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SHERIFF'S RETURN - REGULAR
CASE NOI 1998-01544 P
COMMONWEALTH or PENNSYLVANIA 1
COUNTY OF CUMBERLAND
EATTOH G REEDER___
VS,
~IOR MOR WAREHOUStH2-1TD ET AL
~TEVE WHISTLER ~
CUMBERLAND County, Pennsylvania,
to law, says, the with1n WRIT OF
, Sheriff or Deputy Sheriff of
who being duly sworn aooording
SUMMONS was served
the
upon STOR MORE WA~EHOUSING LTD
defendant, at 1710100 HOURS, on the ~ day of Maroh
19~ at 191 SAI.EM CHUR~i1i ROAD
MECHANISBURG. PA 17055 ' CUMBERL^-.liQ..
County, Pennsylvania, by handing to ~ KIPP, MANAGER
a true and attested oopy of the WRIT OF SUMMONS
and at the same time direoting ~ attention to the contents thereof.
--'
Sheriff's CoStSI
Dooketing
Servioe
Affidavit
Surcharge
So answerSl
18.00
&.82
,00
&,00
R, ,c.~~.~~~1
~ERRATELLI SCHIFFMAN BROWN
04/03/1998
by _~:J-'-"
1$3!D.8~
(J~~'
Depu y ..riff
Sworn and subscribed to before me
this ~_ day of Qr..J!
19 1f A.D.
C)....
I
(1
P & ;&..; ^~!C-
ro onotaTY
5. On or about December 28, 1992, Plaintiff entered into a lease agreoment with
Defendant Stor-Mor, for the rental ofa storage unit at Uncle Bob's Self Storage.
6. On or about December 28, 1992, Plalntlffplaced several personal items Into storage
unit 11522, Including but not limited to, furniture, skis, bicycles, golf clubs, television and a stereo,
7. In the course of the lessor/lessee relationship between the parties, Plaintiff
periodically, approximately every six months, sent payment to Defendant Stor-Mor for rental of the
storage unit.
COUNT I
Breach of COI~
8. Paragraphs I thru 7 are incorporated as if fully set forth herein.
9. On or about March 14, 1996 Defendant Stor-Mor, without notice to Plaintiff, entered
Unit #522 and inventoried the contents.
I O. Furthe~, without notice to Plaintiff, Defendant Stor-Mor entered into an agreement
with Defendant Kerry Pae Auctioneers in 01' around March 1996 for purposes of selling the contents
of storage unit #522.
II. Through the course ofperfonnance ofthe agreement, Plaintiffwas pennitted to make
rental payments for the storage Ilnit approximately flvery six months.
12. Defendant unilaterally altered the course of conduct between the parties by not
accepting payments every six months.
13. Defendant breached the rental agreement with Plaintiff by altering the tenns and
conditions of the agreement, including past course of conduct causing Plaintiff harm.
.
WHEREFORE, Plaintiff, G. Reeder Patton, respectfully requests this (:ourt enter judgment
in his favor and against Defendmlts Uncle Bob's Self Storage, Stor-Mor Warehousing, Ltd" lInd
KellY Pae Auctioneers, for an amount to be determined at trial, including but not limited to
compensatory and punitive damages, and all other relief as the Court deems just.
COUNT II
Conversion
14. Paragraphs I thnl 13 are incorporated as if hilly set forth herein.
15 Plaintiffhad the right to ownership of his property located in his leased storage unit.
16. Defendants Uncle Bob's SclfStorage and Stor-Mor Warchousing, Ltd. entered said
storage unit for the purposc of taking posscssion of Plaintiffs propcrty.
17 After cntering Plaintiffs leascd storage unit and inventorying the contents,
Defcndants entered into an agreement with Defcndant Kerry Pae Auctioncem to sell those contents
at a public auction on or about April 18, 1996.
18. By taking such action to dcny Plaintiff access to his storagc unit and making
arrangcrnents for the sale of Plaintiffs property, Defendants denied Plaintiff the right to his
possessions.
19. On or about April 18, 1996, Defendants disposed of Plaintiffs property at a public
sale in six lots for the total amount of$I,125.00.
20. By exercising exclusive control over Plaintiffs property, Defendants effected a
conversion of said property without rcg(lrd to t.he rights of Plaintiff.
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5. On or about December 28, 1992, Plaintiff entered into a lease agreement with
Defendallt Stor-Mol', for the rental of a storage unit at Uncle Bob's Self Storage. (Copy attached
as Exhibit "A").
6. On or about December 28, 1992, Plaintiff placed numerous items of his persollal
property into storage unit #522, Including, but not limited to, furniture, skis, bicycles, golf clubs,
television and a stereo.
7. In the course of the lessorllessee relationship between the parties, Plaintiff
periodically, approximately every six months, sent payment to Defendant Stor-Mor for rental of
the storage unit.
CQUNTI
Breach ofContrUl
8. Paragraphs I thru 7 are incorporated as if fully set forth herein.
9. In or around July 20, 1993, Plaintiff and Defendant Stor-Mor modified the
provision that rent was due and payable every month. Through the course of performance of the
agreement, Defendant Stor.Mor provided and permitted for rental payments to be made by
Plaintlfffor the storage unit approximately every six: months,
10. In or around March 1996, Defendant Stor-Mor unilaterally altered the course of
performance between the parties by not accepting payments every six: months,
II. On or about March 14, 1996 Defendant Stor-Mor, without notice to Plaintiff.
entered Unit #522 and inventoried the contents.
2
12. Further, without notice to Plaintiff, Defendant Stor-Mor entered Into an agreement
with Defendant Kerry Pae Auctioneers, Ine., in or around March 1996 for purposes of selling the
contents of storage unit #522.
13. Defendant Stor-Mor breached the rental agreement with Plaintiff by altering the
terms and conditions of the agreement, including past course of performance causing Plaintiff
harm.
14. As a result of Defendant Stor-Mor's breach of the rt~ntal contract, Plaintiff suffered
damages by way of the sale of his personal items including, but not limited to, household
furnishings, skis, bicycles, golf clubs, photo albums, and home entertainment equipment.
WHEREFORE, Plaintiff, G, Reeder Patton, respectfully requests this court enter
judgment in his favor and against Defendants Uncle Bob's Self Storage and Stor-Mor
Warehousing, Ltd., for compensatory damages in an amount in excess of$35,OOO.OO, together
with such other relief as the Court deems just.
