HomeMy WebLinkAbout94-06171
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.. 'u~.u.nt to the t.rm. of the L...., Aa. .1.0 .x.~ci..d it.
option to ext.nd the Aa. LaU. for .n .dditional y.ar .nd .1Ib..qu.nt
to th.t, the p.~ti.. in w~itin9 .9~..d to . n.w 1.... fo~ . five
y..~ t.ra .. of Ap~il 15, 1".. copi.. of the option .x.~ci.. .nd
the .9~....nt fo~ . five y..~ 1.... .n .tt.ch.d h.~.to coU.ctiv.ly
.. Bxhib1t .a..
4. Denied. ABS failed to exerci.e ita option to .xtand the
I ABS lea.e in that it failed to provide the landlord at le..t forty-
.: five day. written notice prior to the end of the firat ye.r term of
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'I the lea.e. See Exhibit "A" attached hereto and incorpor.ted by
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I reference, indicatinq that notic~ of the .eme wa. provided to ABS
i immediately after it attempted to exercise its option to .xtend the
lease. Had ABS succ.ssfully exercised its option to extend the ABS
.' lea.., there would have been no need to aqree to a "new l.a.. .. of
':April 15, 1994..
Furthermore, ABS, throuqh it. officer. and
.mploye.., has repudiated the existence of the aqreem.nt of April
15, 1994.
i partie..
As a re.ult, there is no expre.s lea.. b.twe.n the
Mr. Obenstine'. acceptance of monthly rental paym.nt.
'I created a month-to-month periodic tenancy with ABS.
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5. on o~ .bout Nov.mb.r 8, 1993, R.Uabl. .nt.~.d into.
cOlllllla~oial L.... with the D.f.nd.nt .nd hi. wU. to ~.nt .
9.~.9./.to~.9. .~.. .pproxim.t.ly 21 ft x 60 ft. with .n ov.~h..d
9.~.9. doo~ on the no~th aid. of the P~.mia.. (har.inaft.~ the
"Reliabl. L.....). A copy of th.t L.... i. .tt.oh.d h.~.to ..
Bxhibit .c..
5. Admitted, but by way of further an.w.r, the R.li.bl. L....
w.. per.onally quarant.ed by Peter O'SheA. Moreov.r, the R.li.bl.
L.... expired on April 30, 1994. There wa. no option to r.n.w.
A. . reeult, there i. no expre.s lea.e b.twe.n the p.rti... Kr.
Ob.n.tin.'. .ccept.nc. of monthly rental payment. cr.at.d . month-
to-month p.riodic ten.ncy with Relianc..
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6. Th. area. l....d by All .nd ReUabl. .nd the ar... r..uved
.nd u..d by the D.f.nd.nt tor hi. own b~.in..., .r. .11 . part of
the .ame c_rcbl f.ciUty, but each .n. 11 controll.d by it. 0Wll
.ntry .nd .xit..
6. Admitt.d. By way of furth.r an.w.r, Mr. Ob.n.tin.'.
bu.in... i. the retail ..1. of ic. cr.am primsrily through
,n.ighborhood ic. cream truck., but the d.f.ndant al.o ..11. ic.
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: I cr.am to the public from the .am. building in which the l....d
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ii pr.mi... are locat.d.
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COURT I - INJUNCTIVE RBLIIP/aUIBT BNJOYKBMT
7. Th. .v.rment. of P.ragr.ph 1 through 6 .r. incorpor.t.d
h.r.in by r.f.r.na. .. though th.y w.r. fully ..t forth h.r.in .t
l.ngth.
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7. The anewere to the av.rment. of paragr.ph. 1 through 6 ar.
h.rein by reference ae though they w.r. fully ..t
at length.
e. Th. t.rm. of the All L.... .pacific.lly provide th.t '0
long .. the T.n.nt i. not in d.f.ult und.r the L...., the '~aaDt
_y paac.ably aDd qui.tly bu., bold aDd .njoy tM ft.-1... f_ tboI
~~ of the Le..... Although not .xpr...ly .t.t.d in the Reliabl.
L...., .n illpU.d coven.nt to qui.t enjoyment of the l....d prelli...
exi.t. und.r the R.li.bl. L.... .. well.
Ii 8. Deni.d. It i. Mr. Obenetine'D po.ition that there i. no
eXDre.. leaee pre.ently in effect betw.en the parti... Implicit
1..... may contain an implied warranty of quiet .njoym.nt, but th.t
qu..tion i. one of law, not of fact, .nd a. .uch requir.. no
r..pon.iv. pleading I but, .hould the court interpr.t .uch an
averm.nt to be one of fact, it i. d.ni.d.
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t. linc. app~olC1utely the b.ginning of octobu ln4, the
Def.ndant h.. .ngag.d in conduct in nagunt dbugard of the
.laintifb' right. to peac.ably and qui.tly .njoy th.i~ l....d
p~..i..., which act. includ., but a~. not limit.d to the following,
9. Denied in part and admitt.d in part, for the reaaon. ..t
forth more Ipecifically belowl
a) On nUM~OU' occ..ion., the D.bndant ha. b..n upon the
p~_h.. phylicaUy b.ating hb wif. and db~upt1ng the o~darly
conduct of the 'laintiff.,. bu.in...... On on. .uch occa.ion, the
D.f.ndant aha..d hh wif. into ABS" offic.. th~.at.ning to b.at har
in f~ont of the .laintiff'. ..ploy.... On. mo~. than on. ocaa.ion,
the Low.~ All.n .olic. have b..n call.d to the .~..i... to a~~..t
the D.f.ndant.
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9a) Denied. On the contrary, Mr. and Mrs. Obenstin. have
a loving and supportive relationship. On the one occalion in
which a domestic argument spilled over into the l....d
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pr.mi..., the tenants were newly moved
di.turbance of the plaintiffo by the
unint.ntion.l and emphatically singular.
wa.
in. Any
def.ndant
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b)
follow.d
.nt.ring
the doo~
During the w..k of OCtob.r 11, 1994, the Def.ndant
on. of ABS'. ..ploy..., on. J.... Gallagh.r, a. h. w..
the p~.mi... f~om the parking lot .nd .hov.d him through
tor no appar.nt r.a.on.
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9b) Deni.d. It ia denied th.t the defendant .hov.d J....
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G.llagh.r through the door.
By way of further .nawer, Mr.
Oben.tine w.. following Mr. G.ll.gher, moving quickly, .nd,
unfortunately, not watching where he w.s going. Mr. Oben.tin.
tripped over the curb and f.ll into Mr. G.ll.gh.r. No harm
w.. intended. but all .pologie. fell on d.af .are. S..
.ttach.d Exhibit "B" being a photograph of the dte of the
incident all.ged in plaintiffe' complaint. S.. al.o Exhibit
"G" attach.d h.reto and incorpor.ted herein by r.fereno..
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cIon october 24, 19'4, the D.f.ndant confront.d on. of
Reliabl.'a for...n, on. Mike .troND, .pit in hi. f.c., c.ll.d him
nlllllltrou. and foul wlgaritia. .nd g.n.r.Uy d.....n.d .nd d.fUlad the
..ploy.. for no .pp.r.nt r.a.on.
90) Denied. The confrontation between Mr. Oben.tine and
the plaintiff'. foreman of October 22, 1994 wa. a re.ult of
that individual'. flagrant die regard of a po.ted "No Parking"
.ign and repeated reque.t. of Mr. Oben.tine for the
plaintiff'. not to park in the front lot. Mr. Oben.tine never
.pit in Mr. Strohm'. face. Mr. Oben.tine never demeaned or
defamed Mr. Strohm. Any profanity occurring during the cour.e
of the conver.ation wa. mutual and reciprocated.
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dl During the fir.t w..k of octob.r 1994, on. of Reliable"
.mploy..., on. Henry .arlup, caught the Def.ndant .t 11.30 .M
rifling through ABS'. bu.in... offic. and wh.n a.k.d what h. va.
doing th.r., the D.f.ndant all.gedly r..pond.d that h. wa. going to
cl.an out the air v.nt..
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9d) Admitted in part and denied in part. Mr. Obenltine
wa. indeed cleaning out the air ventI at the plaintiff.'
reque.t when an intoxicated Mr. Barlup noticed him on the
lea.ed premieel. The plaintiffe were aware that Mr. Obenetine
commonly performed the maintenance servicee required of him a.
landlord well after business hours.
, '1 on nlllllltrou. oeea.ion. during the wa.k of octob.r 2S, 1994,
" the D.f.ndant walk.d aero.. the front of the pr.mi... while giving
wlgar hand .ignal. toward. ASS ..ploy....
ge, Admitted, but by way of further anlwer, euch eignal.
have been a oommon method of communication utilized between
the partiee and their employeee from the beginning of the
relationehip. Such eignaI. were initially good-natured on
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both dd.., but in recent week. the friction between the
partiel hal e.ealated.
f) It i. believ.d that over the weekend of October 22, 1994,
the Def.ndant kick.d in the door. on two of Re1iabl.'. truckl which
were lawfully park.d upon the prellli.... The footprint. on the truck
door. match.d the 101.. of the Defend.nt'. .n..ker..
9f) Denied. Mr. Oben.tine did not kick in the door of
any of the plaintiffl' truckl.
Mr. Obenltine i. unaware
whether any of plaintiffl' truckl are parked lawfully upon the
premilel or whether any footprint. IIUltch the lole. of hi.
.neakerl, and therefore deniel the allegationl.
9) on at l.aat two other occaaion., the Dd.ndant told
.laintiff.' .mploy... that the truck. would be .tripp.d and that
they would find th.m in .hiladelphia.
9g) Denied. Mr. Obenetine told lame of the plaintiffl'
employeel that he would attempt to have towed any of their
il vehiclel which were parked in defiance of hi. reque.t that
they not park in the front lot. Mr. Oben.tine Itated that he
"could not care lell if they ended up in Philadelphia." Mr.
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Oben.tine never threatoned to perform an illegal act.
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hI on another occadon, the Def.ndant call.d one of AlII'.
competitor'. and a.k.d for it. help to g.t rid of AlII frOl\\ the
.r.mi....
9h) Admitted in part and denied in part. It i. admitted
that the defendant called one of Reliable'l competitor., but
alked only for information al to what lort of chemical I
Reliable might be uling that are cauling luch damage to the
premilel. The plaintiffl refuled to dilclole to Mr. Oben.tine
what they were doing with eo many gallonl of what appeared to
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be corrodve materials and whether .uch materiah could be
harmful to persons on property for which he i. responsible.
1) On atill yat anothar ooeaaion, the Defandant eallad the
landlord for AlS'a .re.idant, ona .etar O'Shea, and aneouravad the
landlord to evict o'shaa f~om hi. home.
9i) Admitted in part and denied in part. It is admitt.d
that Mr. Obenstine called the wife of O'Shea'. landlord, an
individual known to Mr. Obenatine outside of his relationship
with the plaintiff's, in order to det.ermine whether plaintiffs
were giving their residential landlords as much difficulty as
they have given their commercial landlord. It is specifically
denied that Mr. Cbenstine encouraged O'Shea's landlord to
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evict him from hiB home.
His lllndlord needed no such
encouragement.
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j) when AlS attempted to have a private aeeurity firm in.tall
a aaeurity ay.tam in the premiae., the Defendant forced the
inataller to leave.
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9j) Admitted only inaofar as, when ABS attemptsd to have
a private security system installed on the prsmi.e. in
abrogation of the terms of the original lea.e, in abrogation
of the terme of a verbal agreement between the parti.. to give
the landlord a chance to review a proposed sy.tem in writing,
and in violation of a township ordinance requiring a per.it
before a private aecurity .ystem may be in.talled, Mr.
Oben.tine directed the installer to leave.
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k) On ..nr oeee.ion., the Defendant, without permi.eion froa
the .laintiff AlS, ha. u.ed AlS'. eleetrioity for the Defendant'.
buein~.. purpo.e., for hi. .oda machine and additionally, ha. u..d
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.nd oontlnu.. to u.. AI.', X.~ox ..ohln. wlthout ~.lmbu~....nt fo~
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9k) Admitted in part and denied in part. Mr. Oben.tine
wa. unaware until Service of the Complaint that hi. .oda
machine (frequently u.ed by employee. of the plaintiff.) wa.
on ASS'. electrical .y.tem. Mr. Oben.tine, a. of the time of
filing thi. an.wer, lacka knowledge .ufficient to form a
belief a. to the truth of the aUeqation, and therefore denie.
it. Should the .oda machine prove to be connected to the
electrical .y.tem of ABS, Mr. Oben.tine will willingly make
recompen.e for the u.e of electricity and move the machine
immediately .hould the plaintiff. .0 de.ire. It i. admitted
that Mr. Oben.tine ha. u.ed the Xerox machine without
I reimbur.emant, however, permi..ion wa. qranted for it. u.e and
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Ii reimbur.ement ha. never been reque.ted.
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I con.titute. a conclu.ion of law,
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10. All of the above .ct. by the D.f.nd.nt con.tltut. b~..oh..
of the 1.... ag~....nt. b.twe.n the p.~tl.. .nd .paclfic.lly, br..ch
the Pl.lntlff., rlght to p.ao.ably .nd qui.tly .njoy th.l~ l....d
p~U11....
10.
Denied.
The .tatement of the plaintiff. in paraqraph 10
and a. .uch require. no an.wer by
the defendant, but .hould the .tatemant be con.trued a. a que.tion
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of fact, lt i. denied.
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11. Th. .bov. .ot. by the Def.nd.nt and hh continuing oonduot
[do) to .ngage ln d.lla~ .uoh act. h.v. and wlll ocntinu. to o.u,.
lmmedi.t. .nd irr.p.rabl. h.rm to the Pl.lntiff. and th.l~
bll.ln......
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11. Denied. Strict proof thereof i. demanded.
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12. .l.intiff. h.v. no .d.qu.t. r...dy .t l.w in th.t mon.y
dUlAV" .lon. are not .uUici.nt to r...dy the br..ch.. by the
cef.nd.nt .nd peraan.nt injunctiv. r.li.f i. n.c....ry to ab.t. the
cef.nd.nt.. .ction. .nd .nforc. the 1..... b.twe.n the p.rti...
12. Denied. Strict proof thereof i. demanded.
COUH'l' II - IHJUHC'l'IVB RlLIBP /PARltIIIG
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13. Th. .v.rment. of p.r.gr.ph. 1 through 12 .r. incorpor.t.d
h.r.in by r.f.r.nc. .. though th.y w.r. fully ..t forth h.r.in .t
l.ngth.
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:1 are incorporated herein
i forth herein at length.
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13. The an.wers to the averments of paragraph. 1 through 12
by raference as though they were fully .et
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14. paragr.ph 23 of the ABa t.... provid.. th.t -~D&Dt .~
it. ....101... .ball be &DUtl.. (lic) to u.. .:&i.UDg parlUD9 OD tbe
gr~ of tlw 1...acI prai.... at DO CWlI'I to taDallt.- .arking i.
.1.0 p.rmitt.d on or about Reliabl.'. pr.mi... .. . n.e....ry
appurt.n.nc. th.r.to .nd .ueh u.. furth.r ha. ba.n r.tifi.d from the
b.ginning of the Reliabl. 1.... by the conduct of the p.rti...
'I 14. Admitted in part and denied in part. Paragraph 23 of the
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:ABS Lea.e i. no longer a valid provi.ion.
It h admitted that
,[parking i. permitted on or about Reliable'. premi.e.. Conduct of
the partie., however, ha. not ratified the plaintiff.' intended u.e
of the available parking facilitie.. There i. no ratification of
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'the plaintiff.' conduct i. light of the landlord'. arduou.,
.trenuou., and continuous objection to plaintiffs' IJI,hu.e of
parking priviloge..
l~. In dir.ct viol.tion and br..eh of the l.a.. .gr....nt.,
the D.f.nd.nt h.. .ng.g.d in the f.ollowing .ct..
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15. Admitt.d in part and d.ni.d in part for the r.a.on. ..t
forth b.low I
alan lunday, october 9, 1994, the Defendant, without notice
to Plaintifh and without apparent reaaon of necea.ity, had a
IUcad.. .ealar apraad over the antira parkinv araa around tha
prallbe. and in.tructad plaintifh not to park on tile prellli.e. until
tile follovinv TUe.day.
15a) Admitted in part and deni.d in part. Mr. Oben.Une,
a. landlord, i. re.pon.ible for all common pathw.y. of the
l....d premi.e..
The front and rear parking lot. have
.uffered .xten.iv. damage a. a re.ult of the action. of the
plaintiff.. Both lot. were damaged by hydraulic fluid, inter
alia, from the plaintiff.' dump truck.. Mr. Oben.tine'. ice
cream enterpri.e invite. member. of the public on to the
pr.mi.e. in question.
The hydraulic fluid i. extr.mely
.lippery and potentially dangerou.. The comp.ny which could
r....l the p.rking lot wa. available only on .hort notice.
Mr. Oben.tin. wa. very fortunate to have b..n able to get th_
to re.eal the front lot on . Sund.y -- the only d.y of the
w.ek on \#hich ABS ie not open for bu. in... .
Mr. Oben.tin.
gave the pl.intiff. .uch notice .. h. wa. able.
bl on Thunday, october 13, 1994, the Defendant, again without
notice and during Plaintiff.' budne.. houra, inatructed thell to
rellOve all their vellicle. ao that the parking area. could be
iaDediat.ely ..aled again, Deapite ABI'a oUer to reillbur.e the
Defendant to have tll. prelli.e. .ealed on a non-bu.ine.. day, the
Defendant. procaaded to .aal the prami.e. .uch that no ent.ry or exit.
could be had from tlla prallhea without crolling fre.h .ealer.
rurther, none of t.he plaint.iffa' vahicla. could ba DOved on or off
tha premi.e..
15b) Admitted in p.rt .nd deni.d in p.rt. On Monday .nd
Tu..day, October 10 and 11 of 1994, officer. .nd employee. of
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the plaintifh dbr.g.rded tape plaoed by the oontraotor.
performing the r....ling .nd drove over the .Ull wet mao.d...
Mr. Ob.netin. w.. foro.d to r.o.ll the ...ling oompany .nd ..k
them to r....l the lot. Th.y were un.v.il.bl. to return on a
Sund.y a .eoond time. It i. .peoifio.lly deni.d that non. of
the plaintHh' v.hiole. oould be moved on or off the premb..
.. . r..ult of any .otion of Mr. Ob.n.tin.. A gr.v.l driveway
provid.. .ooe.. to the publio ro.d.
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C) On numerou. occadon., the D.fendant ha. notifi.d the
Plaintiff. that th.y do not have the right to park th.ir v.bicl..
upon tb. pr.mi.... .a..d upon thi. mi.tak.n b.li.f, the Defendant
ha. oall.d tow truck. to r.mov. the Plaintiff., v.hicl...
150) D.nied.
Mr. Ob.n.tin. h.. reque.t.d th.t the
pl.intifh refrain from parking in the front lot of the
premi..., where hi. public ioe oream bu.ine.. i. loc.ted.
Becau.. the 1..... have evolved into p.riodic t.nanoie., the
l.ndlord ha. a right to make r.a.anable r.que.t.. The
pl.intiff. have adequate parking .vail.bl. to them on and off
the pr.mi... ev.n without parking on the front lot. It i.
admitt.d that, after numerous requ..t. and po.ting of .ign.,
the defendant oall.d tow truok. to r.mov. v.hiole. of the
plaintifh.
d) on numerous occa.ion., the D.fendant ha. mov.d hi. vebicl..
.0 al to block and pr.vent the Plaintiff. or any of th.ir employe..
fr~ parking on the pr.mi..., or frea zoving any of their car..
