Landlord Wins Wrongful Eviction Case

There is a lot of confusion when it comes to evicting a tenant. One of the questions is the amount of damages a tenant is entitled to if wrongly evicted. The issue was addressed recently by the Georgia Court of Appeals in Hart v. Walker, A18A1320. In that case, the landlord clearly wrongfully evicted the tenant by changing the locks when she and the tenant got into a dispute.

Please don’t do this—in almost all instances, a landlord in Georgia must file an eviction in court in order to deprive a tenant of possession. Georgia is not a self-help state.

The tenant sued the landlord claiming wrongful eviction and damage to personal property. He also claimed out-of-pocket expenses.

The trial court ruled that although the tenant was wrongfully evicted, the tenant wasn’t entitled to recover any damages against the landlord. The appeals court agreed. At trial, the tenant had an expert testify to the fair market value of the items, but he was unable to convince the trial court that he in fact owned the items in question. The appeals court explained that the trial court is entitled to evaluate the credibility of a witness, and, if the witness isn’t credible, it can reject the witness’ testimony. Here, obviously, the trial court didn’t believe the tenant that he owned the items in question. Regarding the tenant’s out-of-pocket expenses for food and a motel, the appeal court noted that the tenant would have to incur such expenses regardless of the wrongful eviction. Therefore, these damages were too remote.

While this case addressed damages, as a landlord, if there’s anything you take away from this blog, it should be that changing the locks isn’t the way to go. The landlord in this case was fortunate that the tenant was unable to make a case for damages.