Category: General Litigation

Declaratory Judgments in Georgia

New Georgia Supreme Court

What is a declaratory judgment? When is it helpful? When can it be used? These questions were answered by the Georgia Supreme Court in Cobb County v. Floam, __ Ga. __ (S24A0599, decided May 9, 2024).

Simply put, declaratory judgments are designed to provide legal guidance to a party uncertain about their future legal rights. For example, in a contract dispute, if parties disagree regarding the future performance of a contract term, either party may seek a declaratory judgment. A declaratory judgment is appropriate in this situation because a clear understanding of the parties’ future rights is necessary to help or protect the parties determine their future conduct.

Existing Georgia Statutory Law

By statute, the Georgia legislature instructs that Georgia courts are entitled “to declare rights and other legal relations of any interested party petitioning for such declaration” “[i]n cases of actual controversy” and “in any civil case in which . . . the ends of justice [so] require[.]” OCGA § 9-4-2(a), (b). The Georgia legislature further instructs a declaratory judgment “is to settle and afford relief from uncertainty and insecurity with respect to rights, status, and other legal relations[.]” OCGA § 9-4-1.

Yes, the above language is vague . . . even for attorneys. “Actual controversy” and “ends of justice” are not exactly objective measures. Since the above law was passed in 1946, Georgia courts have issued many decisions interpreting these laws, culminating in the most recent Georgia Supreme Court decision mentioned above.

Like a United States Supreme Court decision, when the Georgia Supreme Court tackles an issue, it creates a strong precedent that usually applies for many years. Thus, Floam is a significant case. Floam confirms that a declaratory judgment is appropriate only when it will “direct the plaintiff’s future conduct” but is not appropriate to decide already accrued rights. Floam explains that a declaratory judgment is not to resolve “academic debates or deciding purely theoretical questions” but only to offer “relief from the threat of wrongful acts and injuries yet to come.”

At issue in Floam was the Floams’ allegation that a recent redistricting in Cobb County was unconstitutional. In particular, the Floams claimed that they had voted for a specific commissioner before the redistricting but are now represented by a different commissioner.

The Takeaway

Applying the above analysis, the Supreme Court determined that the Floams claim had “no relation to any uncertainty as to their future conduct. The Floams frame their right as the right to be represented by the person for whom they voted. But any violation of such a right occurred once the BOC Amendment took effect, and the Floams have not alleged how that past violation creates uncertainty as to their future conduct.” Thus, while redistricting may or may not have been unconstitutional, the Floams could not obtain a declaratory judgment because they did not allege a possible future injury.

Floam concludes by warning that despite its ruling, the proposed redistricting in Cobb County will no doubt impact Cobb residents in the future. It explains that its decision is limited only to the facts presented by the Floams. Reading between the lines, the outcome likely would have been different had the Floams made a better argument, i.e., not being able to vote for the same commissioner was not persuassive.

Call Us!

While Floam involves government law, it provides valuable instruction for reaal estate and business disputes, where declaratory judgments can be critical. Please call us at 404-382-9994 with any litigation-related questions.

What is Negligence Per Se in Georgia?

Defintion of Negligence

Entire law school classes focus on negligence and its application, so this blog is a very general introduction to one of the negligence-related concepts called negligence per se.

Negligence is the failure to take proper care in doing something. The most common example is an automobile collision. No one intends to cause an automatable collision. But, if a driver isn’t paying attention and rear-ends another vehicle, such lack of care constitutes negligence.

Elements of Negligence

Four elements are required to establish negligence: (1) a legal duty that the defendant owed to the plaintiff, (2) a breach of that duty, (3) an injury, and (4) proof that the negligence caused the injury.

Negligence Per Se and Breach of Duty

So what is negligence per se? Under Georgia law, violating a statute, ordinance, or mandatory regulation may constitute negligence per se. To prove negligence per se, you must show a violation of a statute, that the harm complained of was the harm the statute was meant to protect against, that the person harmed fell into the class of persons the statute was intended to protect, and that the violation caused the injury. Gleaton & Associates, Inc., v. Cornelius, A22A1403 (February 8, 2023).

While not intuitive, negligence per se addresses the first element listed above: the legal duty owed. Lots of times, it isn’t clear whether someone has a duty to another person or what that duty consists of. With negligence per se, if a statute, ordinance, or regulation applies, violation of such a rule will satisfy the obligation to show a breach of a legal duty.

An Example of Negligence Per Se

In Gleaton, the case mentioned above, a tenant alleged the negligent filing of a dispossessory lawsuit against her. OCGA § 44-7-58 states that “[a]nyone who, under oath or affirmation, knowingly and willingly makes a false statement in an affidavit signed pursuant to Code Section 44-7-50 . . . shall be guilty of a misdemeanor.” The tenant alleged the landlord had violated that statute and was liable for negligence. Ultimately the court ruled for the landlord because it ruled the allegations in the dispossessory were not false.

Call Us!

Negligence per se is one of the many nuances in the law that we use to win cases for our clients. If you are injured or wronged by someone else, please call us at 404-382-9994 to discuss your legal options.  

Open Records Act in Georgia

Help

If you’ve run into a roadblock getting public records in Georgia and need assitance making an open records request, we can help.

What does Georgia Law Say About Open Records?