COUNT U
Convenlon
IS. Paragraphs I thru 14 are incorporated as if fully set forth herein.
16. Plaintiff' had the right to ownership of his property located in his leased storage
unit.
17. Defendants Uncle Bob's Self Storage and Stor-Mor Warehousing, Ltd. entered
said storage unit for the purpose of taking possession of Plaintiff's property.
3
18. After entering Plaintitl's leased storage unit and Inventorying the contents,
Defendants entered into an agreement with Defendant Kerry Pae Auctioneers, Inc., to sell those
contents at a public auction on or about April 18, 1996,
19. By taking such action to deny Plaintiff access to his storage unit and making
arrangements for the sale ofPlaintitl's property, Defendants denied PhJintiffthe right to his
possessions.
20. On or about April 18, 1996, Defendants disposed ofPlaintitl's property at a public
sale in six lots for the total amount of$I,12S.00.
21. By exercising exclusive control over }>Iaintitl's property, Defendants effected a
conversion of said property without regard to the rights of Plaintiff,
22. Defendants exercised dominion and control ofPlaintitl's personal property
including, but not limited to, furniture, skis, bicycles, golf clubs, and a stereo, thereby denying
Plaintiff the right to possession of his property.
WHEREFORE, Plaintiff, G. Reeder Patton, respectfully requests this court enter
judgment in his favor and against Defendants Uncle Bob's Self Storage, Stor-Mor Warehousing,
Ltd., and Kerry Pae Auctioneers, Inc,. for compensatory and punitive damages in an amount in
excess of $35,000.00, together with such other relief as the Court deems just.
4
Respectfully submitted,
SERRA TELLI, SCHIFFMAN, BROWN
" CALHOON, PC
rA
, stl'Owski, Esquire
lD. No. 420
Melanie L. Erb, Esquire
I.D. No. 84445
Suite 201,2080 Llnglestown Road
Harrisburg, PA 17110
(717) 540.9] 70
Attorneys for Plaintiff
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NAME ~J1.11:~___ "'.___._m__---:-, DATE. ,.LL,j.ki',t.b:,,,,
PRESENT ADlllllSS _....'lLU;.Z."'L_~':O:L..-_:L2i!.'.d~, P~.L7A:C}
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. /)bi.ln hll 0 tn.urlne. fa, Ih. c:on,.ntt tlored In tn. I..... Ihil tg,..m.nllh, "n.\f~tw.!~, I" ~rOVldr by
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4. Lr.ltl..ew @~~":",,,~~Y.f,~'.. .1.... of .ny Md .UPtr)QIt1V within thl u"u. .h.n bt II
",m.nl'. _bv'h'lIhhO"h.monlh'ndWmu~'IIII' 9 u..tLlIS"O'IR"PO"I'SI!tJ n!..~I2'Ttntu 1'~Ify'~'t ~~:"n~~.rty
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r.n1llobl10 '" Adcttllon.t notlen 10 .dY,rllu ul. '#till &..IOt.dbyth.l , orhh.. ~~...\whlch I,nll or
ICClss.d to 1.".... . ,tM'PUFftOl!.. ot McUrlng thl r.lryl~1 t to lena' of .11 renll
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THIS AQ~EEMEfIT, "'.. ,nd .",...d Inlo 'hi. .::1"'~"&iV'0l':'- <.::-_, 19ftb, .nd bet.....n STOR.MOR,
hlt.inlhlt r.f,ir,d'io IIlh. "L'..ior". .l\,d' .l\"l"~.. ,,, ,I~ "I. __._
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convln.n" an4pondWont twrll!m, lft,or hereby .......10 l.eMH. .nd LII... hetebli I..HI from LII.Of. .n .r~. IPecllir.sUy
dollerlbld "IU"lI~~'ltha Ibo'(' lou,ion. heteiN.lMCl"..,ed to., Ih. "Prlml...," .nd Ihll.,m of ~hllle... ,h.U
commence on Ih' ,..;It, d.yof JJ:!.~ ,19j~lInd ,h.ll conllnu. Iller'llt.t untllte,min.,ed..1 h"..nlll"
puwidld, ,"",' . ,<. ," , I ,','rl,j( Y;IU<lo."".. '11'
Thl "'lluI 01 thl p,op.t1y 10 be Ilond shllt nollti'c....."lito~l' "11 ~ un.... wrlUln Nl4lce" gtv.t to thl t.lllor,
L..... Ih-'l, when p4Mint on Ih. '....d prIm I.., 'nv",~ not twnl'd by him or which II lubf8Ct 10 III p,lor Ii.n 0' ucutlty
inler..!, Vr..,'o ,thl LMIlOI' wtill,n pollc.lnlo'mlno.~im of,JhI.f'\'lUfI Ind id.mity of Iny such pfQp,ny. ~ p" I
I....or n.(~~...ckn~.di" ftcllpt 01 Ih. .um ot t. ~f" II P'ynl~I fot~d'yt 0' thl mon.JP.t-ol -~
II . olnilll month', rentll. Ihw lum 01 q I. It.. 'h. Ursl montt\'" ranl.l, th, lurn of fI .i
_'1' ..urlty,M"orm.nOl/dam.Q<l/of..nlng.......tfldth. ~d '.nlll.,.. All-+ '
NOTE, AOOlTIDHAL TIAMS AND<:bV!NANTS Al'PEAA'IIROW. 10TH LESSOR",", l.USH HE~E" ACl<HQWLEDOE BY
THEIR SIQIlAIl\lM' NLDW TNAT THEY HAVE RIAll AHD'ACCm'D Al.L TER"'flll.NO CllNOlnON"'llCl'IlIsSED IN THIS
l.EASE AND .W,U COVENANT1 AND TERMS ARf lNemlr\!JIlAmI ~el" ""~Df A /ll\II'I"MtllIG':' .