15d) Admitt.d only in.ofar a. Mr. Oben.tine wa.
attempting to prev.nt v.hiol.. from parking on the wet
IUaadUl. The plaintifh had torn down tape barrier. .et up by
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the .ealing contractor. and by the defendant. The plaintiff.
had driven over the wet macadu .on numerou. oeca.ion... The
plaintiff. had actually permitt.d the ..curity guard to walk
hie dog over the wet macadUl. Theil: print. re_in in the
pavement. The plaintiff. .till could park on the back lot of
the premi.e., acee..ed by the gravel driveway.
.1 During th. week of october ~4, 1994, th. Def.ndant po.t.d
.ign. on th. pr.mi... indicating that any v.hicl.. park.d upon the
pr..i... aft.r 10100 PM would b. towed.
l5e) Denied. Mr. Oben.tine po.ted signa in the front lot
only, indicating that vehiclel parked in the front lot between
the hour. of ten p.m. to .even a.m. Monday through Friday and
from .ix p.m. Saturday through Monday morning would be towed.
The .igna a180 directed that "All Employeel Park in Rear Lot..
fl During th. w.ek of octob.r 17, 1994, th. D.f.ndant forcibly
.nter.d a truck and pu.h.d it into. fir. lane off th. prUli....
wh.n an .mploye. cu. t,o r.mov. th. v.hicl. frOll th. fir. lan., th.
Def.ndant .tood in front of th. v.hicl. to pr.v.nt it. r.moval.
l5f) Admitted in part and denied in part. Mr. Oben.tine
ha. never f01'cibly entered a truck, nor hae he ever pu.hed one
into a fire lane off the prem1le.. It 11 adlllitted that Mr.
Oben.tine .tood in front of a vehicle to prevent it. return
back onto the premieel.
gl Mo.t r.c.ntly, th. Def.ndant haa continu.d to park hie Duap
Truck and Ie. Cr... Truck. on th. pr.mh.. .0 that no parking 18
po..ibl. on th. pr..i....
l5g) Admitted only inlofar a. Mr. Oben.tine wa.
attempting to prevent vehiclel from parking on the wet
macadam. The plaintiffs had torn down tape barrier. .et up
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by the ..aling contracton and by the d.f.ndant. The
plaintiff. had driv.n ov.r the w.t ...cadam "on nUllleroua
accalion.." Th. plaintiffa had actually p.rmitt.d the
a.curity guard to walk hi. dog ov.r the wet ...cada.. Th.ir
print. r.main in the pave..nt. Th. plaintiffa atill can
park on the back lot of the pre.i.e., acc....d by the grav.l
driv.way.
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16. Th. above act. by the D.t.ndant .. outlin.d in
,.r.graph. 15 (') through (9) con.titut. dir.ct .nd tl.gr.nt
br..ch.. ot the 1.... .gr..ment. betw..n the p.rti.. .nd
.pacitic.lly, br..ch the pl.intitt., right to p.rk th.ir v.hicl..
upon the pr.mi....
16. Denied. The .onth to month periodic tenanci.. of the
partie. make no mention of any right to park upon the pr..i....
Furthermore, parking has remain.d available to the plaintiff. in
II the back lot throughout the period in que.tion.
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1"1. Th. above act. by the D.t.nd.nt .nd hie continuing
thr.at to .ng.g. in .imil.r .uch act. have .nd will continu. to
cau.. immedi.t. .nd irr.p.rabl. h.rm to the plaintitt. .nd their
bll.in..... .
17. Denied. Strict proof thereof i. demanded.
18. ,l.intitt. are without .n ad.qu.t. r.medy .t l.w and
mon.y damag.. alone ar. not .uttici.nt to ramady the br..ch.. by
the Dd.nd.nt. '.rIlAn.nt injunctive nU.t ie ...c...ary to &be
the Det.nd.nt'. action. .nd .ntorc. the 1.... .gr....nt. betwe.n
the parti...
18. D.nied. Strict proof thereof i. demanded.
COURr III - RlSTORATIOR or UTILITIBS
19. Th. .v.rmenta ot ,.r.gr.ph. 1 through 11 .re
inoorpor.tad h.r.in by r.t.r.nc. .a though th.y wera tully ..t
forth harain .t langth.
COURT IV - NORBY DA~anws
25. Th. av.rment. of .ara9raph. 1 throu9h 24 are
incorpcrat.d her.in b.y r.f.r.nc. a. thou9h th.y war. fully a.t
forth h.r.in at 1.n9th.
25. The answers to the averments of paragraphs 1 through 26
are incorporated herein by reference as though they were fully
ii set forth herein at length.
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26. Th. above d..crib.d act. by the Def.ndant h.v.
unlawfully int.rf.r.d with the .laintiff.' bu.in..... '0 a. to
cau.. a 10.. of cu.tomar. and bu.in... opportuniti...
26. Denied.
The defendant lacks knowledge suft1cient to
form a belief as to the truth of the allegation, and therefors
denies it. Strict proof thereof is demanded at trial.
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27. A. a furth.r r..ult of the D.f.ndant'. unlawful act.,
the Plaintifh have had to exp.nd moni.. to r.tain a ..ourity
9uard en the pr.mia.. in order to prot.ct iU.U a9ain.t the
Def.ndant'. action. and in an .ffort to inhibit the Def.ndant'.
!, di.ruptiv. conduct.
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27. Denied. It ia denied that Mr. Obenatine ha. taken any
acts which were or are unlawful.
It is denied that ths
plaintiffs retained a security guard as a reauli of any actions
,of Mr. Obenatine, as is evidenced by their intention to install
a security system earlier in the month.
28. Th. above d..cdb.d .ot. by the D.f.ndant are alao
tortiou. in natura .nd ar. .0 willful, malioiou., r.ckl... end
outra910u. II to ju.tity the impolition of comp.n.etory and
punitive dama9.' a9lin.t the D.fendant.
28. Denied. It is denied that any acta of the defendant
are tortious in nature.
It ia denied that any aota of the
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defendant were willful, malicious, reckless or outrageous as to
justify the imposition of damages, compensatory or otherwise.
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29. cl.im i. .1.0 h.r.by mad. for .ttorn.y f... incurr.d in
the pro..cution of thh .ction. pur.u.nt to par.gr.ph 22 of
Reliabl.'. 1.....
29. It is denied that plaintiffs are entitled to attorneys
fee. under Reliable's lea.e al that lease wae never extended or
renewed. If, however, the court Ihould determine that the terml
of the expre.1 leale between ReliAble Foundation Waterproofing .
Restoration, Inc. and Mr. Obenstine are still in effect, the
defendant would be entitled to request attorney's feel rather
than the plaintiffs under the circumstances.
)IBW MAT'l'Bij
30. The anlwers to the averments of paragraphs 1 through 29
are incorporated herein by reference as though they were fully
set forth herein at length.
31. All actions of defendant admitted to in an.wer were
jUltified, privileged, con.ented to by plaintiffs, caused no
dllllW.ge to the plaintiffs, or are compeneable in monetary damages.
32. With reapect to the allegationa lot forth in Count I of
the plaintiffa' Complaint (injunctive relief/quiet enjoyment),
the plaintiff I are not entitled to injunctive relief for the
reaaon that they have an adequate remedy at law.
32a) The plaintifh failed to aUege that suitable
alternative leaae apace ia unavailable.
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32b) The plaintiff. failed to all.ge that any damage.
done to them were unmea.urable or immea.urable.
32c) There i. nothing unique about the premi.e. or the
agreement under which they are lea.ed.
32d) The plaintiff. could have terminated the periodic
tenancy, sought alternate lease space, and brought .uit
against the defendant for the cost. of doing the .&me.
33) With respect to the aUegations set forth in Count II of
the plaintiffs' Complaint (injunctive relief/parking), the
plaintiffs are not entitled to injunctive relief for the rea.on
that they have not suffered irreparable harm.
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" 33a) Mr. Obenstine's attempts to repair the damage
caused to the parking lots are temporary inconvenience. at
the woret.
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33b) Off-premises parking is available in the immediate
vicinity of the plaintiffs' business.
33c) On-premises parking has been, and continue. to be,
available in the back lot.
33d) The ADS lease upon which the plaintiff. are ba.ing
their right to park was terminated effective April 30, 1994.
See Exhibit "A." Even under that lea.e, no right wa. ever
granted to park in specific areas, nor were limitation.
imposed upon the landlord preventing him from impo.ing
reasonable restrictions upon the use of the parking lot..
33e) With the exception of the period during which the
parking lot was being repaired, Mr. Oben.tine ha. had, and
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continue. to have, no objection to daily parking of
employee. in the front lot.
33f) Mr. Oben.tine object. to the u.e of the parking
loti for purpo.e. other than parking, Le. for vehicle
maintenance, repair, or .torage.
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34) With re.pect to the allegation. .et forth in Count III
of the plaintiffa' Complaint (re.toration of utiliti..), the
plaintiff. are not entitled to injunctive relief for the rea.on
that there i. no obligation on the part of the landlord to
provide utility water .ervice.
34a) Per the intent and mutual agreeMnt of the
parti.., the original Reliable lea.e wa. for .torage
purpo.e. only. See Paragraph 3 of the Commercial Lea.e and
Depo.it Receipt between Reliable and Mr. Oben.tine attached
hereto a. Exhibit .C" and incorporated herein by reference.
34b) At the time of .igning, a. well a. at the
conclu.ion, of the Reliable le18e, there wa. no water
utility .ervice to the lea.ed premi.e..
34c) A..uming arguendo that a right to water
utility .ervice exi.t., the u.e of the premile. a. a
.torage facility .uffer. no irreparable harm for the
lack of water utility .ervice.
34d) Mr. Oben.tine continu.. to attempt to provide
water utility .ervice to the lea.ed premi.e. in any event.
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COmrrBRCLAIM
35) The an.wer. to the averment. of paragraph. 1 through 2g
I: and the new matter .et forth in paragraph. 30 through 34 are
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incorporated herein by reference a. though they were fully .et
forth herein at length.
36) Plaintiffs, by and through the action. of it. officer.
and employee., have exten.ively damaged the parking lote of the
lea.ed premi.e. in a manner amounting to wa.te by engaging in the
following cour8e8 of conduct I
36a) by .pilling hydraulic fluid, an extremely elippery
petroleum product ueed in plaintiff.' dump trucks allover
the back lot of the premises. An estimate for repair of the
back lot, in an amount of $15,386.00, i. attached hereto a.
Exhibit "D" and incorporated herein by reference.
36b) by repeatedly travelling over freshly eealed
macadam, requiring its refini8hing. A receipt for eealing
the front lot, in an amount of $2,300.00, is attached hereto
a. Exhibit "E" and incorporated herein by reference.
36c) by permitting their employees to litter without
providing for its clean-up. Mr. Oben.tine purchased an air
blower for the .pecific purpo.e of cleaning up the litter of
the plaintiffs' employees, and was forced to take the time
to do .0 himselt leet the plaintiffs' litter become a
nuisance to neighboring propertiee.
36d) by dumping truck load. of concrete, eand, and till
on the parking lot. without placing any .ort of protective
bed down on the lot de8pite an oral agreement to the contrary.
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,I 37) Pl.intiff., by .nd through the .ction. of it. offic.r.
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, .nd .mploy..., h.ve eff.ctiv.ly .ubl.t the co_rci.l1y l....d
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" pr.mh.. to .n individual, one H.nry B.rlup, who make. u.. of the
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'I property.. hi. pl.c. of primary reeid.nc..
38) The pl.intiff. h.ve u.ed the lea.ed premi.e. to .tor.,
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, maintain, .nd rep.ir vehicl.... See Bxhibit "F" .tt.ched hereto
.nd incorporated by reference. Wh.t wa. originally . .tor.ge
.nd t.lemarketing facility has become Reliable'. primary ba.e of
operation. for it. ba.ement waterproofing .nd r..toration
contracting enterprise. This has had an adver.e effect upon the
defendant'. food .ervice business J.n addition to the unexpected
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increa.e in the wear and tear on the leaBed facilitie..
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~I 39) Damage to wall of building and to the external element
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;' of the central air conditioning sYBtem aB a result of negligent
I' operation and lor .upervision of the plaintiffs' vehicle.. See
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Bxhibit "G" attached hereto and incorporated by reference.
WHBREFORE, the defendant, David N. Obenstine, respectfully
., reque.t. that your Honorable Court enter judgment in hi. f.vor
and against the plaintiffs in an amount in excess of $20,000.00,
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, together with such co.t., attorney's fees, and other relief a.
the Court may deem just and proper.
Respectfully submitted,
a r=r.~.. ..qui.o
2108 Market Street, Aztec Building
Camp Hill, penn.ylvania 17011
ID' 46430 Tel. (717) 763-1800
Date I If.).. -71
!AMlRICAN BASBKBNT SYSTBMS, INC.
I and RBLIABLB FOUNDATION
WATBRPROOrING , RBSTORATION
I IN TBI COURT or COMMON PLBAB or
I CUKBIRLANDCOUNTY, PBHNSYLVANIA
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ilDAVID M. OBBNSTINB
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II above-captioned ca.e and that the fact. .et forth in the above
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An.wer and Motion are true and correct to the be.t of JJy
v..
No. 94-6171 BQUITY TBRM
CIVIL ACTION - IQUITY
VBRIPICATIOR
I, David N. Oben.tine, .tate that I am the Defendant in the
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i I knowledge, information, and belief.
I realize that fal.e
.tate_nt. herein are .ubject to the penaltie. for un.worn
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Ii faleHication to authoritie. under 18 'a. C.S. 5 4940.
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! I AMIlRICAH BASBMENT SYSTBMS INC.
~ I and RBLIABLB FOUNDATION
i WATBRPRooFING , RBSTORATION
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: DAVID M. OBBNSTINB
I IN TBB COURT OF COMMON PLBAS 0'
. CUMBBRLAND COUNTY, PBNNSYLVANIA
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I No. 94-6171 BQUITY TBRM
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I CIVIL ACTION - BQUITY
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CIRTIFICATB OF SIRVICB
I hereby -::ertify that I am thie day .erving a copy of the
~ foregoing Anewer, New Matter, and Croe.claim upon the pereon, and
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:1 requiremente of the Penneylvania Rulee of civil Procedure, by hand
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,I delivering the eame to the following individual..
. . Victor P. Stabile, Baquire
',Dilworth, paxeon, Kalieh' Kaufman
,Attorney. for the Plaintiff.
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Patrick F. Lauer, Jr., I.qu re
2108 Market Street, Altec Building
Camp Bill, Penneylvania 17011
ID' 46430 Telephone (717) 763-1800
II Date. if -z,- ~rr
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CONTRACT
p.tchlng . S..leo.tlng
C.rll.le, PA 249.3881
DON RINEHART
Tar .nd Chip
Driveway. . Parking Lot., etc.
Name 12:"h V, 'tp () 0 ~ tt s1,~1 <<-
Address jj j.! d. ,~rty 5" h Vt'J
Phone No.
Date ~~/ 2'~ I c;J
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0 DIGOUT
0 GRADING
0 STONING
0 ASPHALT
Pa~' Ir"A.t~
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I;\! SEAL COATING
~"unr""'rlG-
This work is guaranteed for I.l month tor
everything BUT Tire Marks, Pelroleum Spillage and
Vegetation,
800/0 Waler Drainage.
DOWN PAYME
BALANCE ___
Cu,lom.", Slgnalure
Paym.nlln lull upon compl.Uon
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AMERICAN BASEMENT SYSTEMS,
INC., AND REUABLE FOUNDATION
WATERPROOFING AND
RESTORATION,
PLAINTIFFS
V.
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
DAVID M, OBENSTINE,
DEFENDANT
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.
: 94.6171 EaUITY TERM
ORDER Qfl COURT
AND NOW, this 6th day of January, 1995, our having found defendant, David
M. Obenstine, In civil contempt on December 7, 1994, and being In receipt of briefs
on the Issue of sanctions, IT IS ORDERED:
(1) David M. Obenstlne Is fined $400 payable to American Basement System..
Ine" .. compensatory damages.
(2) David M. Obenstlne Is fined $1,500 payable to American Basement
Systems, Inc. I on account of attorney's fees necessitated by his civil contempt.
(3) The total fine of $1,900 shall be paid not later than February 1, 1995.
Edgar B, Bayley, J,
VlctOf' p, Stabile, Esquire
For Plaintiffs
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Matthew J. Eehelman, Esquire
For Defendant
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111 III ~H '95
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AMERICAN BASEMENT SYSTEMS, : IN THE COURT OF COMMON PLEAS OF
INC., AND REUABLE FOUNDATION : CUMBERLAND COUNTY, PENNSYLVANIA
WATERPROOFING AND
RESTORATION,
PLAINTIFFS
V.
DAVID M, OBENSTINE,
DEFENDANT
.
.
: 94.6171 EQUITY TERM
~
AND NOW, thla 6th day of January, 1995, a hearing will be acheduled on the
outltanding petition of David M. Obenstlne for relief, following notification by counael
that fin.. Impoaed In an order of this date payable to American Basement Systema,
Inc., have been paid In full.
Edgar B. Bayley, J.
Victor P. Stabile, eaqulre
For P1a1nt1fft
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Matthew J. eahelman, eaqulr.
For Detend8rlt
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AMERICAN BASEMENT SYSTEM, INC.: IN THE COURT OF COMMON PLEAS OF
AND REUABl.E FOUNDATION CUMBERLAND COUNTY, PENNSYLVANIA
WATERPROOFING AND
RESTORATION,
PLAINTIFFS
V.
DAVID M. OBENSTINE,
DEFENDANT
94-6171 EQUITY TERM
ORD~R OF COU8T
AND NOW, this t/ft-- day of November, 1994, following a hearing on a
petition for a preliminary injunction, IT IS ORDERED:
(1) The ex parte order entered on October 27, 1994, IS VACATED and
replaced with this order,
(2) Defondant, David M. Oben8tlne, shall Immediately turn on water service to
the facility leased by Reliable Foundation Waterproofing and Reetoratlon, and shall
not turn off such service for any reason without a prior order of court,
(3) Ab8ent an emergency, neither defendant nor ,,"yone acting on his behalf,
shall enter the facilities leased by American Basement Systems, Inc., and Reliable
foundation Waterproofing and Restoration, without twenty.four hours written notice
setting forth the stated purpose for such entry. Such entry, after written notice, shall
only be during the normal working hours of plaintiffs, If entry Is made during an
em"'gency, defendant shall provide plaintiffs, within twelve hours of such entry,
written notice of the entry with an explanation of the nature of the emergency.
(4) Defendant shall not restrict plaintiffs' employees, businesa visitors and
.
guMtl from entering the common breezeway to go between the I...eel facllltl.. of
American Basement Systems, Inc. and Reliable Foundation Waterproofing and
Reetoratlon, Defendant Ihalllmmedlately unlock any ar... that now prevent IUch
use of the breezeway.
(5) Plaintiffs shall not store materlall outside of their leased facllltl..,
(6) Plaintiffs shall not conduct repair work on vehicles or equipment outside
of their leased facUlties,
(7) All employees of Reliable Foundation Waterproofing and Restoration shall
park In the back of the leased facilities.
(8) One-half of the employees of American Basement Systems, Inc. shall park
In the back of the leased facUlties. The other one-half may use other areas of the
parking lot eround the premises.
(9) Defendant shall not have any vehicles of plaintiffs, Its employees,
bUlln... visitors or quests towed from the parking lot surrounding the leased
preml..., Defendant shall not block any such vehicles. The sole remedy for any
violation of paragraph 7 of this order shall be by contempt.
(10) The $500 security posted by plaintiffs with the Prothonotary pursuant to
the ex parte order shall continue In effect for this preliml!,arv Injunction.
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By the Co rt, ('
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Edger B. eayley, J.
