fees,=20 and the Association does not cite any authority stating a trial = court=20 commits an abuse of discretion by not taking judicial notice = regarding=20 attorney=3Ds=20 fees.  We note that the Association did not request the trial = court=20 to take judicial notice during the trial.

Further,=20 an argument that Texas Civil Practice and Remedies Code section = 38.004=20 authorized the trial court to take judicial notice regarding=20 attorney=3Ds fees is=20 without merit.  The Association seeks attorney=3Ds fees=20 under Uniform Property Code section 82.161(b) only.  This = court has=20 held that a trial court may not use Texas Civil Practice and = Remedies Code=20 sections 38.003 and 38.004 to take judicial notice of the = reasonableness=20 of attorney=3Ds fees in=20 cases brought under statutes other than Texas Civil Practice and = Remedies=20 Code section 38.001.  See, e.g., Charette v. = Fitzgerald, 213=20 S.W.3d 505, 514B15 (Tex.=20 App.CHouston=20 [14th Dist.] 2006, no pet.) (vacating attorney=3Ds fee=20 awarded pursuant to Texas Property Code section 92.0081); = London v.=20 London, 94 S.W.3d 139, 147B49 (Tex.=20 App.CHouston=20 [14th Dist.] 2002, no pet.) (holding trial court erred in awarding = attorney=3Ds fees=20 under Family Code in absence of supporting evidence).

Accordingly,=20 we overrule the Association=3Ds=20 issue.

Conclusion

We affirm=20 the trial court=3Ds=20 judgment.

 

 

/s/     =20 Margaret Garner Mirabal

Senior = Justice

 

Judgment=20 rendered and Opinion filed June 19, 2007.

Panel=20 consists of Justices Anderson, Frost, and Senior Justice = Mirabal.[6]=20


[1]  See Tex. Prop. Code = '' 82.001B.164.

[2]  To resolve this = appeal, we=20 will assume, without deciding, that the Association sufficiently = pleaded=20 for attorney=3Ds fees and that a = defending=20 party may qualify as a prevailing party entitled to = attorney=3Ds fees under = section=20 82.161(b).  Thus, the dispositive issue becomes whether the = trial=20 court erred in refusing to award attorney=3Ds fees and costs to = the=20 Association based on the record evidence. 

[3]  Both Mr. Lambright and Mr. = Schimmel=20 initially appeared on behalf of the Association.

[4]  Ms. White=3Ds attorney testified that $22,413.50 is = the amount=20 Ms. White had reasonably incurred.  Ms. White=3Ds attorney did not testify about = appellate=20 attorney=3Ds fees at all, and neither did any other = witness.

[5]  For the same reason, the=20 Association=3Ds contention that several cases cited by = Ms. White=20 support a remand is without merit.  See McMillin v. State = Farm=20 Lloyds, 180 S.W.3d 183, 211 (Tex. App.CAustin 2005, pet. denied) (reversing and = remanding=20 jury=3Ds award of zero attorney=3Ds fees because not supported by the = evidence);=20 Sieber &=20 Calicutt, Inc., 66 S.W.3d at 351 = (no error in trial court=3Ds refusal to award attorney=3Ds fees when requesting party failed to = prove fees=20 requested were reasonable); Nguyen Ngoc Giao, 714 S.W.2d at = 149=20 (reversing and remanding grant of summary judgment awarding=20 attorney=3Ds fees when opposing party presented = evidence=20 raising material fact issues regarding reasonableness of fees).=20

[6]  Senior Justice Margaret G. = Mirabal sitting=20 by = assignment.

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