IN WITN!I,'IitHt~(b', I.. ......, hm h...urlj~ "'mill"Nlrl~I'.hd 1..1. 004 1M dtYlti\lt\li....b~ ...th.n
Sign.d, N.... tnd dllrwrtd In th, prllene. of I'll".' ''!ole!!!!: or,~., I'~ 't", "I .,
f.''ffl q~-iftl:'l l, . '1"11. "B':'" ~--fl~\ ~ t~~. 7!. ',' h. _ A/
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I, RENT~t~"M{~~,P~ '\r~;':"I'1 fa, th. pr'~!'~,l~~:..~/n',~,f ~, ~on h :~HO.~ ~M; ", ~~~ DAV OF EACH
MONTH, ltw.u"t~ Ilfm 0, Ihl. I~",l Dlp.ndlng upon lhl UII 0' ,h.llril . f'.IHI'~r. ~H'~"."~r"'rtqul"d 10 PlY
.I.CIIICI' Oh~. . . mm::~ I ""'.' .oun. t p!.~.,4lLln .~.n.~. ?'Y~ ~ltI,~ ~'!.o' ',.eh monlh tlw~UOl'io~ th. t"r.n'b"~I'I.... Electrical
Chit;," 'h.ll,,,,,~cO(l !h. mC!nl~('" chtrQII by PI~,r!'I,I'l.~t.~~,~:...rid light com64nv'i~~ ",*mtru..'W~~"..e, .nd m.y
b. 'dIUlI'~IRoI1'.~~.~ ,"..u.h 'fl'! 0' UII. th....\'.~~u)~!" ~.d. p.,.bl. ,'Hfoh~/:Hl' i'!U\'41li\6l11t,.bovechlOk.d
add'''l. .LH,ff,f ~nAf('I.\~t,9~V, ~.~n o~ .11 Pfope'~.r..~.~~r.h "t/f!,~,a,.lWn.. on Ih"I~l'~d~'lm~~,t~I~Wt. 1wn~"for Ihe pU'pote
01 secllIln9U~~.Ry,nt~\tlo.1..~sio~ 0' .11 finIS .nd o~~11 C~~~(CHluu.nl 10 lhe ,,...:- . I", ,.'. ,".',' I'~'
2 LATE ~IRTAL PAYMINT$ ori OE'AULTS. Afll'5:bd~~ on Ih. Iihh 151.'dl,tl'h,h'InO~\~, ,/iVV.t'lil\llriill.n, not p''''n
lulll'1tllb'II.t_~tlo ~..I:!I..ch.rw.,Th. violllion by Lln.. of ,~~("r~ 01 Ih'I~ II Uti, l..tilj!tlno't'iI....,.'l1Uj.'itltnl.ay~nl.lp.y"'.nl'
whan du.. .MlI,cQntUlul. .d"lull. Wh.lllh, Lit!.. h'litAt"1l'IIhttuh corIllnuou.""or '''''Iod'df-th4r'ff('''''tI, Iheleuo'
'tMlI hl'l' th.:,lghHO de".., Ihe l....e lee... 10 thl ,.HM"..lmll'e, 10 enl.( th.,~",tfm""""""11I P'DPIl'\Y 10
.Mlh.1 CoOttNla.t.IM war,hou.., t>I boln of thl lhove. Notkl<t dtmll)dmQ PIlYm.~' .Z.",.....,....,." 1(\ the l,lsee II
1I11llddlQU lIMed .boYI lololmINI,lh. Leu.. pllhl'P!'r'f~rn.P',1.rtll ,nO UIIH" clui en,' u ....",; .hc:II.....'inhtlm;"U I......
''''111 plymlnt It nol r,Ctlvtdwllhln IhlflylJOldey. hom'~'''''~lwllc. l'''o,' .MpdW....d'o.d.....l'll..fOl' elll.lh. goode
10eflld 0' fartnltrty IOGelld In th. ~...d pltmll" .nd lett .uoh good.. l.lIor Ihll1 hold lhe proceeds of luch goods lor Ihe
.ccounl of t...... .h.r dtducllng Ihe chltgH',Of u~"i'lM/~.'lo ""'......il. mlns, '.pense. involved In Iho moving,
tlOI<ll,lt, .nd... 01 Ihou goods, whIch 'lU4n"l rnty ltwl)"'. (:0\'" ~.!_ .,.. IlIo,n8Y'. Ie... .nd .nv 0111., ChllUU
whICh mlghl be ~pjlf1lbl. undlll Ih,t.rm, 01 ltulleIUl.l...oUhaU ndbe l'_'tO O( 10 .lhiloplr,ylofthl'&rfloll.IClf \IIhl
olll",onll PfGlJo"Jy whl(:h I' nol Ii'll proplfly 011.1'11' 0' u'j\O"'WtIlch prIor IllIn h." 'child, llnl1l51 notiC.lhM.h.ve been given
10 Hilt lena' by the l.,fH"lh~llh.. properly placid in Ih4l.'...1.4:1'Pl',miSII WIS no,U1aI ofrt. he ~...... Th.l..... thllll hi"''' Ihe
ob/tVlllon .nd II rIQU1,14-Er, ..\....,.lnfOfm'ML~ot..."""'Und IMnt.l~ orW-~htrdp.,t~I4tIt'nfptl ~...d s"lIce which
II not Ih, Pf.9Pt"IV ollh. L...... QI', wl\lcf\ IIIUbf~ 'e'I'''lor lI.n l,"C)I "I,in. ."."tW'tl~'IIItOWftf 10 hi", bV law fOl Ihe
coll,Cllol' 0("'" .rnovnCt dut ID h4m hom I~ Lu;"': . ,
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o 1tl' l"'" .h,H nol "I"~ 0' d.!,I. HIli WIltl cloU" ,'. '0'" lOUlf,1 l.~ .... ~~~
blJild.ng
E H,.l..... ,hili 1'101 HI"dll' With 11\1 h"""\I 't1p.,.'UI
, 1"" l"IUI' Ihlll /1(11 1"'1" lhe pII"II'" wHhOlll IOtlllf\Q 'h. dotl" ,.,,,\1 .,"I'''II",.h'''Q It" Ilglll~
G Nil 'f'"d .1:\,0/"'1' U\llI b. c"I"d un 'hClIlI~,'''~u
H AUlu,,1 Mull 1M df.ln.dl,om molol lI.hle.I.~ l.llllo" Ih.v I" plaCl!!tll1\ till! w~tI'IHHJ.e \IOfo1ijIlUVlld,ngl Th.. ......i1IIi.UU1UI.