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For Plaintiffs ~ f'
Patrick F. Lauer, Elqulre - ~"h f"'.J.. ~ p:.t.... ,jl.' )
For Defwldant ( ~ ~'1' "Jr"
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! I AMlRICAN BASBM1!lNT SYSTBMS INC. I
II and RIlLIABLB FOUNDATION I
II WATBRPROOFING , RBSTORATION :
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PLlIAS
VS.
IN THB COURT or COMMON
or CUMBERLAND COtmTY,
PENNSYLVANIA
No. 94-6171 BQUITY TBRM
DAVID M. OBBNSTINE
CIVIL ACTION - BQUITY
ORDER OF COURT
AND NOW, thh
day of
, 1994, it h
hereby ordered and decreed that a hearing shall be scheduled on
the above-captioned matter regarding the Defendant's Counter-
Claim to the Plaintiff'. Petition for Contempt, in Courtroom '2
of the Cumberland County Courthouse, Carlisle, Pennsylvania, on
o'clock,
the
day of
, 199_, at
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BY THE COURT
J.
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AMBRICAN BASBMENT SYSTBMS INC. I
and RELIABLB FOUNDATION I
WATBRPRooFING , RBSTORATION I
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DAVID M. OBENSTINE I
IN THB COURT OF COMMON PLEAS
OF CUMBBRLAND COUNTY,
PBNNSYLVANIA
No. 94-6171 BQUITY TERM
CIVIL ACTION - BQUITY
PBTITION TO SCHEDULB A HBARING
AND NOW, comee the Defendant, David M. Obenetine, by and
:, throuqh hia attorney., The Law Officee of Patrick P. Lauer,
Jr., and reepectfully petition. the Court a. follow.,
1. On November 17, 1994, Plaintiffe, American Ba.ement
Syetem., Inc., (ABS) and Reliable Foundation Waterproofinq and
Reetoration, (Reliable), petitioned thie Honorable Court to
find the Defendant in Contempt.
2. On Monday, November 28, 1994, Plaintiffe filed an
Amendment to their Petition for Contempt.
3. On Wedneeday, November 30, 1994, Defendant filed hi.
anewer to the Plaintiffe' Petition for ConteRpt and Amended
Petition for Contempt.
4. On November 30, 1994, Defendant aleo filed a Counter-
Claim to the Plaintiffe' Petitione includinq a Notice to Plead
within twenty day..
5. On December 1, 1994, thie Honorable Court held a
hearinq on the Plaintiff.' Petition. but refueed to hear any
teetimony reqardinq the Defendant'e Counter-Claim.
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6. On Deoember 1, 1994, this Honorable Court scheduled.
sentencing hearing for Wednesday, December 7, 1994 at 3100 PM
in Courtroom '2.
WHEREFORE, Defendant, David N. Obenstine, respectfully
requeste this Honorable Court to schedule a hearing on the
Counter-Claim for Contempt, and
WHEREFORE in the interest of convenience, the Defendant
request. that this Honorable Court schedule said hearing on the
Counter-Claim at the eame time as its December 7, 1994 hearing.
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Re.pect
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Eshelman, Esquire
Law Offic s of Patrick F. Lauer, Jr.
2108 Market Street, Aztec Building
Camp Hill, penn.ylvania 17011
ID' 72655 Tel. (717) 763-1800
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CBRTIFlCATB OF SBRVICB
I hereby certify that I am this day servinq a copy of the
foreqoinq PBTITION upon the person, and in the manner,
indioated below, which service satisfies the requirements of
the Pennsylvania Rules of Civil Procedure, by depositinq a copy
of the same with the United States Post Office at Camp Hill,
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Pennsylvania, throuqh first class mail, prepaid and addressed
II as follows I
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" Victor Stabile, Esq.
I: Dilworth, Paxson, Kalish, , Kauffman
Ii 305 North Front Street, Suite 403
Harrisburq, PA 17101-1236
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Matthew J. Es elman, Esquire
Law Offices Patrick F. Lauer, Jr.
2108 Market treet, Azteo Building
Camp Hill, ennsylvania 17011
ID' 72655 Tel. (717) 763-1800
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II.
PATRICK r,I.AIJU.JR
AIIOrne1 III 1.11..
lIIUlM.,kct.'hultl
.\/1'10: fhldJlII1(
C4mp filII P\ 11011
( n 1) 7f'l1 IlCOO
DEe () 21994
,Iv
AMBRICAN BASEMENT SYSTEMS INC. I IN THE COURT OF COMMON PLEAS
and RELIABLE FOUNDATION I OF CUMBERLAND COUNTY,
WATERPROOFING , RESTORATION I PENNSYLVANIA
I
vs. I No. 94-6171 BQUITY TERM
I
DAVID M. OBENSTINE I CIVIL ACTION - EQUITY
ORDER OF COURT
AND NOW, this
day of
, 1994, it is
hereby ordered and decreed that a hearing shall be .cheduled on
the above-captioned matter regarding the Defendant'. Counter-
Claim to the Plaintiff's Petition for Contempt, in Courtroom .2
of the Cumberland County Courthou.e, Carlisle, Pennsylvania, on
the
day of
, 199_, at
o'clock,
M.
BY THE COURT
_J.
AMBRICAN BASBMENT SYSTBMS INC. .
and RELIABLB FOUNDATION .
WATERPROOFING , RBSTORATION .
.
vs. .
.
DAVID H. OBBNSTINE .
IN THB COURT OF COMMON PLBAS
OF CUMBBRLAND COUNTY,
PENNSYLVANIA
No. 94-6171 EQUITY TERM
CIVIL ACTION - EQUITY
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PETITION TO SCHEDULE A HBARING
AND NOW, comes tho Defendant, David M. Obenstine, by and
through his attorneys, The Law Offices of Patrick F. Lauer,
Jr., and respectfully petitions the Court as follows.
1. On November 17, 1994, plaintiffs, American Basement
Sy.tems, Inc., (ABS) and Reliable Foundation Waterproofing and
Re.toration, (Reliable), petitioned this Honorable Court to
find the Defendant in Contempt.
2. On Monday, November 28, 1994, Plaintiffs filed an
Amendment to their Petition for Contempt.
3. On Wednesday, November 30, 1994, Defendant filed hi.
answer to the Plaintiffs' Petition for Contempt and Amendod
Petition for Contempt.
4. On November 30, 1994, Defendant also filed a Counter-
Claim to the Plaintiff.' Petitions including a Notice to Plead
within twenty day..
5. On December 1, 1994, this Honorable Court held a
hearing on the Plaintiff.' Petitions but refused to hear any
te.timony regarding the Defendant's Counter-Claim.
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6. On December 1, 1994, thi. Honorable Court .cheduled a
.entencing hearing for Wedne.day, December 7, 1994 at 3100 PM
in Courtroom '2.
WHBRBFORB, Defendant, David N. Oben.tine, re.pectfully
reque.t. thi. Honorable Court to .chedule a hearing on the
Counter-Claim for Contempt, and
WHBREFORB in the intere.t of convenience, the Defendant
reque.t. that thi. Honorable Court .chedule .aid heAring on the
Counter-Claim at the .ame time a. it. December 7, 1994 hearing.
tted,
..... 1t-/'2-{1
l.he1man, I.quire
Law Offic . of Patrick r. Lauer, Jr.
2108 Mar et Street, Aztec Building
Camp Hill, Penn.ylvania 17011
ID' 72655 Tel. (717) 763-1800
IN THI COURT or COMMON .LIAS
c::uH8DLAND COUNTY, .IIfNIYLVANIA
AllIltICAN 1A11M1HT 8YSTIMI,
INC., and RILIAIILI FOUNDATION
"ATDPROOrING AND U8TOItATION,
Plalntitt.,
CIVIL ACTION - IQUITY
DOC~IT No. .4-6111
v.
DAVID K. OBIN8TINI,
Det.ndent.
u.... 'to D..mmUft" COIlll'1'DCLaIM 'I'Q
PLalnl...' U.IID.D P...l..10. .0. co.......
AND NOW, COli.. the plaintiff. AII.rican B.....nt 8y.t..., :Eno.
(h.r.inafter "ABS") and Reliabl. roundation "at.rproofill9 and
...toration (h.r.inaft.r "R.liabl.") and file the to11ovinq
re.pon.e to the D.t.ndant'. Count.rclai. to Plaintiffl' banded
p.tition for Cont.mptl
10. The Ord.r .p.ak. for it..1f.
21. D.ni.d. At all time. material h.reto, R.liab1. ha. bean in
complianc. vith the Ord.r.
22. Deni.d. The Reliabl. ellp1oy.. va. unloading hll v.hicl. a. h.
va. peraitt.d to do. A controntation d.ve1op.d vh.n the D.fendant
provok.d the R.liab1. .mploy.. by tla.hing a ca..ra dir.ctly in
front of the ..ploy..'. .ye. and th.n .aking thr.at. againlt the
e.ployee'. fa.11y. Thll incid.nt v.. typical of conduct en919ed in
by the Def.ndant to har... the plaintiff. ..ploy... and thll one in
particular.
33. Th. Ord.r .p..k. for it..1f.
34. Deni.d th.t the 'l.intiff. h.v. .tor.d ..t.ri.1. out.id. of
~. pr..i.... Th. c...nt .ix.r could not be .ov.d fro. the .id. of
~. v.r.v. wh.r. lt wa. p1.c.d, .inc. the D.f.nd.nt p1.cad . 1arv.
tr.i1.r in the road pr.v.ntinq R.1i.b1. fro. movinv the .1x.r down
~. road throuvh the front of the buUdinq. Nor could the .1xer be
aov.d throuqh the .id. door, .. the mix.r 1. too l.rv. .nd w.iqh.
.pproxlm.t.1y 400 pound.. All r.maininq av.rm.nt. are d.nled.
25. Th. Ord.r .p.ak. for it..lf.
36. Admitt.d .nd d.nl.d. Admitt.d that on or .bout Nov.mber 31,
1994, 'laintiff. r.c.lv.d corr..pond.nc. advi.inq that the lock to
AIlS would be corr.ct.d. D.ni.d th1a wee on 24 hour notic.. To the
oontr.ry, the notic. was non-sp.cific a. to wh.n this would occur,
.xc.pt th.t it would happ.n in .xc... of 24 hour.. 8y w.y of
furth.r .v.rm.nt, the D.f.ndant .nt.r.d the pr..i... on Nov.aber
25, 1994, h.r....d the Plaintiff. employ... .nd n.ver corr.ct.d the
lock to AIlS'. pr..i..., in violation of this Court'. November 4,
1994 Order.
27. Deni.d. Th. D.f.ndant .nt.r.d the pr..i.e. for .n .lleqed
In.p.ctlon, h.ra...d employe.. and never changed the lock .. w..
r.pr..ented in prlor corre.pondenc..
21. Denied. 'lalntiff. incorporat. their .n.ver. to '26 .nd 27 ..
thouqh the .... were ..t forth h.rein .t lenqth.
29. Denled. On or .bout ..id date, Hr. O'Shea p.rked . v.hiol.
behlnd the d.f.ndant'. truck, .. this w.. the only .pace .v.il.bl.
1n the front pre.l.e. du. to the Defend.nt ..110iou.1y .nd
pUl'PO.dy blookin9 aU front parkin9 u.... Wh.n ..k.d to .ov. the
v.hiel., Mr. O'lh.a compli.d. All other av.ra.nt. ar. d.ni.d.
WHEREFORE, the 'laintiff. raqu..t that th. Def.ndant'.
Count.relaiato the Plaintiff.' Am.nd.d cont..pt p.tition be d.nied
and that the plaintiff. be award.d co.t. and attorn.y f... to
r..pond to the count.relaia pur.uant to 42 Pa. C.I.A. 12503 and for
.uGh oth.r r.li.f .. the Court d.... ju.t and prop.r.
11ft IIA'1"I'D 'fO (!()IIIft'DCLaIIl
30. Def.ndant fail. to .ll.q. any action. which would con.titut.
eont.apt und.r thi. Court'. Nov.mb.r 4, 1"4 Ord.r.
31. Def.ndant'. count.rclaia .hould be .trick.n .. proc.durally
inoorr.ct.
32. If any of th. Plaintiff.' conduct could uquably be conald.red
in violation of th. Court'. Nov.JDbar 4, 1994 Ord.r, whioh 11
d.ni.d, .aid conduct wa. .ad. n.c....ry a. . r..ult of the
Def.ndant'. vronqful conduct.
33. Th. Def.ndant 18 barred froa ...kinq r.U.f .. h. doe. not
po..... ol.an hand..
34. 'laintiff. r..pon... to ". 20 throu9h 2' are inoorpor.ted
h.r.in .. thouqh th.y w.r. fully ..t forth h.r.in at l.nqtb.
WHDJ:FOU, th. Plaintiff. reque.t th.t the D.f.ndant'.
Count.rclai. to the Plaintiff.' Am.nd.d Cont.apt '.tition be d.nied
and that th. Plaintiff. be awarded co.t. .nd .ttorn.y t... to
r..pond to th. Count.rolai. pur.u.nt to 42 P.. C.I.A. 12503 and for
.UGh .'hew weller .. the Cou~t d.... ju.t and p~op.~.
. .q.
Dllworth, pax.on, ~ali.h , laurr..n
305 North Front str..t, Suit. 403
Harri.bur9, PA 17101
(717) 236-4812
.-rID.' ~aeuew 30, llt4
, '
vntptCA'l'tON
8\lbjec~ ~o ~he pen.ltie. tor: tda1t1caUon to .u~hodUe.
pr..orlbed by 11 ,.. C.S. 54104, I her:eby cer:tlfy th.t I .. the
'r..ldent of American B.....nt Sy.te.., Inc., .nd a. .uthorl.ed to
uke ~b vuification on their behalf, and fur:ther, that ~he f.o~.
.~ated in the fore9oin9 An.w.r: to Defendant'. Counter:olal. ~o
Plaintiff.' Amended 'etition for: cont.mpt are true .nd corr:.c~ ~o
the be.t of .y p.r:.onal knowlad9a, information and balief.
Dated. D.o.aber: 21, 1114
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eZRTI.reATB a. SKRvrc.
I hereby certify that I have tbi. 21.t day of Deoeaber, 1"4
.el'VeeI . tne and oorreot copy of the foreCJoin9 upon the follow1...,
" flr.t-ola.. .ail, po.tage prepaidl
Patrick r. Lauer, Jr., ..q.
2101 Market street, Aztec BuildlnCJ
Ca.p Hill, PA 17011
Harry M. He.., ..q.
46 I. Philadelphia st.
York, Pa. 17401
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III Tal COURT or COIIIOII 'LIAS
CUHIIIRLIUfD COUNTY, 'INIfSYLVAlfIA
AIIIRlCAIf IUIHINT IYITIKI,
IIIC., arut RILIUL. FOUNDATION
WATIRPROOrlNQ AND RISTORATION,
'laintiff.,
CIVIL ACTION - IQUI'l'Y
DOCKET No. '4-6111
v.
DAVID II. OIDSTIN.,
D.f.ndant.
ILlI~I'" ...roll.. to D"BIID~"
... DftD an All.... 1UfD ... Oft_ 'l'O COIJll'l'DOLaIIl
AND NOW, co... the Plaintiff. Am.ric.n B.....nt Iy.t..., Ino.
(h.r.in.ft.r -ABS-) .nei .eli.ble .ouneiation w.t.rproofing and
...toration (h.r.inaft.r -..li.ble-) .nei file the follovinv
r..pon.. to the Def.neiant'. N.w Matt.r .nei An.w.r anei N.W Matt.r to
Count.rclai. a. follow.l
30. Iy way of n.pon.., the Plaintiff. incorporate th.ir av.n.nt.
to 1'. 1 - 2. .. though the .a.e were ..t forth h.r.in at l.nqtb.
31. Deni.d.. leg.l conclu.ion. r.quirinq no r..pon...
32. D.ni.d a. legal conclu.ion. requiring no r..pon...
(.) through (ei).
D.ni.d a. leg.l conclu.ion. requiring no
r..pon.e.
33. D.nied.. l.g.l conclu.ion. r.quiring no r..pon...
(.) Deni.ei. Th. D.f.neiant'. action. with regard to the
p.rking lot w.re don. with ..Uc. and int.nt to han the
'laintiff..
(b) Denled a. . 1.9al conclu.lon ~equl~lnv no ~e.pon... .,
vay of fu~th.~ .n.v.~, thl. .llav.tlon 1. l~~eleYant to
the .1.lntlff.' ~19ht to u.. p.~kin9 on the p~..l....
(0) A4altt.d .nd D.nl.d. 10.. p.rkinv 1. .y.l1.bl. in the
baok wh.n the D.fend.nt 1. not intuf.dnv vlth th.t u...
Thl. .ll.V.tion 1. irrel.v.nt to the Plaintiff.' d9ht to
u.e p.rkin9 In the front of the pr..i....
(d) Denl.d.. 1.9.1 conclu.ion. ~aqulrlnv no ~..pon... By
v.y of furth.r .n.v.r, the l.a.. .Vr....nt 9I'.nt. parki",
upon the pr..i... .nd i.po... no r..tdction .. to .paca.
Addltion.lly, the coun. of conduct .nd .vr....nt betw..n
the parti.. fro. the inc.pUon of the 1.... v.. to p4Irlllt
parkinv upon .11 the pr..i....
(.) Denl.d. Th. D.f.ndant'. .ction. .. all.v.d in the
.lalntiff.' co.pl.int contr.diot thl. .v.ra.nt.
(f) Deni.d in that after r.a.on.bl. iny..Uv.Uon, the
,laintiff. u. vithout .uffioient knl)vl.d9. to fOrll a
bali.f a. to the truth of th... av.ra.nt. .nd .trict
proof th.r.of 1. d..and.d .t ti.. of trl.1.
34. o.ni.d a. 1.9.1 conclu.ion. r.quirin9 no r..pon...
(a) By vay of an.v.r, the avr....nt .peak. for It..lf. By
vay of furthar an.ver, the 'laintiff.' intend.d u.e of
the var.v. .pac. .nd it. actual u.. vera known to the
o.fandant .nd _vraed to by hi..
(b) Denled. Wat.r ..rvio. va. proyided to Rellable .t .11
tl... ..tarial h.r.to.
(0) Denled.. laval conolu.lon. r.quirlnv no r..pon...
Cd) Denlld. Th. Deflndant aot.d .al1010u'lY ln turnl", orr
the vater to R.Uabll and refu.ld to turn lt bao~ on
untl1 ordlr.d by the Court.
D.... 'fO c!c)IJII'I'DCUIII
31. .y v.y of r..pon.., the Plal:tUtt. lncorpor.t. their av.nent.
to !" 1 - 29 .nd &'I.pon... to I"~ 30 thro\l9h 34 .. thO\l9h the ....
VIr. ..t torth h.r.ln at lln9th.
3.. It 1. d.ni.d th.t the Pl.intift. d..a9Id the .for...id lot ln
.ny ..nn.r th.t ,.o\lnt. to v..t.. Th. r..ainln9 .v.nent. are
d.ni.d .. 1'9.1 oonol\l.ion. rlquirlnv no rl.pon...
C.) Admltt.d .0.. f1\1id .pi11.d on the .id. lot. 'ald .plll
v.. ol..n.d \lP .nd ca\l.ld no da.a91 to the pr..iI... Th.
Pl.intlff. '1" vitho\lt .utfloi.nt knovled9' to form a
beU.t a. to the truth ot the nlainlnv av.nent. and
.triot proof th.r.of i. d..and.d at ti.. of trial.
Cb) O.ni.d. To the .xt.nt .ny trav.1 occurred ov.r the
..al.d .urfao.., it v.. aad. n.c....ry by the Det.ndant
...lin9 the P1.intlff. in the pr.li... durlnv bu.in...
hour., providin9 no notic. of the vork and r.f\l.l"9
r.a.on.bl. r.qu..t. to r..ch.dull the vork.