Under Georgia law, the general rule is that all public records must be open for personal inspection and copying. The only exception are records that are specifically exempted from disclosure. OCGA § 50-18-70 et seq. A good resource is Georgia’s Office of the Attorney General.

Our office regularly requests open records in Georgia. Some government agencies have dedicated portals, some provide email addresses, and others offer no guidance or contact information. After we make a request, responses are all over the board. Sometimes we get complete records within a few days at no charge. Other times we get notice that the records won’t be ready for eight weeks. Sometimes we get a bill for the records. And often times we get incomplete and overly-redacted records.

Our experience is that most of the time, after the initial request, we have to follow up and fight to get the relevant public records. The government agency’s initial response is usually a result of a minimal effort and often in violation of the spirit of the law.

Purpose of Open Records

The [Open Records Act] was enacted in the public interest to protect the public — both individuals and the public generally — from “closed door” politics and the potential abuse of individuals and the misuse of power such policies entail. Therefore, the Act must be broadly construed to effect its remedial and protective purposes. The intent of the General Assembly was to encourage public access to information and to promote confidence in government through openness to the public and allow the public to evaluate efficient and proper functioning of its institutions.

Wallace v. Greene County, 274 Ga. App. 776, 782 (2) (618 SE2d 642) (2005).

Fortunately, Georgia has detailed open records statutes that government agencies must follow. For example, if public records exist, the government agency must produce the records within three business days of receipt of a request. Similarly, if the records exist and can’t be produced within three days, the agency is supposed to provide the requester with a description of available records and a timeline for when the records will be available for inspection or copying and provide the records or access as soon as practicable. This rule is on the books but rarely followed. Many other rules are too numerous to include here.

What Happens If a Government Agency Fails to Produce Open Records?

The first option is to follow up and try to get voluntary compliance. The second option is to contact The Office of the Attorney General to initiate a mediation. The third and most drastic option is to sue the government agency in superior court. Under Georgia law, a trial court may impose a civil penalty against anyone who negligently fails to provide public records. OCGA § 50-18-74 (a). The courts have interpreted this staute to mean that private citizens (everyday folks) can get damages for violations of the Open Records Act. Cardinale v. Keane, 362 Ga. App. 644 (869 S.E.2d 613) (2022).

Call us!

If you are seeking open records, please call us at (404) 382-9994 to discuss your options.

Investa Services of GA, LLC: Tax Sale Case

Anyone who deals with excess tax sale funds or tax deeds in Georgia knows that Investa and/or affiliated entities play a significant role with regard to tax sales. Plaintiffs filed a class action against, among others, Investa. In this lawsuit, Investa was accused of improperly levying on tax executions for delinquent property taxes. The initial tax assessments were later reduced via a property tax appeal.

The trial court dismissed the lawsuit and Investa appealed. See B.C. Grand, LLC v. Investa Services of GA, LLC, A19A1297 (GA Ct of App, October 29, 2019). On appeal, the court ruled in favor of Investa et al., finding that B.C. Grand “failed to allege that the [Tax] Commissioner cancelled the tax executions or that they are void as a matter of law based on the post-issuance reduction in the tax assessment.” Because B.C. Grand failed to pay the taxes at issue while pursuing its appeal of the assessment. Instead, it waited to receive a refund (which it did receive), the full amounts owed remained valid. B.C. Grand also failed to plead the executions were void as a matter of law. So Investa was authorized to levy the executions at the full purchase price amount. Chalk one up for Investa.

New Georgia Supreme Court Ruling Limits Appellate Review of Jury Verdicts

The Georgia Supreme Court decision in Rockdale Hospital, LLC v. Evans clears the way for trial courts, without much in the way of appellate review, to retry cases if the judge believes the jury got it wrong. S18G1189, S18G1190 (October 7, 2019).

The case at issue involved a medical malpractice lawsuit in which a jury awarded $1.1 million dollars to for the injured party’s past medical bills, but zero damages for future medical expenses, past and future lost wages, and past and future pain and suffering. The injured party appealed to the Georgia Court of Appeals, arguing that awarding zero damages for pain and suffering was “clearly inadequate” based on the $1.1 million award for past medical bills. The Georgia Court of Appeals agreed the verdict was “clearly inadequate,” and instructed the trial court to retry the case. The decision makes sense because it seems impossible to have $1 million of medical treatment without, at the same time, experiencing significant pain and suffering.  

The Georgia Court of Appeals’ decision was appealed to the Georgia Supreme Court (the highest court in Georgia). The Georgia Supreme Court disagreed with the Georgia Court of Appeals and overruled its decision. The Georgia Supreme Court decided that whether or not to retry a case is almost always up to the trial judge, not the appellate courts. As long as the trial judge reasonably exercises his or her discretion, the appellate courts must go along with the judge’s decision regarding whether a jury verdict was clearly excessive or inadequate. The reasoning is that trial judges personally observed the witnesses and evidence, and are therefore in the best position to evaluate jury verdicts. The Court concluded that appellate courts have authority to set aside jury verdicts only when the verdict is so irrational as to be the obvious result of bias, corruption, or prejudice; this is characterized by the Court as an “extremely high” threshold. In other words, in most cases, appellate courts lack authority to review a trial court’s decision on this issue.

We’ll have to see how this ruling plays out, but in theory the decision cuts both ways because it potentially impacts both small and large verdicts. The takeaway is that in most instances, trial judges now get to decide if the verdict was too large or too small with little oversight from the appellate courts.