pUltltng IIlhlcl.. Inlo In. tlOI.ge 1.1"11
I Ten.n" M'V 1'101 blck up 10 Ihe 1I0rtg' utlll\ If! unlold lhlV mullllel. 11.,llIeIIO Ihl!! building
J L..... 11'1.11 MI m,k. .nv modlhclllon, 10 Ih... p,.rnl..I wllhollll'" ".pl,H pltol WIfUefllle,m,nlQfI 01 Ih.l,nol
I( Th. 111",1. Ild.Wllk.. .n\l.nel', hili' .n,l J1~"'O" Ihlll flot ~ nb",u(llId bv IhlluUfl (H uudbV hlmlo' olhll pu,polftt
I"ln ,no'..' Ind tflt... .
l No .Icoholic btdllO" .rl .1lOW.d on Inll plflml'"
3 CONOl'rlON Of lHE 'REMISlS L..... 10'''110 ~,'p \h. p,tn"", In It QI)l)d "II. 01 'lpOIl dUfln\) Ih,t.rm 01 Inl.I.....ndlo
rllU,n In, I....d pllmll..'O I'" l....or ,n Ii'll Ulnl condllloflllllltl' tWlgmnmg ot IhC' III tn, nllU(11 Will .nd tll' .."pl.d l.....
""~no upon Ylelllno ,h' pr.mll". 10 cl,ln Ihlm IhOIOughly 0' 10 PI" Ihf L.n!)! 101 Ih. clt'nln~ n.c""'Y 10 ,..IO"th.m 10 lh.
cond",on I.illln; whln t....,'. po.....lon commencld Th. dtpo.,1 OIIH\1I monlh ",nl.,,,II nol b.l.lled.1 pf'Plld I.",. e~e,pl In
th. 01" lil,dhtfln910 thl m(nlmum (.n1l1 ehllUI Ind .h.lI bI! p/ocI".d 10' 'ehH" to lh. l..... on'h.&th 0' 20th ollh' monlll
tollOWlng l."nln.tlon allt't" Inst p,o""dtd Ih., .11 CHOYIIlI)ni OlllllllU~IlI\'I/" lIun flfOPlflV p.llorm.d b'y Ih. L.....
.."15'; OF lOll, Thll",ot .h.1I nol M !l.bll Ind .1'1111 1''IIlrtby be h.ld h,'ml"' 110m Iny d'mlOIl Of Injutln, trorn 1"'1 CIIuM
..hmoflllll', to Inv pMIO" Of pI/tv, luHtl,.d bV l....... l...... .mplov..' VU"" 01 In"II..1 Of 0111.11; no( Ih,ll "'II LKIOr M
htld h,bl.lo"~ dlm'OI 0' lnluryot ,nv tVpl Of nllur. ,..ulllng homwIU,', wm,lulo/ 011'111 inllC'l"tl", Ih.h, Mftld, mlldtwOf
JCtIo of God. wt1ich ""V be IUII.lntd by Ihe l.U'" 01 01"" ~IlIOnl, no' Inllllhl L....ol be li.bl.lo llt'HOt .nvol,* .,ny lo"nv
netllO.ncl oflltlOf, wh.l"" C'Uledb't l.IIO'" 117\' 0' 'llIutl1o 11;1 Ylhl~h ",.y be cl'lmt<l 10 cau" 10" 01 d.rn'g410L.ua., r.ot
.htlll...IIO' be !I.bI. 10 t...... fo' tnv kn. 01 dim I'" lhlt MIV be O(..(;ulonld by 0' IhfOUgh tn,o'" 1C.1I, omtp~S 10 let (of
~llOtnC4. not ,t\11l thl L...ot 1M lilbl.lol ,nv d.mIW' 0' InjUry rotull1ng t,om Ihl C".II'lnlll, n.ollg.nce Of ImpfOC* tonduC1 on
thl plrt 01 .ny 04Mf ,.n,nl Of 'O.nt or .mplov" of Ih. LII'Ol. not by r...on (II tw....."., I.....;. 01 obl1tuC1lon at th.wlt'" InltWlt
piP" Of olhli' WI1Ii' 1"~tO. in Ind l'OLlf\d lhl premll..: not by W'I 01 werl.lI. .eu. including und.cll,td 'Nil, cN~lwllf.lnsu"t(1lon,
"Mlhon. IfllCllutlC\n, ",'UfPtd pow,t, w,'li~. 'a1 by . mlHllfV In'cl!! O' mill"'''' PII.onn.' .nd dnlluC1.lon or ..iIUII 0' U.. fOl' I
mlllt.ry purpoM Includlno lh1 conuqu.nc. 01.t\V ollhUI: nOI bV nuclll' .cuon, mu"ing nuel.., ,..ction, "dll!ionOl' redlDlc!11/1
cont,Mln.hon, Of .ny eon.equlne. 01 .nv OllhllU o.lchtrn' 01. nuclUI WilPon IS. contldllld I wtlllk.1 Ictl"en II ."Idtnlll
All t'lfoplMV l1ort<! In 0' on Ih. p"mil" Ih,lt bot II ,h."._ (lllh. Lf\'U'1l l"dln.l.IU" Ih.lI ~ IISpon.lbl. tOt1 MWling hll Wtf\
Il'ltUllnCl Ie, co".r ,nv perlonll IMlury 0' d.mlgl 1(\ It\l plop.r,y I.IUO' . mhH,"ce will onlv 1':011" de,uuctlon Of dlmeo- 10 lh.
,,"Ihouu bullding.lh.m.ttlv... .nci lNll1 0111' no p,Ol.CIH)f'I 10 lhl L.,ult I)r Ihe leu"" Inlll\..S 101 per,on.llI'Ilury 01 J*~n'l
pl'optrtY dlmlged or dtf110Vtd by '"' or olt\el ClUttS II il h.rlb-, undOlllood b.., l.u..lht1 tIUO' dott not 'Ik.. CUSlodv, eonl'ol,
poSltulon 01 doml"lon ovtr Ihlt co"'tnll olin" UnlI Ind do.. nol.gr..'O flrol/id' ploll(110n fOlpteml.... unn 01' conl.nlllhtreof
end 11ll.'OIl ot .nv 111(1 ,I, ~fO('11\1 ....wllhln lhl un'l shill b4 It LeUU', '011111.... .nd no b,"lm.nll' c'ullO h4Klundtr
The L..... Il'llllltMP Ihl door, C1loted Ind IOf.kld II .11 11m.' ,'Clot when Ihe 1,....-..11 ptn.nl .n~'h.l..t6f th.1I h..... no
11lbUrtv Of ,ltJPON~bllnv in 1h. 1'1I1"1 ollheh 04' I/lnd.1illm al Iht l'JI'I!!" proplrtY Th. l..... "hilI! nol .!low onv .qu1rtm.nL
",lttrl.I.. Inv.n\C:wy 01 other ploc>tr1Y 0' .nv ..ind Whll,~Vfll 10 (JlMlln (lUl~ltJe Ihlllll.,.d pt.ml''''. .Ithet' 'ImporItltyor fOf .lor'OI
purpoH'
& TERMI~ATlON. Elthl' plllV m.v 1""\ln'IIlII\I' luu hv g'l/lng 'hi olhllf ,II"", I.n 1101 d.V1 wlinl" notic. priOf lolhl effectlvl!!