Co) O.ni.d. At an u... h.reto the p1aintift. ..lntalnld the
pr..i... .. r.quir.d \lnd.r the 1.... .gr....nt..
Cd) O.ni.d that any \ln10.dl"9 ea\l..d any da.a9' to the
.tor..aid lot. .trict proot th.r.of i. d...ndld at ti..
of trial.
37. Deni.d a. ll9al oono1\1.ion. &'Iquirin9 no r..pon... Iy vay or
f~~her an.ver, any .uch u.e va. done vlth the help and peral..lon
of the Defendant.
3.. A4alt~ed that the 'lalntlff. have u.ed the varave a. a varave
and ~o etore .aterlal., all vlth the con.ent, under.tandlnv and
peral..lon of the Defendant. All other avera.nt. ar. d.nled ln
tha~ the Plaintiff. are vlthout .ufflcl.nt knowl.dv. to fona a
ballef a. to the truth of the re.alnlnv av.na.nt. and .trlot proof
th.reof 1. d..and.d at ti.. of trial.
3.. Any d..ave v.. unint.ntional, .ini.al .nl! pro.ptly r.palred by
the Pl.lntiff.. strict proof th.nof b d..and.d .t ti.. of trial.
Th. r.maininv .v.na.nt. .r. d.ni.d ln that the plaintiff. are
vlthou~ .ufflcl.nt knowl.dv. to form . bell.f .. to the truth of
th... av.rm.nt. .nd .trict proof tn.r.of i. d..and.d .t ti.. of
trial.
WHDBPORI, the ,laintiff. r.qu..t that jUdCJII.nt be .nt.r.d ln
th.lr favor, the D.f.ndant'. Count.rclal. di..l...d .nd th.t the
.l.intiff. be .w.rd.d co.t., f... and .uch oth.r r.li.f p.raitted
und.r the 1.... .vr....nt. .nd .. thi. Court d.... ju.t .nd proper.
lID Oft.. 'l'O comrr"C!L&11l
40. Th. D.f.ndant fail. to .t.t. .ny aau.. of .ction.
41. Any d...V.. coaplain.d of v.r. not cau..d by the 'l.intiff.,
vera cau..d by the D.f.ndant.' conduct, have alr.ady be.n r.peired
by the .l.intiff. and/or .r. not .ctionabl..
42. The Def.ndant do.. not h.v. cl.an hand. and ther.for., b
barr.d frea ...king r.li.f in vhol. or in part.
43. 011 .pill. .nd oth.r damav. to the lot. v.r. .xi.ting .nd/or
VlIRureA'l'rOM
.ubj.ct to the penalU.. for faldflcaUon ~o authoriU..
pra.orlbed by 11 'a. C.I. 14904, I haraby c.rtlfY ~ha~ I a. tha
Pl'a.ldan~ of AII.rican la....n~ Iy.ta.., Inc., and a. authorhacl ~o
ut. thl. veriUoatlon on thelr behalf, and f\ll'ther, ~ha~ ~ha fac~.
.tatad ln the forevolnv ae.pon.. to and Nav MattaI' and An.var and
.av Ka~~ar to counterclal. are trua and corr.ct to ~ha be.~ of ay
par.onal knovladva, lnformatlon and bell.f.
Datad. Decellbel' 21, 1994
CIRTI.IeATI O. ...VICI
I hereby certify that I have this 21.t day ot Deceaber, 1...
.e"ed a true and correct copy of the tOr8voinv upon the tollowl",
by tlr.~-claa. .all, poatave prepaid.
Patrick r. Lauer, Jr., la~.
210. Market Street, Astle Bulldin9
Caap Hill, PA 17011
Harry M. Ne.., I.~.
.. .. Philadelphia St.
York, Pa. 17401
, .
bttv..n AI, .nd It.U.bl., .uoh ~.t P....9. betv..n the two
p~..l... v.. a.d. 1.pe..ibl..
11. Th. .fo~..a14 oonduot by the D.f.nd.nt dl~.ot1y violat.. ,. ot
thi. Cou~t'. Nov.aber ., 199. Ord.r.
WHEREFOR., the Plaintiff. Am.rlo.n la....nt. Iy.t..., Ino.,
.nd R.U.bl. roundaUon and wat.rp~00f1n9 and It..toration
~..p.ctfully raqu..t that th1a Court a) hold the o.t.ndtlnt Davld ...
oben.tln., ln cont..pt of It. Nov.mber ., 1994 Ord.r, b) tln. and
lapo.. .uoh oth.r .anotlon., lncludln9 cost. and f... pur.uant to
42 Pa. C.S.A. 52503, upon the D.f.ndant, Davld II. Oben.tln., and 0)
1.po.. .uoh oth.~ r.ll.f that thia Court d.t.rlIIln.. oth.rvia. to be
ju.t and proper.
C!OIJII'f V - UllLADUL mrrRY alfD D..""UC'l'IOII O. ..o,..n
16. On or about laturday Nov.mber 26, 1994, ABS .ub.t:antl.Uy
aov.d f~o. the pr..i... a. a re.u1t of the D.f.ndant'. nWl.rou. .nd
oontlnulng br.aoh.. of the parU.., l.a.. agr....nt. Th. pr..ia..
had not be.n turn.d over to the D.fendant, how.v.r, .1no. ABS .t111
had prop.rty to .ov..
17. On Monday Nov.Jllber 28, 1"~, the D.f.ndant'. ooun..1 w..
,
.dvl.ad of the oont.nt of !16 and conf1rl11.d that the Def.ndant
vould not chang. any look. or dl.turb the pr..l....
18. On Monday n19ht, Nov.Jllber 28, 19'4, ABS r.turneeS to the
pr..l... to r..ov. the remainder of it. prop.rty, only to find that
the Def.ndant ohanCJ.d the look. to the buUdlnCJ, r..ov.d aU carpet
runn.r. and d..oU.h.d AIlS' r,o.p1:10niat d..k and pbo.d 1t ln the
~.ar 4U11p.t.~.
.
VERIFIS:ATION
Subject to the penal ties for faldfication to authorities
prescribed by 18 Pa. C.S. 54904, I hereby certify that I am the
V~ce President of American Basement Systems, Inc., the President of
Rel iable Foundation Waterproofing and Restoration,
and am
authorized to make this verification on their behalf, and further,
that the facts stated in the foregoing Amendment to Petition for
Contempt are true and correct to the best of my personal knowledge,
information and belief.
Peter ea
,','
Dated: November 28, 1994
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I AMBRICAN BASBMBN'1' SYS'1'BMS INC. ,
and RBLIABLB FOUNDATION ,
WA'1'BRPROOPING , RBS'1'ORATION ,
,
,
I
,
IN '1'HB COURT O~ COMMON PLIAS
OF CUMBBRLAND COUNTY,
PBNNSYLVANIA
No. 94-6171 BQUI'1'Y TBRH
CIVIL ACTION - EQUITY
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Ii DAVID H. OBBNSTINB
v..
I,
Ii
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,
I,,'
'1'0'
American Ba.ement By.tem., Inc.
and Reliable poundation
Waterproofing' Re.toration, Inc.
c/o Victor H. Stabile, E.q.
Attorney for Plaintiff.
305 North Pront Street, Suite 403
Harri.burg, PA 17101-1236
i!
,
You are hereby notified to file a written re.pon.e to
"
:i
" the attached An.wer to Amended Petition for Contempt within
I
I i twenty (20) day. from .ervice hereof or a judCJlll8nt may be entered
,
, again.t you.
[I
ubmi t tad,
"
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'! Date. ~
I'
Mat h J I.helman, E.quire
The Law ffice. of Patrick F. Lauer, Jr.
2108 Mar et Street, Aztec Building
Camp Hil , penn.ylvania 17011
ID' 72655 Tel. (717) 763-1800
"
,
I:
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:1
IN THB COURT OF COMMON PLBAS
OF CUMBBRLAND COUNTY,
PBNNSYLVANIA
No. 94-6171 BQUITY TBRM
CIVIL ACTION - BQUITY
I AMBRICAN !ASBMllNT SYSTBMS INC. .
and RELIABLB FOUNDATION .
WATBRPROOFING , RESTORATION .
.
v.. .
.
DAVID M. OBBNSTINE .
ANsnR TO AMBHDBD PB'l'ITIOII POR COIlTBllP'l'
The defendant, David N. Cben.tine, through hi. attorney.,
! The Law Office. of Patrick F. Lauer, Jr., re.pectfully aver. the
: following in .upport of this Answer to the Amended Petition of
, Plaintiffs to Find Defendant in Contempt of Court.
PLAINTIFFS' COUN'l' I - PARKIIIG
1. Admitted.
2. Admitted. It is awvtted that on November 4, 1994,
this Court, after hearing on the plaintiffs' Petition for
Preliminary Injunction, ordered, inter alia, that "one-half of
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the employee. of American Basement System., Inc., .hall park in
ithe back of the leased facilities. The other one-half may u.e
other areas of the parking lot around the premi.es...
3. Admitted in part and denied in part. It i. admitted
that on or about Wedne.day, November 9, 1994, the defendant,
i David N. Oben.tine, proceeded to park commercial and private
vehiclee through the front parking area of the facilitie..
It i. admitted that the defendant po.itioned hi. vehicle. in .uoh
a manner .0 a. to render portion. of the parking area in the
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I front of the pr.mi... unu.abl. by .mploy... of ABS, howev.r, it
I i. d.ni.d that the d~f.ndant .ff.ctiv.ly pr.v.nt.d ABS'.
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:1 employ... from parking in the front of the building.
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4.
Deni.d. It i. d.ni.d that on or about Tu..day,
Nov.mb.r 15, 1994, the d.fendant increa..d the numb.r of ic.
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, cream truck. in the front parking ar.a to en.ur. that non. of it
could be u.ed by ABS employee.. It i. .pecifically d.ni.d that
non of the front parking ar.a could be u..d by ABS .mploy....
5. Deni.d. It i. denied that ae a con..qu.nc. of the
d.f.ndant'. conduct, employee. of ABS have be.n forc.d to park
off the leased premises, or only in the back of the l.a.ed
pr.mi....
6. Admitted in part and denied in part. It i. admitt.d
that the Court Order of November 4, 1994 permitt.d employ... of
ABS to u.. the afor..aid parking areaB. It i. d.nied that the
def.ndant's conduct violate. the spirit and letter of paragraph
.ight of the Order.
WBBRlPORI, the defendant, David N. Ob.n.tine, re.p.ctfully
r.que.t. your Honorable Court di.mi.. the plaintiff.' P.tition a.
to Count I.
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7.
I Court'. November 4, 1994 Order directed that.
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PLAIII'rIPJ!'S' COOlft' II - DOOR LOCKS
Admitted.
It i. admitted that paraqraph four of this
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Defendant .hall not re.trict plaintiff.' employee., bu.ine..
vid,tor. and que.t. from enterinq the common breezeway to qo
between the lea.ed facilities of American Ba.ement Sy.t...,
Inc. and Reliable Foundation Waterproofinq and Re.toration.
Defendant .hall immediately unlock any area. that now
prevent .uch u.e of tho breezeway.
8. Admitted in part and denied in part. It i. admitted
that entry from the breezeway into ABS i. po.sible. It i. denied
that the defendant has not unlocked the door on ABS' .ide of the
i breezeway so that ABS can enter the breezeway from it. premi....
It i. denied that the defendant, a short while aqo, rever.ed the
i, lock.et on this door so that he could control entry from the
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" breezeway into ABS or so that ABS could not .ecure this door from
~ the in.ide of its premises to quard aqain.t intruder.. By way of
further an.wer, the keyhole has always faced into the ABS
facilities. It is denied that the defendant control. .ecurity to
ABS' space from the breezeway or that ABS cannot control l,ecurity
from the inside of its space. By way of further an.wer, ASS ha.
its own key.
9. Denied. It is denied that the defendant'. conduct a.
afore.aid is in direct violation of this Court'. Order.
WBBRBPORB, the defendant, David N. Obenstine, re.pectfully
reque.t. your Honorable Court di.mi.. the plaintiff.' Petition a.
to Count II.
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I r PLAIII'l'IPPS' COUll'l' II I - 'l'RIISPAS8
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Ab.ent an emergency, neither defendant nor anyone acting on
hi. behalf, .hall enter the faci1itie. lea.ed by American
Ba.ement Sy.tem., Inc...., without twenty-four hour. written
notice .etting forth the .tated purpo.e for .uch entry.
11. Admitted in part and denied in part. It i. admitted
: that on Friday, November 11, 1994, the defendant wa. engaged in a
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confrontation with hi. wife. It i. denied that the confrontation
wa. violent or that it wa. in an area immediately adjacent to the
ABS beiliUe..
12. Denied. It i. denied that a. a re.ult of the
defendant'. threat. or action. again.t hi. wife, the defendant'.
wife fled into ABS'. .pace to get away from her hu.band and avoid
phy.ical harm. By way of further an.wer, the defendant'. wife,
. Dai.y Oben.tine, deliberately and independently entered the
premi.e. occupied by the plaintiff in order to .pite her hu.band,
the defondant, David N. Oben.tine.
13. Denied. It i. denied that any .uch entry of the
premi.e. occupied by ADS con.titute. an unauthorized entry in
violation of paragraph three of thi. Court'. November 4, 1994
Order.
WBlRlroRl, the defendant, David N. Oben.tine, re.peotfully
r.que.t. your Honorable Court di.mi.. the plaintiff.' Petition ..
to Count II I.
PLAIII'l'IPrS' COUll'l' IV - BRBBIIWAY
14. Admitt.d. It i. admitt.d that paragraph four of thi.
Court'. Nov.mber 4, 1994 Ord.r directed thatl
Def.ndant .hall not re.trict plaintiff.' .mployee., bu.ine..
vi.itor. and gu..t. from ent.ring the common breezeway to go
betwe.n the l....d faciliti.. of Am.ric.n Ba.ement Sy.t.m.,
Inc. and Reliabl. Foundation Waterproofing and R..toration.
Defendant .hall immediat.ly unlock any ar.a. that now
, pr.v.nt .uch u.e of the bre.zeway.
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I 15. Denied. It i. denied that, contrary to the .p.cific
; direction of thi. Court'. Order, the defend.nt, .ince at lea.t
! November 14, 1994, placed a forklift, freezer., barr.l. and other
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it.m. in that area of the breezeway betwe.n ABS and Reliabl.,
.uch that passage between the two premise. wa. made impo..ibl..
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.1 By way of further an.wer, no additional equipment ha. been .tor.d
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I in the br.ez.way in any manner than is different from the u.. of
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the breezeway .ince the inception of the original l.ase..
16. Denied. It i. denied that any conduct by the d.f.ndant
I dir.ctly violates paragraph four of thie Court'. Nov.mb.r 4, 1994
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Ii 1fBBRBI'ORB, the def.ndant, David N. Oben.tine, re.p.ctfully
r.qu..t. your Honorable Court di.mi.. the plaintiff.' Petition a.
to Count IV.
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PLAIII'1'IPFS' COUll'!' V - TRBSPASS TO CRA'P'rBLS
, agre.ment of the partiee.
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not been turned over to the defendant .s of Saturday, November
I 26, 1994. The defendant is without eufficient information to
form a belief ae to whether the plaintiff retained property on
the premises ae of that date, and therefore deniee that ABS still
i had property to move.
17. Admitted in part and denied in part. It is admitted
that on Monday, November 28, 1994, the defendant'e counsel was
advised at least generally of the content of paragraph 16. It is
denied that the defendant would not change any locks or disturb
the premieee. To the contrary, the conversation included an
affirmation of a statement that the lock on the door between ABS
and the breezeway would be reversed, that the dead bolt on the
door between Reliable and the breezeway would be removed, and
that it remained the defendant'e poeition that an in.pection of
the property was rea.onable and with notice.
18. Admitted in part and denied in part. It i. admitted
that the defendant changed the locke to the building. But, by
way of further answer, entry to the building was not denied ABS,
It is denied that the defendant reDloved any carpet runners or
demolished any deek or placed any deek in the rear dump.ter. It
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i. admitted that, a. of the time defendant wa. informed of the
content. of paragraph 16 of the Plaintiff.' Amended Petition, the
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plaintiff. .till had .ub.tantial amount. of property in the
premi.e. and .till had their .ign. po.ted on the building.
However, by way of further anewer, a. of the time of the conduct
complained of in paragraph 18 of the Petition, all .ign. and all
other property had been removed from the premi.e. by the
, plaintiff. except for one dozen water bottlee. The plaintiff.'
abitlity to enter the premises and retrieve thoee water bottl..
wa. in no way restricted, and plaintiffs did in fact do .0.
19. Denied. It is denied that the defendant's conduct
violate. paragraph three of the Court's November 4, 1994 Order a.
an unlawful entry and restriction of the property and otherwi..
I violate. the spirit and clear intent of the Order.
WBBRBPORB, the defendant, David N. Oben.tine, reepectfully
, requ..ts your Honorable Court di.mi.e the plaintiff.' Petition a.
to Count v.
DJilPBMDAR'l" S COUll'1'BRCLAIM
20. Paragraph .even of thi. Court'. Order of November 4,
1994 (the Order) .tatod that "[a]ll employee. of [Reliable] .hall
park in the back..."
21. Reliable employee. have continued to park in front of
the premi....
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I 22. On.t l...t on. ooo..ion, . R.li.ble employee, Mike
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Stroehman, phy.ic.lly ....ulted the d.tend.nt wh.n the detendant
i .ought to take a photograph ot . R.li.bl. .mploye.'. vehiole
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, parked in the tront lot.
23. p.r.gr.ph tive ot the Ord.r .t.ted th.t .[p)laintitt.
, .h.ll not ator. materi.la outaide ot th.ir l....d t.ciliti....
24. The pl.intitt. h.v. continu.d to .tor. mat.rial.,
including the cem.nt mixer, out.id. ot the pr.mi... de.pite
par.gr.ph five ot the Order .nd de.pite .ub..qu.nt writt.n
r.queet. tor ite r.mov.l.
25. par.gr.ph three ot the Order etat.d th.t .ntry upon the
, premi.e. occupied by the pl.intift. w.. permitted upon twenty-
tour hour written notice et.ting the purpoee thereot.
26. On or .bout November 21, 1994, twenty-tour hour written
notic. ot intent to enter the premi.e. in order to remove look.
.nd to in.peot the pr.miaea w.. aent to plaintitt..
27. On or .bout November 25, 1994, the pl.intitt. retu.ed
to permit entry to the defendant, David N. Ob.n.tine.
28. Rea.onable alt.rnative time. and date. w.re propo.ed
for in.peotion, whioh were tlatly refueed by the pl.intitt..
29. Fin.lly, on or .bout November 22, 1994, on. ot
plaintiff.' prinoipal., Jame. Gall.gher, deliber.tely ob.truoted
the d.fend.nt'. p.rlon.l vehicle with hi. own vehiole preventing
the def.nd.nt from keeping. bu.ine.. .ppointment.
YBRIPICA'1'IOII
I, David N. Oben.tine, .tate that I am the defendant in the
above-captioned ca.e Mnd that the fact. .et forth in the above
An.wer to Plaintiff.' Amended Petition to Find Defendant in
Contempt are true and correct to the be.t of my knowledge,
infor~tion, and belief. I realize that fal.e .tatement. herein
are .ubject to the penaltie8 for un8worn fa18ification to
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'I authorities under 18 Pa. C.S. S 4940.
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CBR'l'IPlCATB or BBRVICB
I her.by certify that I am thi. day .erving a copy of the
I, foregoing An.w.r to Plaintifte' Amend.d P.tition to Find
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Defendant in Cont.mpt upon the p.r.on, and in the mann.r,
indicat.d b.low, which service .ati.fie. the r.quir.m.nt. of the
penn.ylvania Rul.. of civil Procedur., by depo.iting a copy of
the .am. with the United States Po.t Offic. at Camp Hill,
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I penn.ylvania, through first cla.. mail, prepaid and addr....d a.