dati olll,mlnl1ton WhiCh .1'1.11 only be on Ih. h't1 dry (If ,hi c.ICind.( month
& MINIMUN RlN1Al The L","II Inlolmld thlllhlt minimum 'Inial chtrgt I' IhlIQUIII.lenl 01 on. momh ttm I.. tj1)i~nv
1Itt<ll1ed WIlh 1h. p.t1icul" uf'1l1 ,In I.ned l1)' Ihe LUlU IYI!!" IIIough hi. 'ClU.1 occup.nt'( ""y M tor ''''1' pel'lod In'lh,n ,
moMI'I
7, ASSIGNME~TS LIU'", or Iny .uCCeI$OI. thlll not tltign Ihl' lilt. of IInv pa" Ih,fto' or .ubllt,h.ll..tdo,.ml... whhoul
Ih. uottn wrin.n priOI eon.lnt ollhl Ln,ol
. OISCLAIMEA OF WARRANTY Th. t.."t ICCIPU th. cond'IIO/'l Ollhft pflm,... .1 Ih. lime 01 OCCUplncy, h ".~Illetll'(
undtrttood Ih'll~ l....OI m.lt" M'wI".nll", ..p,....d or Imp'i.d, leo"d,no 1".I...ed ptlmll11 01 r.lll.d "NIe.. And 1M
L..t" i. ttlVlI'IO tolllV on tll' InlplC110fl Ind ",1l1\J.llon o)llhe pr.ml"s " !hl bUt' 101 hit d~I.lo" 10 Inllt' thlt I....
, TIME OF THE ESSENCE Tim. th.lIlte ollh' "..nce l(\,11 underllklMO' 11I1 lonh hlt.in.
10 FIN"L AGREEMENT, Thu 'i... tlpflunl,n.,. .nll" Ig,,,m,nr h4JrwC'ln Ih, pI"i.. Ind '1'1'1' olh.r "'Ilm'n", oonditlons,
'1O,..tn\lhOn1. o. oo","'llm.nu "I conlld.rld 'I) be merg.d ne',IM
11 SURVIVAL OF COVENANTS All pori 10M Ollhl" In.. wh,eh bv nlr.IU"'l If I!! fequired lob. enlotc.d b'V .iHIIF piny Ire
.nln,clble bevond th. dill of Ihl lertnln.Ilon or 'hll I.ne
11 w"II/ER. lh. 1lllur. 01 fluh., p.nv 10 enlOI" Inv conve"lIn. o. ol;\lt' P'("\I/"IO'" olth., 1.lSa ,h,lI nal conllllull.Walver 01 Ihl
ti9hll0 00 10 Ih.,.,fll' nol ,h.llthe ..me gll/tl flU 10 ,fly CIUU 01 .ell(\/'I 0' del"".. on IhI p." ollh. LM'"
13 SEVERAIllITY "tJI Hw.lldllY 01 ....,. Cov.nllnf 01 condlll('" (If 1""'1 I,UIf ..h.lI nOI Ifhc1lh. 1I.,idily 01 thl "mllfllno portions
I""tol
I. MOOIFICAT10NS No ml)(:hhUllon, of "1I~ IlIu, will be .fftellO/1!! In 't.rt an.,. of Ih.lerml or p,ovi,icn. Ih,'tol unl"' the
modll'cJIIOn IS in Willing .nd flgnld by both pllrtiu A cnp'1l'1l .n... modlllC.llon will be givI" 10 belh O.rtill
16 NOllCeS Anv nm.lCII Pllmll1ld 01 IlKlul"d 10 l>t gll/lIn by tt-~ \erln' ollnlll",.. th.U b4 .Ht<:1i.... upon m.lIlng Ind Ih.n bf
o..mtd ilJtlltl.nl ,I m'll&<! try UfllIld SIIIIS mail wllt\ Ihe p,rjflll' po.l.glt ,,,(\ ,fidlen IHludlhe,flo.lolh. pI"ie. .llh.il tdd,.,.1f
.hown on r.g. 1 ollhli lun SllIH,iId Ih. 1. IS UtI' ctll"g' htl .dd"n dU11"91hp Iflrm 01 I"a IuSI' Wlillll" nOIUIClliOnof,uehehlnoe
01 tddIl.. II'IIU W lu,ru,rllwl 10 Ih. Le"ol wllhln 1111 (101 dly~
Thll.n"a, ,n '~IIPI,n~ ,t.. Itlm. 01 Ih., lotllfl .c_nDwlldgu Ihll,h!! (..U,O' .h.1I "heth. 'Igh' 10 m... .uChtllher ,ndluMh"
"nonlllll rul" Ind reQul'llonl U ." naClllllrv 10 1Tlllnl'In 'fie "I.,'t, r.lfll clltllnllnn" end orderly OP'rluon 01 ,hI!! pllrnlUI
"'01\(:( ....." .,. .",.-<1'" In "'0.. "'l\rTI/lll~ "" I"''' nOII'lI,1I ""-4...",.Olll ")e,," lor ','mln"lon d.l' whlcl'\lI"\/'" II '[Iplic,blel
OccuP."C'\' 'fl.! Int ..~ov.,OuI 0.11' Co",III\II.' II Illn.~".ml/\t tlllhl' I.... Ind fod'lulI' tit depo,i1_
BOlli THE LESSOR .tlO THE LESSH HE\\f.nV A.CfI;NOWLEO(j{ RV hlflA 'NITlALS DElOW H1AT THEY HAVE READ
UNOl:.R5l000 AND "cctPl AU THE HRMS AND CONDITIONS rKPIHSSEO ON 80W SIO[S Of THIS LEASf.
AoctQltt\ l.nol ~_._..,.
THFIlf. WlloL OE A $20 00 PENAl. TY rOR NON. SUFFICIENT fUND CHECKS
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, 6, Denied, After reasonable investigation, the Defendant is without sufficient
information or knowledge to respond to the factual averment and proof thereof is
demanded,
7. Denied, After reasonable Investigation, the Defendant Is without sufficient
Information or knowledge to respond to the factual averment and proof thereof is
demanded,
COUNT I . BREACH OF CONTRACT
8, The averments set forth In paragraphs 1 through 7 of the Defendant's Answer
are incorporated herein by reference.
g. Denied, After reasonable investigation, the Defendant Is without sufficient
Information or knowledge to respond to the factual averment and proof thereof is
demanded,
10. Denied. After reasonable Investigation, the Defendant Is without sufficient
inforrration or knowledge to respond to the factual averment and proof thereof Is
demanded.
11. Denied. After reasonable investigation, the Defendant is without sufficient
Information or knowledge to respond to the factual averment and proof thereof is
demllnded.
2
12, Admitted in part and denied in part It is admitted that Defendant, Kerry Pae
Auctioneers, Inc, entered into an Agreement with Defendant, Stor-Mar to sell the contents
of certain storage units. After reasonable investigation, the Plaintiff is without sufficient
Information or knowledge to respond as to whether Plaintiff was given notice regarding the
Agreement between the Defendants.
13, Denied. After reasonable investigation, the Defendant is without sufficient
information or knowledge to respond to the factual averment and proof thereof is
demanded,
,14, Denied, After reasonable investigation, the Defendant is without sufficient
information or knowledge to respond to the factual averment and proof thereof is
demanded.
WHEREFORE, since relief requested in Count I of the Plaintiff's Complaint is not
directed to answering Defendant, no response is required,
COUNT II . CONVERSION
15, The averments set forth in Paragraphs 1 through 14 of the Defendant's
Answer are incorporated herein by reference.
16, Denied, After reasonable investigation, the Defendant i$ without sufficient
information or knowledge to respond to the factual averment and proof thereof is
dem'lnded.
3
17. Denied, After reasonable Investigation, the Defendant is without sufficient
Information or knowledge to respond to the factual averment and proof thereof Is
demanded,
18, Admitted,
19, Denied, After reasonable investigation, the Defendant Is without sufficient
information or knowledge to respond to the factual averment and proof thereof Is
demanded.
20, Admitted.
21. Denied as a conclusion of law to which no responsive averment Is required,
In further response, answering Defendant had no direct contact with the Plaintiff,
22, Denied, After a reasonable investigation. the Defendant is without sufficient
Information or knowledge to respond to the factllal averment and proof thereof is
demanded.
WHEREFORE, answering Defendant respectfully requests this Honorable Court to
deny the relief requested by Plaintiff,
NEW MATTER
23, The averments set forth in Paragraphs 1 through 22 of the Answer are
Incorporated herein by reference,
,24, The Plaintiff's action is barred by the Statute of Limitations,
4
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25, Pursuant to 42 Pa, C,S.A ~5524(3) an action for taking, detaining or Injuring
personal property, Including actions for specific recovery thereof must be commenced
.
within two years.
26. Pursuant to the Plaintiff's Complaint, the Plaintiff's personal property was
"converted" on or about April1B, 1996.
27, Plaintiff did not commence suit until March 20, 2000, more than two years
after the alleged conversion,
WHEREFORE, the Plaintiff respectfully requests this Honorable Court to dismiss
the Plaintiffs claim for conversion against answering Defendant.
Respectfully submitted,
f ii'V
Dated: sll d () 0
Attorney for Defendant, Kerry Pae
Auctioneers, Inc,
5
yeRlflCATION
I verify that the statements made in the foregoing Defendant, Kerry Pae Auction-
eers, Inc,'s Answer with New Matter to Plaintiffs Amended Complaint are true and correct.
I understand that false statements herein are made subject to the penalties of 18
Pa,C,S, Section 4904, relating to unsworn falsification to authorities,
By:
KERRY PAE AUCTIONEERS, I~C,
/~V
:i/~f
Title .
Date: S IIIIoc
i
,
O. 'U~I,~l)\~lt I'A'I"I'ON.
1'1I,llItlff
IN THE COURT OF COMMON pLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
IS'1,\
NO. 98-~
VK.
lINCU: \IOn'S SI':\'\>' STORAGI<:,
S"'OIt.MOR W A,tEIIOUSING,
\.td.. 11IId KI.:RllY J'M':
,\ll( "\'I0NI':I':ltS,IIIC"
\)dClllllllltS.
CIVIL ACTION
aNSWER TO NEW MATTER
AND NOW. comes the Plaintiff. 0, Reeder Patton. by and through his attorney Andrew J.
Ostrowski, Esquirc, <lmlthe \<lW offices of SERRA TELLl, SCHIFFMAN. BROWN. & CALHOON.
I',l',. who tilos this Answer to New Matter and avers as follows:
21 The averments set fOlth in Paragraphs 1 through 23 of Plaintiffs Complaint are
ineorporlltcd hercin by reference,
24, The II1\cgl1tions of paragraph 24 constitute conclusions oflaw to which no response
is rcqulrcd IIlld <lrc thcrcfore deemed denied,
2S, The II1\egl1tions ofparllgraph 25 constitute conclusions oflaw to which no response
Is rcquired 1I11\1lU'C thcrcforc deemed denied,
26, The ul\cglltions ofpuragl'llph 26 constitute conclusions oflaw to which no response
is rCllulrcd und lll'e thereforc deemed denied,
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I. Denied. Aller reusonuble investiglllion. Answering Defendants are without
knoWledge or informutjon sull1cient toliJrlnu belief liS to the truth or fulsity of the averments
containodin pUl'llgraph IlInd they Ure thcrclhrc donicd,
2, Denied us stuted. Dclcndunt \Jncle Bob's Self-Storage # 81 is a trade name of
Sovran Acquisition, I.,\', which operatcs u self-storage facility at 191 Salem Church Road,
Mechanlcsburg, PA 17055,
3. Admitted.
4. Denied. Aller reasonable investigation, Answering Defendants are without
knowledge or information sufficient to form a belief as to the tmth or falsity of the averments
contained in paragraph 4 and they are therefore denied.