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follow. I
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Victor P. Stabile, E8q.
Dilworth, pax.on, Kali.h . Kauffman
305 North Front Street, Suite 403
Harri.burg, PA 17101-1236
(courte.y copy also 8ent via faxl 236-7811)
Date I ~
. B.h.lman, S.quire
The Law ffic.. of Patrick P. Lauer, Jr.
2108 Mar et Str..t, A~tec Building
Camp Hill, penn.ylvania 17011
10' 72655 Tel. (717) 763-1800
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PATlIlCk ro LAUIR. J"
Allor.., .t L...
1.01 /War.., ~I'o.t
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{',m, H.u. '.\ '71)11'
(??) 761.IJIlO(j
IN THI COURT or COMMON PLUS
CUMBIRLAND COUNTY, PENNSYLVANIA
AMIRICAN BASEMENT SYSTEMS,
INC., .nd RELIABLI FOUNDATION
WATIRPROOrIN<J AND RISTORATION,
Plaintifta,
Defendant.
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CIVIL ACTION - EQUITY
DOCKET No. 94-6171
DAVID N. OBENSTINB,
PLaIIftlI... , UDDIIDI'l' 11'0 ..IJII..IO. IfO .IIID
O...IfDAII'1' IK 001l'l'''.'1' O. con'1'
AND NOW, oom.. the plaintiff. Am.rican Ba..m.nt sy.t.m., Ino.,
(hereinatter "ABS") and R.liabl. Foundation Wat.rprootinq and
R..toration (h.reinaft.r "Reliabl.,,) and am.nd their p.tition to
find the D.f.ndant David M. Ob.n.tin. in oont.mpt of this Court'.
Nov.mb.r 4, 1994 Ord.r and in .upport ther.of, av.r the followinql
OOUB'l' IV - BLOCKIKa O. B...I.wlY
14. Paragraph 4 of this Court'. Nov.mber 4, 1994 Ord.r dir.ct.d
that I
Defendant .hall not re.triot plaintiff.' .mploy...,
bu.ine.. vi.itor. and gu..t. from .ntering the OODon
bree.eway to go betw.en the lea..d faoilitie. of AII.rio.n
Ba.ement Sy.tem., Inc. and R.liable roundation
Waterproofing and Re.toration. Defendant .hall
immediately unlock any area. that now prev.nt .uch u.. of
the br....way.
15. Contrary to the .p.cific direction of this Ord.r, the
Defendant, .inc. .t lea.t Nov.mber 14, 1994, placed. forklift,
free..r., barrel. and other item. in that ar.a of the br....w.y
betw..n AlS .neS a.U.bl., .uch th.t p....v. betw..n the tvo
pr.mi... va. ..eS. i.po..ibl..
16. Th. afor..aieS coneSuct by the D.t.nd.nt eSir.ctly violat.. 14 ot
this Court'. Nov.mb.r 4, 1994 OreS.r.
WHEREFORI, the Plaintitts Am.rican Ba....nt. Sy.t..., Inc.,
.neS a.Uabl. roundation and wat.rprootinv aneS R..tontion
r..p.cttully r.qu..t that this Court a) hold the D.t.neSant David M.
Oben.tin., in cont..pt ot it. Nov..b.r 4, 1994 Ord.r, b) tin. aneS
impo.. .uch oth.r .anction., including co.t. aneS t... pur.uant to
42 Pa. C.I.A. 52503, upon the D.t.ndant, DavieS M. Ob.n.tin., aneS 0)
i.po.e .uch oth.r reU.t that thia Court d.t.rmin.. oth.nria. to be
ju.t and prop.r.
COUll'l' " - UllLAWI'UL mI'l'llY MID D.STaUC!'l':rOM O. .ao...'l'Y
16. On or about Saturday Nov.mb.r 26, 1994, ABS .ub.tantially
mov.d tro. the pre.ia.. a. a r.sult of the D.fendant'. nUII.rou. aneS
continuing br.ache. of the parti.s' l.a.. agr....nt. Th. pr..i...
haeS not be.n turn.d over to the D.fendant, however, .inc. ABS .till
haeS property to .ov..
17. On MoneSay Nov..b.r 28, 1994, the D.feneSant'. coun..l va.
advia.d of the cont.nt of 116 and contineeS that the D.f.ndant
would not chang. any lock. or di.turb the pr..i....
18. On Monday night, November 28, 1994, ABS return.d to the
pr..i... to r..ov. the remainder of it. property, only to tind that
the D.fendant chang.d the locks to the building, re.ov.d all carp.t
runn.r. and d..oli.h.d ABS' r.c.ptioni.t d..k and plac.d it in the
r.ar dUllp.t.r.
CERTIFICATE OF SERVICE
I hereby certify that I have this 29th day of November, 1994
served a true and correct copy of the foregoing Amendment to
Petition for Contempt of Court upon the following by telefax and
first-class mail, postage prepaid:
Patrick F. Lauer, Jr., Esq.
2108 Market Street, Aztec Building
Camp Hill, FA 17011
Fax:. 717-763-4247
....
LAW OFFICES 01" PA'I'WCK F. LAUJW,.m.
2108 M.\lUG.~!' S'!'REET, AZT.:c Bl1ILDJNO
CAMl' lULL, l'ENNSYLVANlA 17011
(717) 7U3-l1lO0 FAX (717) 76:1-4247
Jaw1&... K. Jo~ &.q.. .........,....:...tv CoUoD&M:l
tlWp1V to c:_ lUll ~.nl
l'IlOQ.ll22-4.LAW
I)) MDrtb IoGuAd It...t
UMtrl~rl. ~A 111ua
11111 U)-114'/
. Soutb l.nov.r Itr.ut
lolt. au)
CarliMl., ~A 11Q13
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11111 ..6-11.1
November 1B, 1994
Victir E. Stabile, Esq.
Dilworth, Paxson. Kalish , Kauffman
305 North Front Struut, Suite 403
Harrisburg, PA 17101-1236
Re: ASS and Reliable vs. Obenstine, 94-Equity-617l
Attorney Stabile:
'I'his correspondence is to serve as written notice of lilY
client.s intention to enter the facilities rented by AIIIeriaan
Basement Systems, Inc. andlor Reliable Foundation Waterproofing and
Restoration, Inc. during plaintiffs' normal working hours more than
twenty-four (24) hours after service of this notice.
It has come to the attention of the defendant in the above
captioned matter that the doors to the breezeway ordered unlocked
by Judge Bayley have on occasion somehow become locked. The
purpose, therefore, of the forthcoming entry will be to remove the
locks from thosu portals to ensure compliancs with the Order.
Moreover, it has come to the attention of the defendant that
employees of plaintlt f ReUable Foundaticm Waterproofing and
Rsstoration, Inc. have continued to park in the front lot of the
facilitie8, and that one or both of the plaintiffs continue to
atore materials outside of the facilities. THIS CONDUCT MUST CEASE
IMMEDIATELY. 00 not subject our clients to needless litigation
expense.
Furthermore, I would suggest that the parties set a.ide
particular days each month to enable the landlord to inspect the
leased premises. I will assume for now that the second and fourth
Friday. of ioach month, during plaintiff' 1iI business hour., are
aooeptable. Deviations from a regular achedule can be handled with
twenty-four hour written explanations.
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page two
November 18, 1994
V. Stabile, Esq.
Please oonsider this aleo to be written notice of the
landlord's intention to enter the prem1u8 for the purpose of
routine inspection on Friday, November 25, 1994 during regular
business hours. If the plaintiffs will be closed for the holiday,
Monday, November 28, 1994 will serve as an alternate date.
My client assumes that the parking situation, leaving every
other spot open to parking, is to your satisfaction as we have
received neither objection nor response from you regarding the
same.
for
PFL/arm
CCI David Obenstino
Peter O'Shea and James Gallagher
Nov IU
8 49 ~H '9~
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DILWORTH, PAXSON, KALISH & KAUFFMAN
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HA"""DU"O, PINNenvANIA 17101.12H
(1'17) 2311.411HI
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IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
AMERICAN BASEMENT SYSTEMS,
INC., and RELIABLE FOUNDATION
WATERPROOFING AND RESTORATION,
Plainti ffs,
CIVIL ACTION - EQUITY
DOCKET No. 94-6171
DAVID M. OBENSTINE,
Defendant.
PETITION OF PLAINTIFFS TO FIND THI
DIFINDAHT DAVID M. OBINSTINI IN CONTIMPT OF COURT
AND NOW, comes the Plaintiffs American Basement Systems, Inc.,
(hereinafter "ABS") and Reliable Foundation Waterproofing and
Restoration (hereinafter "Reliable") and file the following
Petition requesting that this Court find the Defendant, David M.
Obenstine, in contempt of its October 4, 1994 Order and in support
thereof, avers the following:
COUNT I - INTIRFIRINCI WITH THI LIASID PRIMISIS
1. The Plaintiffs ASS and Reliable filed the instant action,
in part, to restrain the Defendant, David M. Obenstine, from
unlawfully interfering with ABS's right to use and enjoy its leased
premises from the Defendant.
2. On November 4, 1994, this Court, after hearing on the
Plaintiff's Petition for Preliminary Injunction, ordered, inter
li.Ll, that "one-half of the employees of American Basement Systems,
Inc., shall park in the back of the leased facilities. The other
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one-half may u~e other areas of the parking lot around the
premises." See'8 of the Order, attached hereto as Exhibit "A".
3. On or about W'!dnesday November 9, 1994, the Defendant
Obenstine proceeded to park his large dump truck, multiple ice
cream trucks and his private vehicles through the entire front
parking area of the leased facilities so as to effectively prevent
ABS's employees from parking in the front of the building. The
Defendant has positioned his vehicles in such a manner so as to
intentionally render the parking area in the front of the premises
unusable by employees of ABS.
4. On or about Tuesday November 15, 1994, the Defendant
increased the number of ice cream trucks in the front parking area
to ensure that none of it could be used by ABS employees.
5. As a consequence of Defendant's contemptuous conduct,
employees of ABS have been forced to park off the leased premises,
or only in the back of the leased premises.
6. The Defendant's conduct violates the spirit and letter of
'lI8 of this Court's November 4, 1994 order which was to allow
employees of ABS to use ~he aforesaid parking areas.
WHEREFORE, the Plainti ff American Basements systems, Inc.,
respectfully requests that this Court a) hold the Defendant David
M. Obenstine, in contempt of its November 4, 1994 Order, b) direct
the Defendant to immediately remove his vehicles so that employees
of ABf may use the front parking areas, and c) to fine and order
such other sanctions, including costs and fees pursuant to 42 Pa.
C.S.A. ~2503, upon the Defendant, David M. Obenstine, and d) such
other relief that this Court determines otherwise to be just and
Defendant to immediately unlock all areas so that ABS and Reliable
may move freely between their leased premises by use of the
breezeway, c) direct the Defendant to immediately reverse the
lockset to its original position to allow ABS to control access to
the Breezeway from its space d) to fine and order such other
sanctions, including costs and fees pursuant to 42 Pa. C.S.A.
~2503, upon the Defendant, David M. Obenstine, and e) such other
relief that this Court determines otherwise to be just and proper.
COUNT III - UNLAWFUL INTRY INTO LBASID PRIMISIS
10. Paragraph 3 of this Court's November 4, 1994 Order
directs that "Absent an emergency, neither Defendant nor anyone
acting on his behalf, shall enter the facilities leased by American
Basement Systems, Inc. ., without twenty-four hours written
notice setting forth the stated purpose for such entry."
11. On Friday November ll, 1994 the Defendant was engaged
once again in a loud and violent confrontation with his wife in the
area immediately adjacent to ABS' leased premises.
12. As a result of the Defendant's threats and actions
against his wife, the Defendant's wife once again fled into ABS'
space to get away from her husband and avoid physical harm.
13. The entering of ABS's leased premises by the Defendant's
wife in an effort to avoid harm by him, constitutes an unauthorized
entry in violation of 1[3 of this Court's November 4, 1994 order.
WHEREFORE, the Plaintiff, American Basement Systems, Inc.,
respectfully requests that this Court a) hold the Defendant David
4
VERIFICATION
SUbject to the penalties for falsification to authorities
pres~ribed by 18 Pa. C.S. t4904, I hereby certify that I am the
Vice President of American Basement systems, Inc., the President of
Reliable Foundation Waterproofing and Restoration, and am
authorized to make this verification on their behalf, and further,
that the facts stated in the foregoing Petition for contempt are
true and correct to the best of my personal knowledge, information
and belief.
Shea
Dated: November 16, 1994
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RECEIVED ",'" - 8 1994
AMeRICAN BASEMENT SYSTEM, INC.: IN THE COURT OF COMMON PLEAS OF
AND REUABLE FOUNDATION : CUMBERLAND COUNTY, PENN$VLVAHIA
WATERPROOFING AND
RESTORATION,
PLAINTIFFS
V.
DAVID M. OBENSTINE,
DEFENDANT
94-8171 EQUITY TERM
ORDI;R 9F COURT
AND NOW, this ~ day of November, 1994, following a hearing on a
petition for a preliminary Injunction. IT IS ORDERED:
(1) The ex parte order entered on October 27, 1994. IS VACATED and
replaced with this order.
(2) Defendant, David M. Obenstine, shall Immediately turn on water service to
the faeUity leased by Reliable Foundation Waterproofing and Restoration, and shall
not tum off such service for any reason without a prior order of court.
(3) Absent an emergency, neither defendant nor anyone acting on his behalf,
shall enter the facilities leased by American Basement Systems, Inc., and Reliable
Foundation Waterproofing and Restoration, without twenty-four hours written notice
setting forth the stated purpose for such entry, Such entry, after written notice, shall
only be during the normal working hours of plaintiffs. If entry is made during an
emergency, defendant shall provide plaintiffs, within twelve hours of such entry,
written notice of the entry with an explanation of the nature of the emergency.
(4) Defendant shall not restrict plaintiffs' employees, business visitors and
gu.,w from entering the common breezeway to go between the I...eel facllltI.. of
American Basement Systems, Inc. and Reliable Foundation Waterproofing 'and
Reltoratlon, Defendant Ihalllmmedlately unlock any areas that now prevent IUch
UI. of the breezeway.
(5) Plaintiffs shall not store materials outside of their leased faclllti...
(6) Plaintiffs Ihall not conduct repair work on vehicles or equipment outside
of their leued facilities.
(7) All employees of Reliable Foundation Waterproofing and Restoration Ihall
park In the back of the leased facilities.
(8) On&-half of the employees of American Bassment Systems. Inc. shall park
In the back of the leased facilities. The other on&-half may uss other areas of the
parking lot around the premises.
(9) Defendant shall not have any vehicles of plaintiffs. its employ....
bUlln... visitors or quests towed from the parking lot surrounding the leased
preml.... Defendant shall not block any such vehicles. The lole remedy for any
violation of paragraph 7 of this order shall be by contempt.
(10) The $500 security posted by plaintiffs with the Prothonotary pursuant to
~ P. Stabile. Elqulre
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Patrick F. Leu.... Elqulre
For Defendant
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IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
AMERICAN BASEMENT SYSTEMS,
INC., and RELIABLE FOUNDATION
WATERPROOFING AND RESTORATION
CIVIL ACTION - EQUITY
DOCI<ET NO. 'I'!-~l1f ~,,('I-'( 77M1
Plaintiffs,
v.
DAVID M. OBENSTINE
Defendant.
ORDIR
AIID NOW,
this
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1994,
the
day of
Defendant David Obenstine is hereby ORDERED to:
a) Immediately remove any of his vehicles from the
areas on the premises leased to either American Basement
Systems, Inc., or Reliable Foundation waterproofing and
Rnstoration which prevents any of their employees from
parking upon the leased premises;
b) Immediately cease and desist from any other acts
which in any way damage the Plaintiffs' vehicles, or
interfere with the parking of the Plaintiffs' vehicles on
the leased premises or the Plaintiffs' removal of their
vehicles from the leased premises;
c) Immediately cease and desist from calling any tow
operators to remove any of the Pla\ntiffs' vehicles from
the leased premises;
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tfte ....in..U.' c-.petit.... or Mn...-...._,.._tlll'
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f) Immediately cease and desist from entering any part
of the leased bui1dinqe, Ind
q) Immediately cease and d..iet from disconnecting or
turninq off the water to the qarage leased by Reliable,
IT IS FURTHER ORDERED that a hearin9 on the Plaintifh' reque.t for
a preliminary injunction and to continue the! )elief under this
ORDER is hereby scheduled tor uJaAt~~. \JOtl, '" 1994, ,::;!-1'30''''J'
Courtroom . ~\ L ~ The Plaintiffs are here~y directed to
poet a bond with the Prothonotary in the amount of
$ ~~ pursuant to Pa. R.C.P. 1531(b) until released by
this Court.
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DILWORTH, PAXSON, KALISH & KAUFFMAN
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IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNS~LVANIA
AMERICAN BASEMENT SYSTEMS, INC.
and RELIABLE FOUNDATION
WATERPROOFING AND RESTORATION
Plaintiffs,
CIVIL ACTION - EQUITY
DOCKET NO.q1'~/1 / If1t1tf..( ~"'111
v.
DAVID M. OBENSTINE
Defendant.
APPLICATION FOR SPBCIAL AND PRELIMINARY RIM1IZ
PURSUANT TO PA. R,C,P. 1531
AND NOW, come the plaintiffs, American Basement Systems, Inc.,
(hereinafter "ABS") and Reliable Foundat ion waterproofing and
Restoration (hereinafter "Reliable") and file the following
application for immediate special and preliminary relief against
the Defendant David Obenstine (hereinafter "Obenstine") and in
support hereof avers the following:
1. The Plaintiffs ABS and Reliable are Pennsylvania corporations
with their principal places of businesses at 2238 Old Gettysburg
Road, Camp Hill, Pa. 17011.
2. The Defendant Obenstine, a/k/a David M. Obenstine, is an adult
individual who, upon information and belief, resides in the borough
of Mechanicsburg, Cumberland County, Pennsylvania, and does
business out of the premises located at 2238 Old Gettysburg Road,
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Camp Hill, Cumberland County, Pennsylvania, 1701l.
3. This application for immediate special and preliminary relief
is filed together with and ancillary to the Plaintiffs' Complaint
in Equity which seeks permanent injunctive relief against the
Defendant to prevent further and continuing conduct by the
Defendant which is in direct violation of the parties' lease
agreements and otherwise is malicious, reckless, intentional and
tortious.
A copy of the Plaintiffs' Complaint in Equity is
attached hereto as Exhibit "A".
4. The Defendant continues to engage in conduct identical to
and/or
substantially si.milar to those acts alleged in the
Plaintiffs' complaint identified at paragraphs 9(a) through (k), 15
(a) through (g) and Count III, including but not limited to:
a) Parking dump trucks and ice cream trucks across and
in front of the Plaintiffs' leased premises so as to
prevent any of Plaintiffs' employees from parking on the
premises:
b) Damaging Plaintiffs' vehicles lawfully upon the
premises;
c) Directing vulgar verbal and vulgar hand signals to
the Plaintiffs' employees;
d) Disconnecting and/or turning off the water to
Reliable's premises: and
e) Generally, loitering on or about the Plaintiffs'
premises so as to harass the Plaintiffs' employees and
disrupt the Plaintiffs' businesses.
5. The Plaintiffs' right to relief to enforce their lease
afjrE/ements with the Dcfendant so as to preclude the conduct
co."plained of in the Plaintiffs' Complaint and this Application is
clear.