5, The document attached as Exhibit "A" to plaintiffs Amended Complaint
purported to be a lease agreement between plaintiff and defendant Stor-Mor is a written
document which speaks for itself
6. Denied. After rcasonable investigation, Answering Defendants are without
knowledge or information sufficient to fonn a belief as to the truth or falsity ofthe averments
eontalned in paragraph 6 and they are therefore denied,
7. Denied. After reasonable investigation, Answering Defendants are without
knowledge or information sufficient to fonn a belief as to the truth 01' falsity of the averments
contained in paragraph 7 and they are therefore denied.
COUNT I - BREACH OF CONTRACT
8. Answering Defendants' responses to all other paragraphs of plaintiff's Amended
Complaint are incorporated herein as if fully set forth at length,
9. Denied. After I'casonable investigation, Answering Defendants are without
knowledge or information sufficient to fonn a belief as to the truth or falsity ofthe averments
contained In paragraph 9 and they are thereforc denied,
10. Denied, After reasonable invcstigation, Answering Defendants are without
knowledge or infonnation sufficicnt to form a belief as to the truth or falsity of the avennents
contained in paragraph 10 and they arc therefore denied.
II, Admitted in part, denied in part, It is admitted only that on or about March 14,
1996, the contents of Unit # 522 were inventoricd, It is denied that plaintiff was not provided
with notice,
12. Admitted in part, denied in part, It is admitted only that Answering Def(,ndants
engaged defendant Kerry Pae Auctioneers for the auction sale of the contents of Unit # 522, It is
specifically denied that plaintiff did not receive notice of the pending sale. On the contrary,
Answering Defendants sent plaintiff written notice on several occasions including a Pre-Lien
Notice and a Lien Sale Notice.
13. The avennents of paragraph 13 are denied as conclusions oflaw to whieh no
response is required. To the extent that the averments of paragraph 13 are factual in nature,
Answering Defendants are without knowledge or infonnation sufficient to form a belief as to
their truth or falsity and they are therefore denied.
14. The averments of paragraph 14 are denied as conclusions of law to which no
response is required, To the extent that paragraph 14 contains factual avennents relating to
plaintiffs damages or losses, such avennents are denied as Answering Defendants are without
knowledge or in!onnation sufficient to fonn a belief as to their truth or falsity.
WHEREFORE, Answering Dcfimdllnts respcctfillly rcqucst that this Court enter
Judgment in their favor and lIgalnst 1111 othcr' Pllrtlcs and thllt this Court dismiss the Amended
Complaint with prejudice and award Answcring Dcfcndants their costs, including attorneys' fees,
as allowed by law,
~OUNI II - CONVERSION
15, Answering Dcfendants' responscs to all other paragraphs of plaintiff's Amended
Complaint are incorporated herein liS if fully set forth at Icngth,
16. To the extent that paragraph 16 contains factual avennents, Answering
Defendants are without knowledge or infonnation sufficient to form a belief as to their truth or
falsity and such averments are therefore denied. To the extent that paragraph 16 contains
conclusions oflaw, no response is requlrcd,
17, Denied, It is denied that Answering Defendants entered said storage unit for the
purpose of taking possession ofplaintifl's property, Answering Defendants only entered the
storage unit after it appeared that plaintiff was delinquent in the payment of his account.
18, It is admitted that Answering Defendants engaged Defendant Kerry Pae
Auctioneers to publicly auction the contents of Unit # 522,
19, The avennents of paragraph 19 are denied as conclusions of law to which no
response is required.
20. Admitted in part, denied in part. It Is admitted that on or about April 18, 1996,
the contents of Unit # 522 were sold at public auction after notice to plaintiff.
21, The avennents of paragraph 21 are denied as conclusions of law to whieh no
response Is required.
. '
22, To the extent that paragraph 22 contains factualnverments, Answering
Defendants are without knowledge or infolTImtion sufficicnt to fonn a beliefas to their truth or
falsity and suc,h avennents nre thercforc denicd, To the extent thnt paragraph 22 contains
conclusions of law, no response is required,
WHEREFORE, Answering Defendants respectfully request that this Court enter
judgment in their favor and against all other partics and that this Court dismiss the Amended
Complaint with prejudice and award Answering Defendants their costs, including attorneys' fees,
as allowed by law,
23.
granted.
24,
NEW MATTER
Plaintiff's Amended Complaint fails to state a claim upon which relief may be
Plaintiff's Amended Complaint is or may be barred by the applicable statute of
limitations.
25. Plaintiff's Amended Complaint is or may be barred by the doctrine of laches,
26. PllIintitl's Amended Complaint is or may be barred by the Pennsylvania
Self-Service Storage Facility Act.
27. PlaintifPs Amended Complaint is or may be barred and/or limited by the terms of
the Stor-Mor Warehousing, Ltd, Rental Agreement entered into on December 28, 1992 and in
effect in throughout plaintiffs tenancy, In particular, paragraph I which provides that "[I]essee
shall pay as rental for the premises the sum of, , , monthly ON OR BEFORE THE FIRST DAY
OF EACH MONTH" (emphasis in original); and paragraph 2 which provides that "[w]hen the
lessee has been in default continuously for a period of thirty (30) days, the Lessor shall have the
right to deny the Lessee access to the leased premises, to enter the leased premises and remove
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Motion for SummarY Jud"ment on All Causes of AIkllim
2, Plaintiff entered into u written contruct with defendant, Stor-Mor Wurehousing,
LId" on December 28,1992, A copy of the contract is attuched hereto us Exhibit "B,"
3, The contract provides: (a) rent is due on or ubout the first of euch month; (b)
fuilure to puy rent when due constitutes default; (c) all modificutions to the contmct must be in
writing and signed by both parties; (d) Lessee must provide Lcssor with written notice of uddress
change within ten (10) days; (e) if Lessee is in default for thirty (30) or more consecutive days,
and Lessor sends written notice of defuult to the uddress listed on the contract and Lessee docs
not rectify the default, Lessor may advertise for sale and sell Lessee's goods; und (f) notice is
efficient and sufficient upon mailing by U.S, Mail. ~ Exhibit "B,"
4. Plaintiff, pel' his own admission, wus in ctefault for failure to pay rent on or about
the first of the month, ~ Transcript of the Deposition of Q, Reeder Patton, attached hereto as
Exhibit "C" at pp. 64:2-7, 16-18, 19-25; 65: I, 10-25; 66:6-15; 67:11-25; 68: 1-3,
5. Pursuant to the contract, Uncle Bob's sent notice of default and lien sale on March
14,1996 and March 25,1996, which are attached hereto as Exhibits "D" and "E" respectively,
6, Despite the lien sale notices, plaintiff failed to cure the default; bis property was
advertised for sale and sold at auction on April 18, 1996, A copy of the advertisement for
auction Is attached hereto as Exhibit "F,"
7, Summary judgment is permitted when no genuine issue of material fact as to a
necessary element of the cause of action exists, Se(,". PA, R, CIV. PRO, 1035.2.
PH1\l89481.1
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8. Whcn all opposing party makes an orullldmlssioll, it is considered an
"unconditional surrender" lInd summary judgment may be granted, Gllrcill and Gllrcla v...sAY~
y.,Pennsvlvanla House, 402 Pa, Super, 324, 586 A,2d 1375 (1991) (citations omlttcd),
9, Thc non. 'loving party mllY not rely merely on IIl1egatlons in the pleadings; he
"must set forth specific fllcts showing tlllltthere is 1I genuine issue for trial." M.lI.rks v, TasnUlll,
527 I'a, 132, 135, 589 A.2d 205, 206 (1991),
10. Plaintiff alleges that defendllnt breached the contrnct; however, in his deposition,
plaintiff admitted that he WlIS in default of the contract for failure to pay his rent on, or before,
the first of the month. ~Exhibit"C" atpp,64:2-7,16-18, 19-25;65:1,10-25;66:6-15;67:11-
25; 68: 1-3,
II, Plaintiff further admitted that both notices of deJlIultlisted his correct IIddress at
the time they were sent by Uncle Bob's. ~ Exhibit "C" at pp, 68:22-25; 69: 19-25.
12, III his Amended Complaint, plaintiff claims that there WllS a modification of the
contract during the alleged "course of pcrformance of the IIgreement." Exhibit "A" at 'I 9. There
are no allegations that there were any written or oral modifications between the parties, and
plaintiff admitted thllt no other contracts, either verbally or in written form, existed between the
plaintiff and Uncle Bob's, in direct contravention of the unambiguous terms of the contract. &
~eneral\y, Exhibit "A"; Exhibit "C" at p. 51: 1-20; Exhibit "BOO, Moreover, there is no evidence
that there was any modification of the contract by the conduct of the parties, as plaintiff admits
that Uncle Bob's never assented to the modification, See Exhibit "COO at pp, 58-60; w;.lllli2,
~ckner v. Baldwin Two, School Dist" 405 Pa, 197,200, 175 A,2d 73, 75 (1961) (holding that
PH1\'\89482.1
-3-
"the mere suggestion or possibility of II contract urising from trl\nsuclions between the parties is
not enough; there muM bc evidence uuthorizing more than u conjecture or surmise" IInd "a
modification to u contract must be of such specificity and dircctness liS to leave no doubt of the
intention of the pllrties to change what they hud previously solemnized by u formal document");
TamaQua BorolUID v, Rush Twp, Sewer Auth" 85 Pa, Cmnwlth, 421,429-30,482 A,2d 1167,
1172 (1984) (holding thut modification to a contract by the conduct of the parties must be proven
by "c1e(lrand con vine/III: evidence, "),
13. As the plaintiff not only admitted he was in dcfault of the cont1'Uct, but further
admitted that no other contract existed other than the contract attached hcreto as Exhibit "B,"
there is no genuine issue of material fact to support this action,
14, Self-storage facilities are governed by the Pennsylvania Self-Storage Pacility Act,
73 P,S. ~ 1901,!.1l.Jill!l,. (hereinafter the "Act"),
15. The Act defines a default as "failure timely to perform any obligation or duty set
forth in this Act or the rental agreement." ~ 73 P.S, ~ 1902,
16, Per the Act, if the occupant is in continuous default for a period of thirty (30)
days, the owner shall have the right to deny the occupant access to the leased space and, after
written notice of default, may proceed in advertising and subsequently selling the occupant's
goods, ~ 73 P.S, ~. lOO5(a)(b),
17. Notice must be sent to thc "last known address" which is defined in the Act as
"that address provided by thc occupant in the late!lt rental agreemcnt or the address provided by
the occupant in a subsequent notice of a change of address," ~ 73 P.S, ~ 1902.
PHl\m48l.1
-4-
.,
18, After written notice to the owner, the pending salc must be advertised two (2)
times before the sille in a newspaper of local, gcncrnl, circulation where the self-service storuge is
located, ~ 73 P,S, ~ 1907,
19, Notice of the lien sale was sent vialJ,S, Mall by the defendant on March 14, 1996
and again on March 25, 19%, ~. Exhibits "[)" and "E,"
20. After the two notices of lien salc werc sent to the owner, Unclc Bob's hired KflITY
Pae Auctioneers, Inc, to advertise und conduct the sule, S.Q.Q Kerry PlIe Auctioneers, Inc.'s
Answers to Interroglltories, attached hereto as Exhibit "0" ilt pp, 4 and 6,
21. The sale was advertiscd in the Ouide und the Putriot News us to the uuction of
plaintiffs goods on April 18, 1996, Copics of thc advertiscmcnts are ulluchcd herewith as
Exhibit "0,"
22, Plaintiffs second Count of Conversion must ulso fail as thcre Is no question of
material fact to submit to ajury as Uncle Bob's leglllly took possession of plaintiffs property, per
the Self-Storage Act.
WHEREFORE, defendants Uncle Bob's Self-Storage and Stor-Mol' Warehousing
respectfully request that this Court grant their Motion, enter judgment in their favor and against
plaintiff, and dismiss plaintiff's Complaint and Amcnded Complaint with prejudice,
.Motion for Partial SUl1lIIlIl[v .Judlfment on Damalfe!!
23. Uncle Bob's incorporates by reference paragraphs I through 22 of it.s Motion for
Summary Judgment on All Causes of Action as if sct forth fully hcrein at length,
24, In the altcrnative, plaintiff's rccovcry, if any, is limited because he admitted, in his
dcposltlon, that he did not own a multitude of items in the storage unit.
PI12\IR94R2.1
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