2
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6. The granting of an immediate restraining order and thereafter,
a preliminary injunction to prevent the Defendant from acting as
described herein, is necessary to prevent any further, immediate
and irreparable harm to the Plaintiffs.
7. The granting of immediate and preliminary relief is necessary
in that Plaintiffs have no adequate remedy at law in that money
damages alone are insufficient to remedy the harm caused by the
Defendant.
8. Greater injury will be done by refusing this Application than
by granting it. Further, the granting of this Application will
restore the parties to their status as it existed before the
commission of the acts by Defendant as complained of herein by the
Plaintiffs.
WHEREFORE, the Plaintiffs respectfully requests that this
Court enter an order for the following immediate and special relief
directing that the Defendant:
a) Immediately remove any of his vehicles
areas on the leased premises which prevent
Plaintiffs' employees from parking upon
premises;
f rom the
any of the
the leased
b) Immediately cease and desist from any other acts
which in any way damage the Plaintiffs' vehicles, or
interfere with the parking of the Plaintiffs' vehicles on
the premises or the Plaintiffs' removal of their vehicles
from the premises;
c) Immediately cease and desist from calling any tow
operators to remove any of the Plaintiffs' vehicles from
the premises;
d) Immediately cease and desist from addressing any of
the Plaintiffs' employees in a vulgar and/or threatening
manner;
e) Immediately cease and desist from contacting any of
3
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.
the Plaintiffs' competitors or other persons for the
purpose of disparaging the Plaintiffs or interfering with
their businesses;
f) Immediately cease and desist from entering any part
of the buildings leased by the Plaintiffs; and
g) Immediately cease and desist from disconnecting or
turning off the water to the premises leased by Reliable;
and
FURTHER, enter an order scheduling a hearing on the Plaintiffs'
request for a preliminary injunction for purposes of entering an
order continuing the above requested relief and such other relief
as the Court may deem just
abile, Esq.
Paxson, Kalish & Kauffman
305 North Front Street, suite 403
Harrisburg, PA 17101
(717) 236-4812
DATED: October 27, 1994
4
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VERIFICATION
subject to the penalties for falsification to authorities
prescribed by 18 Pa. C.S. ~4904, I hereby certify that I am the
Vice President of American Basement Systems, Inc., the President of
Reliable Foundation WaterprOOfing and Restoration, and am
authorized to make this verification on their behalf, and further,
that the facts stated in the foregoing Application for Special and
preliminary Relief are true and correct to the best of my personal
knowledge, information and belief.
Dated: October 27, 1994
l. On or about May 1, 1993, the Plaintiff ABS and the Defendant
entered into a Lease Agreement (hereinafter the "ABS Lease") for
approximately 3,500 B.t. of the premises located at 2238 Old
Getty.burg Road, camp Hill, Pa. A copy of the ABS Lea.. i.
attached hereto as Exhibit "A".
4. Pursuant to the terms of the Lease, ABS also exercised its
option to extend the ABS Lease for an additional year and
subsequent to that, the parties in writing agreed to a new lease
for a five year term as of April 15, 1994. copies of the option
exercise and the agreement for a five year lease are attached
hereto collectively as Exhibit "B".
5. On or about November 8, 1993, Rel iab1e entered into a
Commercial Lease with the Defendant and his wife to rent a
garage/storage area approximately 27ft x 60ft. with an overhead
garage door on the north side of the Premises (hereinafter the
"Rel iable Lease"). A copy of that Lease is attached hereto as
Exhibit "C",
6. The areas leased by ABS and Reliable and the areas reserved
and used by the Defendant for his own business, are all a part of
the same commercial facility, but each area is controlled by its
own entry and exits.
COUNT I - INJUNCTIVI RILIlr/OUIIT INJOYMllt
7. The averments of paragraphs 1 through 6 anI incorporated
herein by reference as though they were fully set forth herein at
length.
2
8. The terms of the ABS Lease spec it icaUy prov ide that so long
as the Tenant is not in default under the Lease, the "Ten.nt may
p..oeably .nd quietly hav., hold .nd enjoy the pr..i... for the
T.r. of the L...e,1t Although not expressly stated in the R.liable
Lease, an implied covenant to quiet enj oyment of the leased
premises exists under the Reliable Lease as well.
9. Since approximately the beginning of October 1994, the
Defendant has engaged in conduct in flagrant disregard of the
Plaintiffs' rights to peaceably and quietly enjoy their leased
premises, which acts include, vut are not limited to the following:
a) On numerous occasions, the Defendant has been upon
the premises physically beating his wife and disrupting
the orderly conduct of the Plaintiffs's businesses. On
one such occasion, the Defendant, chased his wife into
ABS's of fices threatening to beat her in front of the
Plaintiff's employees. On more than one occasion, the
Lower Allen Police have been called to the Premises to
arrest the Defendant.
b) During the week of October 17, 1994, the Defendant
followed one of ABS's employeeB, one James Gallagher, as
he was entering the premises from the parking lot and
shoved him through the door for no apparent reason.
C) On October 24, 1994, the Defendant confronted one of
Reliable's foremen, one Mike Strohm, spit in his face,
called him numerous and foul vulgarities and generally
demeaned and defamed the employee for no apparent reason.
d) During the first week of October 1994, one of
Reliable's employees, one Hellry Barlup, caught the
Defendant at ll: 30 p.m. rifling through ABS's busineBs
office And when asked what he was doing there, the
Defendant allegedly responded that he was going to cle,an
out the air vents.
e) On numerous occasions during the week of October 25,
1994, the Defendant walked across the front of the
premises while giving vulgar hand signals towards ABS
employees.
f) It is believed that over the weekend of October 22,
3
1994, the Defendant kicked in the doors on two of
Reliable's trucks which were lawfully parked upon ths
premises. The footprints on the truck doors matched the
soles of the Defendant'. sneakers.
g) On at least two other occasions, the Defendant told
Plaintiffs' employees that the trucks would be stripped
and that they would find them in Philadelphia.
h) On another occasion, the Defendant called one of
ABS's competitor's and asked for its help to get rid of
ABS from the Premises.
i) On still yet another occasion, the Defendant called
the landlord for ABS's president, one Peter O'Shea, and
encouraged the landlord to evict O'Shea from his home.
j) When ABS attempted to have a private security firm
install a security system in the premises, the Defendant
forced the installer to leave. '
k) On many occasions, the Defendant, without permission
from the Plaintiff ABS, has used ABS's electricity for
the Defendant's business purposes, for his soda machine
and additionally, has used and continues to use ABS's
xerox machine without reimbursement for same.
10. All of the above acts by the Defendant constitute breaches of
the lease agreements between the parties and specifically, breach
the Plaintiffs' right to peaceably and quietly enjoy their leased
premises.
11. The above acts by the Defendant and his continuing conduct to
engage in similar such acts have and will continue to cause
immediate and irreparable harm to the Plaintiffs and their
businesses.
12. Plaintiffs have no adequate remedy at law in that money
damages alone are not sufficient to remedy the breaches by the
Defendant and permanent injunctive rel iet is necessary to abate the
Defendant's actions and enforce the leases bet.ween the parties.
4
WHERlrORI, the Plaintiffs respectfully requests that thh
Court enter a permanent injunction again.t the Defendant orderin9
that he cease and desist from any of the acts described in
para9raphs 9(a) through (k) above and any and all such other acts
which may tend to interfere with the Plaintiffs' peaceable and
quiet enjoyment of their leased premises, togeth.r with cost. and
such other and further relief as this Court may deem necessary and
appropriate under the circumstances.
COUNT II - INJUNCTIVE RILIIF/PARKING
13. The averments of paragraphs 1 through 12 are incorporated
herein by reference as though they were fully set forth herein at
length.
14 Paragraph 23 of the ABS Lease provides that "T.nant and it.
e.ployeee ehall b. entitl.. [.io) to \Ie. exietinq parkinq on the
qro\lnde of the 1....4 pr.mi... .t no oh.rq. to t.n.nt." Parking ill
also permitted on or about Reliable's premises as a necessary
appurtenance thereto and such use further has been ratified from
the beginning of the Reliable lease by the conduct of the parties.
15. In direct violation and breach of the lease agreements, the
Defendant has engaged in the following acts:
a) On Sunday October 9, 1994, the Defendant, without
notice t.o Plaintiffs and without apparent reason of
necessity, had a macadam sealer spread over the entire
parking area around the premises and instructed
Plaintiffs not to park on the premises until the
following Tuesday.
b) On Thursday, October 13, 1994, the Defendant, again
without notice and during Plaintiffs' business hours,
instructed them to remove all their vehicles so that the
5
parking area. could b. imm.diately ..a1.d again. De.pit.
ABS'. oUer to reimbur.e the Defendant to have the
premi.e. .ea1ed on a non-bu.ine.. day, the Defendant
proceeded to ..al the premi.e. .uch that no entry or exit
could be had from the premiaes without cro.sing fresh
.ea1er. Further, none of the Plaintiff.' vehicle. could
be moved on or off the pr.mi....
c) On numerous occa.ions, the D.fendant has notified
the Plaintiffs that they do not have the right to park
their vehicles upon the premise.. Based upon this
mistaken belief, the Defendant has called tow truck. to
remove the Plaintiff.' vehicle..
d) On numerous occasion., the Defendant has moved hi.
vehicles so as to block and prevent the PlaintiU. or any
of their employees from parking on the premises, or from
moving any of their cars.
e) During the week of October 24, 1994, the Defendant
posted signs on the premises indicating that any vehicles
parked upon the premises after 10:00 p.m. would be towed.
f) During the week of October 17, 1994, the Defendant
forcibly entered a truck and pushed it into a fire lane
off the premises. When an employee came to remove the
vehicle from the fix'e lane, the Defendant stood in front
of ths vehicle to prevent its removal.
g) Most recently, the Defendant has continued to park
his Dump Truck and Ice Cream Trucks on the premises so
that no parking is possible on the premises.
16. The above acts by the defendant as outlined in paragraphs 15
(a) through (g) constitute direct and flagrant breaches of the
lease agreements between the parties and specifically, breach the
Plaintiffs' right to park their vehicles upon the premises.
17. The above acts by the Defendant and his continuing threat to
engage in similar such acts have and will continue to cause
immediate and irreparable harm to the Plaintiffs and their
businesses.
18. Plaintiffs are without an adequate remedy at law and money
6
damage. alone are not .utticient to remedy the breach.. by the
Defendant. Perman.nt injunctive relief i. nece..ary to abate the
Defendant'. action. and enforce the 1ea.e agreement. between the
partie..
..IDFOItI, the PlaintiU. re.pectfully requeata that this
Court enter a permanent injunction again.t the Detendant ordering
that he c.a.. and d..ist from any ot the act. described in "a
15(a) through (g) above and any similar act. which may t.nd to
int.rf.re with the Plaintiffs' right to park their v.hic1e. upon
the premis.s, together with costs and such oth.r and further relief
that this Court may deem just and proper.
COUNT III - RZ&TORATIOM or UTILITII&
19. The averments of paragraphs 1 through 18 are incorporated
herein by reference as though they were fully set forth her.in at
length.
20. The premises leased by Reliable are provided with water
utility service tor a sink and toilet area.
21. Reliable'li/ 1ea.e specitically provides for the provision of
uti li ties.
22. In breach of Reliable's lease, the Defendant has disconnected
and/or turned off the water service to R.liable's leas.d premise..
23. The above acts by the Defendant and hi. continuing threat to
engage in similar su h act. have and will continue to cau..
immediate and irreparable harm to Reliable and ita bu. in....
24. Reliable ia without any adequate remedy at law and money
1
damage. alone are not suff icient to remedy the breaches by the
Defendant. Permanent injunctive relief is necessary to abate the
Defendant's actions and enforce Reliable's lease agreement between
the partie..
WHIRIFORI, the Plaintiff Reliable respectfully requests that
this Court enter a permanent injunction against the Defendant
ordering that he cease and desist from disconnecting and/or turning
off any of the water service to the premises leased by Reliable,
together with costs and such other and further relief that this
Court may deem just and proper.
COUNT IV - MONEY DAMAGES
25. The averments of paragraphs 1 through 24 are incorporated
herein by reference as though they were fully set forth herein at
length.
26. The above described acts by the Defendant have unlawfully
interfered with the Plaintiffs' businesses SQ as to cause a loss of
customers and business opportunities.
27. As a further result of the Defendant's unlawful acts, the
Plaintiffs have had to expend monies to retain a security guard on
the premises in order to protect itself against the Defendant's
actions and in an effort to inhibit the Defendant's disruptive
conduct.
28. The above described acts by the Defendant are also tortious in
nature and are so willful, malicious, reckless and outrageous as to
justify the imposition of compensatory and punitive damages against
8
the Detendant.
29, Claim is also hereby made tor attornsy tees incurred in ths
prosecution ot this action pursuant to '22 ot Reliable's Lease.
WHI.IWOR., the Plaintitfs respectfully requests that jud9ment
be entered in their favor and against the Defendant in an amount in
excess ot $20,000.00, together with costs, attorney fees and such
other and further relief as this Court may deem just and proper.
v c or P. Sta 1le, sq.
Dilworth, Paxson, Kalish' Kauffman
305 North Front Street, Suite 403
Harrisburg, PA 17101
(717) 236-4812
DATED: October 27, 1994
9
VERIFICATION
Subject to the penalties for falsification to authorities
prescribed by 18 Pa. C.S. S4904, I hereby certify that I am the
Vice President of American Basement systems, Inc., the pre.ident of
Reliable Foundation Waterproofing and Restoration, and am
authorized to make this verification on their behalf, and further,
that the facts stated in the foregoing Complaint are true and
correct to the best of my personal knowledge, information and
bel ief.
Dated: October 27, 1994
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......' April 30 1f94
'" ......,.. All of the f1ut floor property located at 2138 Old Gettyaburgllcod, together
with pre..,t lJOrllJll .poo. to be eawerted to office lpoce foe tel_Ung,
~lalng appr""1Illlltely 3,500 I.f. a. generally depleted on the attached
drawing/floor plan. 'Illl. property 10 ropreMnt~ by 1an:llord to be
Tax porool No. l3-054-005.\.
...., .. n.,....,_... 15,600.00
.. '....1
Rent shall be apyablft on the lat. day of each calordu month at the rate
of '1,300.00 por month to landlord At an addr..1 dell9Mted by
landlord.
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In any event of defat;H, landlord shall o\UClII' tenant 10 day. to curo
any event of default frC'lTl the ctlt::., of wr1tten notice of Mid default
Iran IM:r::~-::"~ tn tenant, Vid f1ut class 11\.111 .1C"tUdily receivwl by
tl1MlI... cJ( han the date ot hand drl Ivery of such n~ti::f) by JamJ.v,u
to any officer of tenant.
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HETIml NIO IWZ " PNrr CI' nlls lIASIl -"J\QJ 1811'.
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t, During the tint year of tht. 1...., Landlord .hall ex
io right of fir.t refu.a1 to purcha.. th ...
of which t prelli... .re . p.r .ny part of the
pr..t... which the d .. Y .ell, Tenant eIl.n
provid. 1.nd10rd at le..t 4 ' itt.n notice prior to the .nd
of ~h. fir.t ye.r teraof it. inten exerci.e it. option ~o
. ..cond y..r .. provided h.rein,
10. Ten.nt .hall h.ve the .xcludv. option to extend the ten
of thi. 1...e for .n .ddition.1 ye.r for the rent.d pre.i.e. upon
the .... t.ra. contained herein, except that the .1IO\U\t of rent
.h.ll be incre..ed 5', to be paid .nd pro r.ted over the .econd
y..r of the 1e..., Ten.nt .h.ll provide 1.nd10rd .t l...t 45 d.Y.
written notice, prior to the end of the fir.t ye.r tera of thl.
1...., of it. intention to ex.rci.e it. option to a .econd year ..
provid.d h.rein,
11, If Tenant elect. to ex.rct.. it. option to .xtend it.
1e... for .n .ddition.l ye.r, .. provided in par.gr.ph 10 .bov.,
1.nd10rd .gree. to inst.ll new c.rpet of good qu.lity in . color
.ccept.b1. to t.n.nt throughout the r.nted pre.i.e.,
12, Upon the execution of this le..e, the 1.nd10rd .gree. to
in.ta11 a ga. heat.r in the .1'.. which i. pr..ent1y . g.r.g. .nd
which will be u..d .. . tel.marketing .re., Landlord .1.0 .gre..
upon execution of thia l...e to provide .ddition.1 .nd .dequ.t. .ir
conditioning v.nting froll the exi.ting pr.mi... to the g.r.ge .1'..
which i. to be U..d a. the tel.marketing .1'..,
13, upon commencem.nt of this l.a.e, or .t .n e.r11er ti..
.. permitted by the landlord, the tenant, .t 1.nd10rd'. expan..,
will be permitted to hard wire the garage .rea which will be u.ed
.. the t.lemarketing area, Landlord further .gree. to .upp1y power
to thi. wiring upon compl.tion of the h.rd wiring by the tenant.
14, A..n incentive for ten.nt to enter into this le...,
landlord .hall permit tenant, without ch.rge, to enter the pr..i.e.
on or aft.r April 21, 1993 and .fter execution of this 1e..e, to
pr.par. the pre.i.e. for it. intended bu.ine..,
15. It ia agned and undentoocS th.t the tenant w111 be uaill9
the pre.i.e. for it. bu.ine.. which i. g.ner.1ly the ..11ill9 .nd
provi.ion of ba..ment waterproofing .y.te.., The partie. further
.gr.. that tenant .ha1l .1.0 be permitted to u.. the pre. i.e. for
.ny oth.r lawful and related purpo.. to th.ir bu.in...,
16. Landlord under.tand. that the tenant i. .t.rtill9 . new
bu.in... in .n are. relat.d to it. offic.r.' prior e.p10yaent,
Should the in.titution or effect of .ny 1eg.l proc:eedill9.
t..por.ri1y or p.r.anently pr.v.nt the ten.nt fro. continuill9 it.
6J
budne.., 01' .0 .ub.tantiaUy i.pair the tenant'. abUlty to
conduct a rea.onab1y profltabl. bu.in..., tb. t.nant ..y teralnat.
tbi. 1.... wltbout .ny liability ber.under, .nd .ny ~.proY...nt.
.ad. by tenant to tb. pnall.. .ball te..ln and beco.e tb. property
of the landlord without any co.pen.ation 01' r.l.bur....nt for ..ld
i.prov..ent. by tb. 1.ndlord to tb. t.n.nt,
17. Th. 1.nd10rd .b.ll take .U nec...ary .e..ur.. to
..p.r.t.ly ..ter and bill the t.n.nt for aU V", el.ctdc and
tel.pbon. .ervlce. to tb. r.nted pr..l..., The tenant lball be
re.ponelbl' for p.pent of aU .ucb utiUti"t .xcept for w.ter .nd
refu.. dl.po..1, whicb .h.ll be the n.pon.iblUty of the 1.nd10rd.
11. Upon execution of thi. le..., the ten.nt .hall PAy to the
l.nd lord . $1 , 300, 00 .ecurl ty depoll t to be retained by the
1.ndlord .. .ppUc.b1. l.w nquire., Upon expiration of thi.
le..., 01' .. it aay be 1.wfuUy tu.in.t.d bereunder, tbe l.ndlord
.vr.e. to r.turn the t.nant'. ..curlty d.poeit .. .1.0 required
und.r applicable law,
_It, In the event tenant .ha11 ho1doy.r it. tenancy pa.t the
expiration of the tera of thi. 1...., 01' .ny option .. provided
ber.und.r, the partie. avre. th.t thi. le... .h.11 continue on ·
.onth to aonth ba.lI until .uch ti.. .. either party .hall
tel'llln.t. the 1.... upon 60 d.y. witten notic. to the otber party,
20, Th. t.n.nt .h.11 a.int.in . ".n.r.l li.bi1ity In'l.lI'.nce
policy In .n .mount not 1e.. th.n $500,000,00 which .h.ll .t a
.inla\lll Insure it..1f .nd tb. preail.. .V.ln.t any pX'operty 01'
per.onal Injury c1ai.. 01' 10....,
21. Landlord shall be re.pondb1. tor payin" any re.1 e.t.t.
~ or .tatft 01' 10c.1 taxes on the pr.ai...,
22, Th. landlord sh.11 m.intain tha pr..i.e. .nd 9Tound. in
voo4 ord.r and r.pair .nd will t.ke .U re..onab1e .e..ur.. to keep
the pr..i.e. free froa any rod.nt. or p..t.,
23, Tenant and it. employee. .hall be entitl.. to u.e
exl.tln" parking on the gl:'ounds of the 1ea..d pnail.. at no charve
to tenant,
,
24. In the event landlord int.nde to lea.e any ra.ainil'l9 part
of the building not 1....d by t.n.nt, landlord .vree. that It will
not r.nt any re.aining .pace to . t.n.nt who ..y cre.t~ .ny
obnoxlou. 01' h..ardou. ordor. which would interfere with tenanl'.
bueln... or the health of any of tenant'. e.p10y.e.,
25. Th. tenant h.reby repr..ent. th.t It. int.nded ~l.ine..
and u.. of the pre.i.e. doe. not invo1v. the u.e 01' .torave of .ny
haxardou. .ub.t.nce. .nd further avree. that it will not u.. H
.tor. any ha..rdou. .ubet.nce. on the pre.i...,
@
American Basement Systems, Inc.
2231 OLD OETTYSBURO lOA.[), CAMP HilL. PA 17011
117-730-2150 · 1.100.546.1177 . FAX 7170730-2157
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LEASE AGREEMENT
0. .. ....
.......1 May 1
".. parI Ie. II'" II lolloWII
1993
~_ ...... LandloN: Dave Cblnlltine
.......... ... .11.' A.......lorllodClllI 2238 Old Gettysburg Iload, Camp Hill, 'a, 17011
T_I
f\ L I 0.. netecI.
YOll, ,he T.nlllll A/nGrican Basement Syst_, Inc,
Ad..... 2238 Old Gettysburg Road, 'a. 17011
II 'M" IN 11I0.. tha. OM La..lo,. or T.nllll \hi wora "Lan"''' aM ..,........ .... .. ... ....
Inclu'" tha& '
One ,
1. ,tin:
April 30
....1....
monlM: betln.\fII: May 1
1994
1,93
2. All of the first floor property located at 2238 Old GettysburqRoad, together
with present garage space to be converted to office space for telelllilrketing,
canprising approximately 3,50Q s.f. as generally depicted on the attached
drawing/floor plan. 'nIis property is represented by 1an:l1ord to be
Tax parcel No, 23-054-005A.
...., S. The ,..rip.... Ie. 15,1;00.00
.. 10Do..,
. You, the Tin."" wiD pa, thII J..rlJ 1111I' to .. .........
A...-.a ,.Ie...
.... ..~ r_.
D.f,ult .
... ..... '_I
(!)
Rent shall be apyable on the 1 st. day of each calendar I1'lJIlth at the rate
of $1,300,00 per I1'lJIlth to landlord at an address designated by
lan:llord.
4. Landlo.. "a.. \hi PnlDl.. '0 ,ou. !he Tln.n" 10. the TI.m. You, the T..1IIl. ..... '0 paJ .... ....
..... ...... cha.... .. nqulncllll the Le... You, the T.n.n.. ..- 10 cia ....".1.. "'I'll'" .. J" ..
the IMa
5. II JOu, lhe Tin"""
U I.n '0 ,., ...." or .n, p'" 01 the Ilea"
&.2 1.11 10 comply whh .n, ...... lerm 01 1Il11 Le_
&.3 ..ul. the p'fIIIl.. .1 an, limo .urlnl thI T....
!h.n Landlor. m., "..111I' an. tab ,-ulOll of the P.lml.. ., 0' Iawlul_ ... - ,...
the Ten.nt un. 0' ........ par_ Oft .... P.lml... .M!helr p'opEII', II, ."P""- "..11..... .. .,
01"" Iowlul meolo wllhout "'I... n.... In 0' wo,. Lancllot. ...., ....Illl ... ,...... .. ., ...
.ee.I," ., Landlo.d ..... '" _ Inllo ,., Landlo......"n.. I. ...1... ,. UTIIM_ ....,........
,._1_ Includln.. wl....ut ~~., Dml'" '" ....on.... "pI ,_ ..... ...... ... of ....... .........
COllI .ncI tho c.... 01 c...nlnWftPal'.... ... .1IlU'IIMI!he '"m'- .ncI .... II ,., .., .......
'I..... .... unclor .11 La.... 1!.II..utt-- sa .~__ -.......-' '......T........,.,
.. L. JI .. lA' ._DI '" ... .nder Ihll La.... ....\1 Lan.Io,. n.".II'" "......,.......
._h" ._ doe..,. ""11I1 .M .... .... '" IAn4Ior4 10 po, the .1I"'- nIorr" Ie ......
a
In any event of default, landlord shall allow tenant 10 day. to cure
any event of default fran the date of written notice of laid default
frall 1,l!'L~~~':"'" ~n tenant, via first c1as. mail actually reos1ved by
tl'!MII' ur fran the date of hand delivery of such notice by laniLonI
to an:, officer of tenant,
.. Yo..'''' Tin..'. ..,.. Ih.1 II ... 1M .1,... T... ,o. win .u".n"" .ha '"lftl.... ha .. .... ....11...
.. .0., ...... 10. 0,.1.." w.., .. cI.m... .., .... .lIlMnl..
or
PLAINT.",
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. tt. ..... &.,.... Ln.'" lie chi.... 0111, ~, 1ft 'ImllMlll III wrlll... .......11' 1hI..,..... "lAue.
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1M .... ..11M IAn41..,4 ..r J"", lhl \rlllnl.
1II7IIJI'f,W
AIXJI!HD\ !lE: AlX>lTIaw. TDlMS ro ~E ~'T MTm ~Y " 1993
BE'1WEEN 0, al!NSTINE AND AMf2tICAN E\ASf.MENl' SYS'1'91S, INC, IS A'1!r1DflZ)
kl:;n:i40 AND Mo\[E A PART CE 'l'HIS ~E AQlfDI!Nl',
""TJI~ "L
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aDD.nUII ... ADD1'l'IOIlaz. 'I'IIUC' '1'0 LU'. AO..1IIIIl'I DA'I'ID DW i,
1...1 ........ Dot a..II....!II. t.MD .....Ieu .A....~
JJC;;t.t ,.. d~ ,11,(, ."'SA/~ 1f1"~'~""'~&GfV (L:!/
t, During the tint year of thi. 1e..., Landlord .h.ll .x
CO right of fir.t refu..1 to purch..e th ...
ot which t pre.i... are . par any part of the
pr..i.e. which the d .. Y .ell, T.n.nt .h.n
provide 1.nd10rd at lea.t 4 ltten notice prior to the end
ot ~he flr.t ye.r t.rmot it. inten ex.rci.e it. option to
a ..cond y..r a. provided herein,
10, Tenant .h.ll h.v. the exc1u.1v. option to ext.nd tha t.n
of thi. 1.... for .n .dditiona1 y..r for the rent.d pre.i... upon
the ...e term. contained herein, .xcept th.t the ..ount of rent
.hall be incr....d 5', to be p.id .nd pro r.ted over the .econd
y.ar of the 1e..., Ten.nt .h.11 provide 1.nd10rd at 1e..t 45 d.r.
written notice, prior to the end of the fir.t y.ar term of th .
l...e, ot it. int.ntion to exerci.e it. option to . .econd y..r ..
provid.d h.rein,
11, If Ten.nt el.ct. to .xerci.e it. option to ext.nd it.
le..e for an .ddition.1 y.ar, a. provided in par.graph 10 abov.,
landlord agree. to in.ta11 n.w c.rpet of good qu.lity in . color
.cc.pt.b1. to tenant throughout the rented pre.i...,
12, Upon the execution of thi. 1ea.e, the landlord .gr.e. to
in.t.11 . ga. he.ter in the .re. which i. pre.ent1y . g.r.ge .nd
which will be u.ed .. a telemarketing are., Landlord .1.0 agree.
upon execution of thi. le..e to provide additional .nd adequate air
conditioning venting from the exi.ting pre. i.e. to the gar.g. .re.
whioh i. to be u.ed .. the tele.arketing .r..,
13, Upon commenc.ment of thi. lea.e, or .t an e.r1i.r ti..
.. permitted by the landlord, the tenant, .t l.ndlord'. expen.e,
will be p.rmitted to hard wire the garage .re. which will be u.ed
.. the t.1emarketing area. Landlord further agre.. to eupp1y power
to this wiring upon completion of the hard wiring by the tenant.
14, A..n inc.ntiv. for ten.nt to ent.r into thi. le..e,
landlord .hall permit tenant, without charge, to enter the pre.i.e.
on or aft.r April 21, 1993 and after .x.cution of this l...e, to
pr.par. the premise. for it. intend.d bu.ine..,
15, It i. agreed and under.toad that the ten.nt will be u.iftl
the fr..i.e. for it. bu.ine.. which i. gener.l1y the .e11i", .nd
prov .ion of ba.ement waterproofing .y.te.., The partie. further
agree that tenant .ha11 a1.0 be permitted to u.e the pre. i... for
any other lawful and related purpo.e to their bu.ine..,
16, Landlord under.tand. th.t the ten.nt i. .t.rting . new
bu.ine.. in an are. rel.ted to it. oUicen' prior e.p10yment.
8hould the in.titution or effect of .ny legal proc.eding.
~e.por.ri1y or p.r..nent1y prev.nt the t.n.nt fro. continuinv it.
.-
,
bu.ine.., or .0 .ub.tanU.lly i.palr the ten.nt'. .bUity to
conduct . re..on.b1y profit.ble bu.ine.., the t.n.nt ..y t.rainat.
thl. 1.... without .ny 1i.bility h.r.under, .nd .ny i.proy...nt.
..d. by t.n.nt to the pre.i.e. .h.ll r...in .nd beco.e the property
of the 1.nd10rd without .ny cOllp.n..tion or r.i.bur.e.ent for ..i4
i.proy..ent. by the 1.nd10rd to the t.n.nt,
17. Th. l.ndlord .h.ll t.k. .11 n.ce...xy .e..ur.. to
..p.r.t.1y ..t8&' .nd bill the t.n.nt for .11 g.., .1.ot&'1c and
t.l.phon. ..ryic.. to the rent.d pre.i.e., Th. t.n.nt Ab.11 bI
rellpon.ibl. for p.yaent of .11 .uch utUiUe., .xcept for w.tal' and
r.fu.. dlepo.a1, which .h.ll be the n.ponalbUity of the landlol'Cl.
11. Upon execuUon of thi. Ie..., the t.n.nt .b.ll pay to tba
1.neUord . $1, 300 , 00 .ecur i ty depoal t to be r.talnacl bJ tIl.
1.nd10rd .. .pplic.bl. l.w nquir.., Upon .xpir.Uon of tIli.
1e..e, or .. it ..y be lawfully t.rain.ted h.reund.r, the 1.ndlol'Cl
.gr.e. to r.turn the ten.nt'. .ecurity depo.it .. .1.0 required
und.r .pp1ic.bl. 1.w,
It. In the .vent t.n.nt .h.ll holdover it. t.n.ncy pa.t tile
expir.tlon of the te&'a of thl. le..e, or .ny optlon .. provided
her.und.r, the p.rtie. .gree th.t thl. 1e... .h.11 contlnu. on a
.onth to .onth Nal. until .uch U.. .. .1th.r party aball
t.&'IIln.t. the 1e... upon 60 d.y. Wl'ltt.n noUc. to the other party,
20. Th. ten.nt .h.11 ..int.ln . general li.bl1ity in.ur.nce
pollcy in .n ..ount not 1e.. th.n $500,000,00 which .h.ll .t .
.inll1\111 In.ure it.elf .nd the premlee. .gein.t .ny property or
per.onal injury ol.i.. or 10....,
21. Landlord .h.l1 ~ r..pon.ib1. for p.ylng .ny 1'..1 ..t.t.
, or .t.t. or loc.1 t.xe. on the pre.i.e.,
22. The 1.ndlord .h.l1 m.lnt.ln the pre.i.e. .nd ground. ift
good order .nd repalr .nd wl11 talc. all re..on.b1. ....ure. to k..p
tb. pr..i.e. free fro. .ny rod.nte or pe.te,
23. Ten.nt and It. employee. .hall ~ enUtle. to u.e
, ed.ting parlcing on the ground. of the 1e..ed pr.mi... .t no ch.rg.
to tenant,
24, In the ev.nt 1.ndlord lntend. to Ie... any re..1nillCJ put
of the building not 1...ed by ten.nt, landlord agr... th.t it will
not r.nt any n.aining .p.ce to . ten.nt who ..y cre.t. any
obnoxiou. or h...rdou. ordor. whlcb would interf.r. with t.n.nt'.
bu.ine.. or the h.a1th of any of ten.nt'. e.ploye..,
25. Th. t.nant h.r.by repreeent. that It. intended bu.ine..
.nd u.. of the pre.i.e. doe. not involve the u.. or .torag. or any
bax.rdou. .ub.t.noe. and further .gree. th.t it will not u.. or
.tor. any ha..rdou. .ub.t.nce. on the pre.i....
(l)
al. The p.rti.. hereto .tree th.t execution or th1. 1.... 1.
.ubj.ot to .pprov.1 by . Mr, John l.ccO, who pn..ntl1 1. ·
aort'8" lienholder on the pre.i..., luch .pproval .han be
obta1ned by 1.ndlord w1th1n 3 d.y. or the execution or th1. 1....
by t.nant.
"
,;
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,
, ,
March 24, 1"4
..~ D.LIVlIBD
Hr, D.vid Oben.tine
2238 Old G.tty.burg Road
C..p Hill, Pa, 17011
R.: ABS Lea.e Agre.ment
Dear Mr, Ob.n.tine:
P1...e acc.pt this letter a. notice by American aa...ent
Sy.te.., Inc" of it. intention to ex.rci.e it. option to .xtend
it. le..e agreement for an additional one ye.r period for the
pre.i.e. .t 2238 Old Getty.burg Ro.d pur.uant to '10 of the le...
.gree.ent,
Pl.... c.ll .hould there be any que.tion.,
American Basement Systems, Inc.
223. OLD OETTYSBURO ROAD, CAMP HILL. PA 17011
717.73().2ISO · 1..00.546-1177 . FAX 7J701]().U57
Ap,..;' ,S", m4
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JILAIN11II'.,
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employees and their principal Peter O'Shea (hereinafter "O'Shea")
including, inter 5llli, abusive and disorderly behavior on the
leased premises during business hours, physical and verbal abuse of
plaintiffs' employees, unauthorized entry into ABS' business office
after business hours to "rifle" desk drawers and files, substantial
interference with plaintiffs' ability to use the parking areas
appurtenant to the leased premises and vandalization of trucks
belonging to Reliable. These and the other acts detailed in the
Complaint and Application disrupt Plaintiffs' quiet and peaceable
enjoyment of the leased premises, are in direct violation of
Obenstine's contractual and common law duties as landlord, and must
be enjoined without further delay to prevent further damage to the
value of plaintiffs' leasehold, business and employee morale.
II. Factual Background
The facts are straightforward. On or about May 1, 1993 ABS
entered into a one year Lease Agreement (hereinafter the "ABS
Lease") covering office space located on the Leased premises.
Pursuant to the terms of the ABS Lease, !'IBS exercised its option to
extend its leasehold for an additional year and subsequent to that,
,
ABS and Obenstine in writing agreed to a new lease for a five year
term as of April 15, 1994. On or about November 8, 1993, Reliable
entered into a Commercial Lease (hereinafter the "Reliable Lease")
with Obenstine and his wife to rent a garage/storage area located
on the leased premises. The balance of the areas located on the
leased premises are reserved and used by Obenstine for his own
business and are controlled by separate entrances and exits.
Beginning on or about October 1, 1994 and lasting through the
present, Obenstine has embarked on a systematic and unjustified
campaign to interfere with plaintiffs' quiet and peaceable
enjoyment of the leased premises and appurtenant parking areas in
manifest violation of both a specific provision of the ABS Lease
and the implied covenants of both the ABS and Rllliable Leases.'
Obenstine's interference with ABS and Reliable's quiet and
peaceable enjoyment of the leased premises and appurtenant araas
has dramatically diminished the value of ABS and Reliable
leaseholds and has caused incalculable damage to ADS and Reliable's
business and employee morale for which there is no adequate remedy
at law.
III. Argument
A tenant may seek a preliminary injunction for the breach of
a contractual or implied covenant of quiet enjoyment of leased
property. Checker oil Co. v. Harold H. Hoaa. Inc., 251 Pa. Super.
351, 380 A.2d 815 (1977): Pollock v. Morelli, 245 Pa. Super. 388,
369 A.2d 458 (1976). The purpose of such relief is to return the
parties to the status ml.2 sw.t&2. Checker Oil, 251 Pa. Super. at _
-,
380 A.2d at 8~O.
Such relief will lie when the tenant can
show that he has a clea. right to relief, that the need for the
relief is immediate, and that irreparable injury will result if it
is not granted. ~. (citing Roberts v. Board of Directors of the
Every lease contains an implied covenant of quiet
enjoyment. Paker v. G. C. Murphv Co., 358 Pa. 339, 58 A.2d
1, (1948): Minnich v. Kauffman, 265 Pa. 321, 108 A. 59'1 (1919).
2
paaceable
Tavlor v.
The status SWSl ~ is def ined as the last actual,
and uncontested status which preceded the controversy.
sauer, 40 Pa. Super. 229, 232 (1909).
3
School District of Scranton, 462 Pa. 464, 469, 341 A.2d 475, 478
(1975)) .
Plaintiffs right to relief is clear as there has been a clear
breach of both the express (in the ABS Lease)' and implied
covenants for quiet enjoyment.
The legal implication of the
covenant for quiet enjoyment of leased property, whether express or
implied, is that the lessor will permit the tenant to enjoy fully
the demised premises. Checker oil, 251 Pa.Super. at____, 380 A.2d
at 818 (citing Kellv v. Miller, 249 Pa. 3l4, 94 A. 1055; 2 Thomcson
on Real Proc~, sect. 1129, p.471 (1961)).
"The covenant [for
quiet enjoyment]... is breached when a tenant's possession is
J...uwaired by the acts of' the lessor or those acting under him..."
Polloc~ v. Morelli, 245 Pa.super. at )92, 369 A.2d at 460 (emphasis
added) (citing No. 14 Coal Co. v. Pennsylvania Coal Co", 416 Pa.
218, 206 J..2d 57 (1965); Einfield v. Shermex, 56 Pa.Super. 4
(1914). The impairment need not be total, but the utility of the
premises must be substantially decreased by the landlord's
interference with a right or privilege which is necessary to the
enjoyment of the premises. Qh~~-2il (citing Kelly v. Mill~;
Pollock v. Morelli).
, ABS clearly has a written lease in force even though it
exercised its option one week after the expiration because
Obenstine nevertheless agreed to extend the original ABS lease.
Moreover, Obenstine subsequently entered into a new five-year lease
covering the leased premises. Neither of the agreements is voided
by ABS' failure to timely exercise its option. See, Princeton
Sjlortware_Corc._'-y. "&M Associates, 358 Pa. Super 325, 517 A.2d 963
(1980) (failure of lessee to timely exercise its option did not,
absent a mutually agreed to modification, operate to void
subscque~t five-year option).
4
Obenstine's conduct (Le. disruptive, vulgar and offensive
behavior during business hours, trespass, vandalism, the assault,
battery and harassment of plaintiffs' employees, and interference
and the discontinuation of water, services to Reliable's area and
obstruction of plaintiffs' use of appurtenant parking areas) is so
far beyond the pale the normal course of dealings between a
landlord and tenant, to say nothing of civility, that it has
cumulatively rendered the leased premises unfit for the conduct of
the plaintiffs' business operations in the professional and stable
manner for which they barga.1ned.
Moreover, the need for injunctive relief is immediate and the
injury to plaintiffs is irreparable because the amount of pecuniary
loss is difficult to quantify at this early stage and Obenstine's
outrageous conduct is continuing leaving plaintiffs with no
effective remedy at law. ~ Checker Qil, at 380 A.2d 818.
Clearly, the most just and expeditious course is for this court to
issue a prel iminary injunction restraining Oberstine from
committing further acts that interfere with Plaintiffs' quiet and
peaceable use of the property. Such an order will restore the
parties to the status gyQ ~ and will allow plaintiffs to bring
their existing claims before this Court in an orderly and defined
fashion.
IV. Conclusion
WHEREFORE, for the foregoing reasons,
Basement Systems and Reliable Foundation
Restoration respectfully request that this
plaintiffs American
Waterproofing and
Court grant their
5
Application reque.tin9 preliminary injunctive relief by ordarin9
David M, Obenstine to desist from committin9 all and further acts
which interfere with plaintiffs' quiet and peaceable enjoyment of
the premises they hold under lease.
OF COUNSEL:
Dilworth, Paxson, Kalish
, Kauffman
tabi e, Esquire
William J. Brennan, IV
305 N. Front street, Suite 403
Harrisbur9, PA. 17101
717-236-4812
Attorneys for Plaintiffs
American Basement Systems,
Inc., and Reliable Foundation
Waterproofing and Restoration
Dated: November 2, 1994
6
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
AMERICAN BASEMENT SYSTEMS,
INC., and RELIABLE FOUNDATION
WATERPROOFING AND RESTORATION
Plaintiffs,
CIVIL ACTION - EQUITY
DOCKET NO. ((4 -fpl7l Hr~
v.
DAVID M. OBENSTINE
Defendant.
N 0 TIC E
You have been sued in court. If you wish to defend against
the claims set forth in the following pages, you must take action
within twenty (20) days after this Complaint and Notice are served,
by entering a written appearance personally or by attorney and
filing in writing with the Court your defenses or objections to the
claims set forth against you. You are warned that if you fail to
do so, the case may proceed without you and a judgment may be
entered against you by the Court without further notice for any
money claimed in the Complaint or for any other claim or relief
requested by the Plaintiff. You may lose money or property or
other rights important to you.
YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU DO
NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE THE
OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL HELP.
Court Administrator
4th Fl., Cumberland County Courthouse
Carlisle, PA 17013
717-240-6200
By:
V c ,or P.
1. D. No. 37449
305 North Front Street, suite 403
Hal'risburg, PA 17101-1236
(717) 236-48l2
Attorneys for Plaintiff
3. On or a~out May 1, 1993, the Plaintiff ADS and the Defendant
entered into a Lease Agreement (hereinafter the "ABS Lease") for
approximately 3,500 5. f. of the premises looated at 2238 Old
Gettysburg Road, Camp Hill, Pa.
attached hereto as Exhibit "A".
A copy of the ABS Lease is
4. Pursuant to the terms of the Lease, ABS also exercised its
option to extend the ABS Lease for an additional year and
subsequent to that, the parties in writing agreed to a new lease
for a five year term as of April 15, 1994.
copies of the option
exercise and the agreement for a five year lease are attached
hereto collectively as Exhibit "B".
5. On or about November 8, 1993, Reliable entered into a
Commercial Lease with the Defendant and his wife to rent a
garage/storage area approximately 27ft x 60ft. with an overhead
garage door on the north side of the Premises (hereinafter the
"Reliable Lease").
A copy of that Lease is attached hereto as
Exhibit "C".
6. The areas leased by ASS and Reliable and the areas reserved
and used by the Defendant for his own business, are all a part of
"
the same commercial facility, but each area is controlled by its
own entry and exits.
COUNT I - INJUNCTIVI RILIIF/QUIIT ENJOYMINT
7. The averments of paragraphs 1 through 6 are incorporated
herein by reference as though they were fully set forth herein at
length.
2
8. Tho terms of the AUS Lease specirically provide that so long
as thll Tenant ia not in default under the Lease, the "Ten.nt ...y
peace.bly .nd quietly h.ve, hold .nd enjoy the pre..iae. far the
Tel''' of the Le...," Although not expressly stated in the Reliable
Lease, an impl ied covenant to quiet enjoyment of the leased
premises exists under the Reliable Lease as well.
9. Since approximately the beginning of October 1994, the
Defendant has engaged in conduct in flagrant disregard of the
Plaintiffs' l'ights to peaceably and quietly Elnjoy their leased
premises, which acts include, but are not limited to the following;
a) On numerous occasions, the Defendant has been upon
the premises physically beating his wife and disrupting
the orderly conduct of the Plaintiffs's businesses. On
one such occasion, the Defendant chased his wife into
ABS's of f ices threatening to beat her in front of the
Plaintiff's employees. On more than one occasion, the
Lower Allen Police have been called to the Premises to
arrest the Defendant.
b) During the week of October 17, 1994, the Defendant
followed one of ABS's employees, one James Gallagher, as
he was entering the premises from the parking lot and
shoved him through the door for no apparent reason.
c) On October 24, 1994, the Defendant confronted one of
Reliable's foremen, one Mike Strohm, spit in his face,
called him numerous and foul vuigarities and generally
demeaned and de tamed the employee for no apparent reason.
d) During the first week of October 1994, one of
Reliable's employees, one Henry Barlup, caught the
Defendant at 11:30 p.m. rifling through ABS's business
office and when asked what he was doing there, the
Defendant allegedly responded that he was going to clean
out the air vents.
e) On numerous occasion$ during the week of October 25,
1994, the Defendant walked across the front of the
premises while giving vulgar hand signals towards ABS
employees.
f) It is bel ieved that over the weekend of October 22,
3
1fJIIRIFORI, the Plaintiffs respectfully requests that this
Court enter a permanent injunction against the Defendant ordering
that he cease and desist from any of the acts described in
paragraphs 9(a) through (k) above and any and all such other acts
which may tend to interfere with the Plaintiffs' peaceable and
quiet enjoyment of their leased premises, together with costs and
such other and further relief as this Court may deem necessary and
appropriate under the circumstances.
COUNT II - INJUNC~IVE RELIIF/PARKING
13. The averments of paragraphs 1 through l2 are incorporated
herein by reference as though they were fully set forth herein at
length.
14 Paragraph 23 of the ASS Lease provides that "Tenant and its
.mploy..s shall b. .ntitl.s (sio] to us. .xisting parking on the
ground. of the l....d premis.s at no oharg. to tenant. II Parking is
also permitted on or about Reliable's premises as a necessary
appurtenance thereto and such use further has been ratified from
the beginning of the Reliable lease by the conduct of the parties.
l5. In direct violation and breach of the lease agreements, the
Defendant has engaged in the following ac~s:
a) On Sunday October 9, 1994, the, Defendant, without
notice to Plaintiffs and without apparent reason of
necessity, had a macadam sealer spread over the entire
parking area around the premises and instructed
Plaintiffs not to park on the ~remises until the
following Tuesday.
b) On Thursday, October 13, 1994, the Defendant, again
without notice and during Plaintiff:!!' business hours,
lnstructed them to remove all their vehicles so that the
5
parkinq areas could be immediately sealed again. Despite
ABS's offer to reimburse the Defendant to have the
premises sealed on a non-business day, the Defendant
proceeded to seal the premises such that no entry or exit
could be had from the premises without crossinq fresh
sealer. Further, none of the Plaintiffs' vehicles could
be moved on or off the premises.
c) On numerous occasions, the Defendant has notified
the Plaintiffs that they do not have the riqht to park
their vehicles upon the premises. Based upon this
mistaken belief, the Defendant has called tow trucks to
remove the Plaintiffs' vehicles.
d) On numerous occasions, the Defendant has moved his
vehicles so as to block and prevent the Plaintiffs or any
of their employees from parkinq on the premises, or from
movinq any of their cars.
e) During the week of Octobel' 24, 1994, the Defendant
posted signs on the premises indicating that any vehicles
parked upon the premises after lO:OO p.m. would be towed.
f) During the week of October 17, 1994, the Defendant
forcibly entered a truck and pushed it into a fire lane
off the premises. When an employee came to remove the
vehicle from th.e fire lane, the Defendant stood in front
of the vehicle to prevent its removal.
g) Most recently, the Defendant has continued to park
his Dump Truck and Ice Cream Trucks on the premises so
that no parking is possible on the premises.
l6. The above acts by the defendant as outlined in paragraphs l5
(a) through (g) constitute direct and flagrant breaches of the
lease agreements between the p3rties and specifically, breach the
Plaintiffs' right to park their vehicles upon the premises.
17. The above acts by the Defendant and his continuing threat to
engage in similar such acts have and will continue to cause
immediate and irreparable harm to the Plaintiffs and their
businesses.
18. Plaintiffs are without an adequate remedy at law and money
6
damages alone are not sufficient to remedy the breaches by the
Defendant. Permanent injunctive relief is necessary to abate the
Defendant's actions and enforce the lease agreements between the
parties.
WK.RIFORI, the Plaintiffs respectfully requests that this
Court enter a permanent injunction against the Defendant ordering
that he cease and desist from any of the acts described in "s
15(a) through (g) above and any similar acts which may tend to
interfere with the Plaintiffs' right to park their vehicles upon
the premises, together with costs and such other and further relief
that this Court may deem just and proper.
COUNT III - RISTORATION OF UTILITIm~
19, The averments of paragraphs 1 through 18 are incorporated
herein by reference as though they were fully set forth herein at
length.
20. The premises leased by Reliable are provided with water
utility service for a sink and toilet area.
21. Reliable's lease specifically provides for the provision of
utilities.
22. In breach of Reliable's lease, the Defendant has disconnected
and/or turned off the water service to Reliable's leased premises.
23. Tho above acts by the Defendant and his continuing threat to
engage in similar such acts have and will continue to cause
immediate and irreparable harm to Reliable and its business.
24. Rel iable is without any adequate remedy at law and money
7
damages alone are not sufficient to remedy the breaches by the
Defendant. Permanent injunctive relief is necessary to abate the
Defendant's actions and enforce Reliable's lease agreement between
the parties.
WHIRIFORI, the Plaintiff Reliable respectfully requests that
this Court enter a permanent injunction against the Defendant
ordering that he cease and desist from disconnecting and/or turning
off any of the water service to the premises leased by Reliable,
together with costs and such other and further relief that this
Court may deem just and proper.
COUNT IV - MONEY DAMAGES
25. The averments of paragraphs 1 through 24 are incorporated
herein by reference as though they were fully set forth herein at
length.
26. The above described acts by the Defendant have unlawfully
interfered with the Plaintiffs' businesses so as to cause a loss of
customers and business opportunities.
27. As a further result of the Defendant's unlawful acts, the
Plaintiffs have had to expend monies to retain a security guard on
the premises in order to protect itself against the Defendant's
actions and in an effort to inhibit the Deff:indant's disruptive
conduct.
28. The above described acts by the Defendant are also tortious in
nature and are so willful, malicious, reckless and outrageous as to
justify the imposition of compensatory and punitive damages against
8
the Defendant.
29. Claim is also hereby made for attorney fees incurred in the
pr~s.cution of this action pursuant to '22 of Reliable's Lease.
WHIRIFORB, the Plaintiffs respectfully requests that judgment
be entered in their favor and against the Defendant in an amount in
excess of $20,000.00, together with costs, attorney fees and such
other and further relief as this Court may deem just and proper.
Vic or P. Sta le, sq.
Dilworth, Paxson, Kalish & Kauffman
305 North Front Street, Suite 403
Harrisburg, PA 17101
(717) 236-4812
DATED: October 27, 1994
I
I)
VERIFICATION
Subject to the penalties for falsification to authorities
prescribed by 18 Pa. C.S. S4904, I hereby certify that I am the
Vice President of American Basement systems, Inc., the President of
Rel iIlble Foundation Waterproof ing and Restoration,
and am
authorized to make this verification on their behalf, and further,
that the facts stated in the foregoing complaint are true and
correct to the best of my personal knowledge, informat ion and
Dated: October 27, 1994
-----
)
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aDD.IIDVII ... ADDl'rlOIlAL .,..... '1'0 LIA.. aO..1II111'1' Da'lD DW l,
1...1 ......... D. a....lflll. &lID .....le... ~.._~
JI, I'f-t fJ d~ ,11,<, ., u,l1~ "(~'Ch1~(!!/ CIfI 'J!;;Y
., Durinv the Urat year of thi. le..., Landlord .h.n .x
Eo riVht of Urat refu.a1 to purcb... th ...
of which t prami.e. are a par any part of the
preai... which the d .a y ..U, Tenant .hall
provide landlord .t 1ea.t 4 itten notice prior to the end
of the fir.t year teraof it. int.n ex.roi.e it. option to
. ..cond ye.r .. provid.d her.in,
10. Ten.nt .h.U have the exc1udv. option to extend the t.ra
of thi. le..e for an .ddition.1 y.ar for the r.nted pr.ai... upon
the .... tera. cont.ined h.rein, .xc.pt th.t the a.ount of r.nt.
.hall be incre...d 5', to be paid .nd pro rat.d over the ..cond
ye.r of the l...e, T.nant .ha11 provide 1.nd10rd at 1e..t 45 day.
writt.n notice, prior to the end of the fir.t year term of thi.
lea.., of it. intention to exerci.e it. option to . .econd y..r a.
provided her.in,
11, If T.nant .l.ct. to .xerci.e it. option to extend it.
lea.$ for an additional year, aa provided in paravraph 10 .bove,
l.ndlord avr... to in.ta1l new carpet of Voo4 qu.1ity in . color
.cc.pt.ble to t.nant throuvhout the rented pre.i...,
12. Upon the execution of thi. lea.e, the landlord .qr.e. to
in.tall . V.. heater in the .r.a which i. pr...ntly a v.r.v. .nd
which will be uaed .. . te1em.rketing are., Landlord a1.0 .qree.
upon .xecution of thh l...e to provide .dcUtional and .dequ.t. .ir
condltioninv ventinv fro. the exi.tinv pre.i.e. to the v.r.v. .re.
which i. to be u.ed a. the te1emark.tinv are.,
13. Upon commenc.ment of thi. le..e. or .t .n e.rli.r ti..
.. p.rmitted by the 1.nd10rd. the t.nant, .t landlord'. .xpen.e,
will be permitted to hard wire the var.ve .r.a which will be u.ad
a. the t.1emarketinv .rea, Landlord further avree. to .upply power
to thi. wirinv upon completion of the hard wirinv by the t.n.nt,
14. A. an incentive for tenant to ent.r into thi. 1...e,
landlord .hall per. it t.nant, without charve, to enter the pre.he.
on or after April 21. 1993 and after execution of thi. 1...., to
prepare the pre.i.e. ~or it. intended bu.in...,
15, It i. avre.d and under.tood that the tenant will be u.ing
the pre.i.e. for it. bu.ine.. which i. ven.ra11y the ..11ing .nd
provi.ion of ba.ement wat.rproofing .y.t..., The partie. further
.vr.. th.t t.nant .hall .1.0 be peraitted to u.e the pre.i... for
any oth.r lawful and related purpo.e to th.ir bu.ine...
16, Landlord und.r.tand. that the tenant i. .t.rting . nev
bu.ine.. in an .re. related to it. officer.' prior e.p1oyment.
Should the in.titution or effect of any lev.1 proceeding.
te.por.ri1y or per.an.nt1y pr.vent the ten.nt fro. continuing it.
5J
bu.in..., 01.' .0 .ub.tanU.Uy i.palr the t.nant'. abUity to
ClonduCl~ . r...on.b1y profit.b1e budn..., the ten.nt ..y ~enlnat.
~hi. 1...e without .ny 1i.bi1ity h.r.und.r, .nd .ny i.prov...nt.
.ad. by ~enant to the prelli... .h.U r..aln .nd beClO.. the property
of the l.ndlord without any co.p.n.ation o~ r.i.bur....nt tor ..i.
i.prov...nt. by the 1.nd10rd to the t.n.nt,
17. The landlord .haU t.k. .U n.ce...ry ....ur.. to
..p.r.~.ly .et.... .nd bU1 the t.nant tor aU V.., .1.CltriC .nd
t.l.phon. ..rvic.. to the rent.d pr..i.e.. Th. ten.nt .h.ll be
r..pon.lbl. tor payJI.nt ot aU .uch uUUU'.t exc.pt tor w.t.r .nd
r.fu.. dhpo..l, whioh .h.U be the re.pon.iblUty of the 1.nd10rd.
11. Upon .xeoution of th18 1...., the t.n.nt .haU pay to the
1.nd10rd . U,300,OO .ecudty d.podt to be r.tained by the
l.ndlord a. appUcab1e 1.w require., Upon expiration ot thl.
1...., 01' a. it .ay be lawfully t.nin.ted h.reund.r, the l.ndlor'
.vr.e. to return the t.nant'. ..cudty depoalt .. al.o required
und.r .pp1ioable l.w,
11. In the event tenant .hall ho1dov.r it. ten.ncy pa.t the
.xpir.tlon of the t.ra of thi. 1...., 01' .ny option .. provided
h.r.und.r, the partie. agre. th.t thi. 1e... .hal1 contlnu. on a
.onth to .onth b..i. untU .uch U.. .. elth.r party .hall
t'l'1Iin.t. the le..e upon 60 day. writt.n noUce to the oth.r party.
20. The t.n.nt .hall ..int.in a veneral liability In.uranca
polioy In an amount not 1e.. than $500,000,00 which .hall at a
.lni.ua in.ur. it.elf and the premile. .gain.t .ny property 01'
per.onal Injury e1ai.. or 10....,
21. Landlord .h.ll be re.ponalb1. for p.ying any real ..tat.
, or .tat. or local t.x.. on the pr..i...,
22. The landlord .ha1l .aintain the pr..i.e. and ground. in
good ord.r and r.pair .nd w111 t.ke .11 rea.on.b1. ....ure. to ke.p
the pr..i.e. fr.e fro. any rodent. or pe.t.,
23. T.nant and it. employ.e. .hall be entitl.. to u.e
, .xi.tin9 p.rking on the ground. ot the 1e..ed pre.h.. at no charge
to tenant,
24. In the event landlord intend. to 1...e .ny r..alning part
of the bu11din9 not 1e..ed by tenant, landlord avr.e. that it w111
not r.nt any r..alning .p.ce to a tenant who ..y cr.ate .ny
obnoxlou. or ha.ardou. ordor. which would interf.re with tenant'.
b\I.ine.. or the health of any of t.n.nt'. e.ploy...,
25. The tenant her.by repr...nt. th.t it. int.nded bu.ine..
and u.. of the pre.i... doe. not invo1v. the u.. or .torav. of .ny
haxardou. .ub.tance. and further agre.. that it will not u.e 01.'
.tor. any ha.ardou. .ub.tancee on the pre.i...,
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AMERICAN BASEMENT SYSTEMS.
INC,. and RELIABLE
FOUNDATION WATERPROOFING
and RESTORATION
Plaintiffs
IN THE COURT OF COMMON PLEAS OF
CUMBERLANO COUNTY. PENNSYLVANIA
CIVIL ACTION - EQUITY
V,
DAVID M, OBENSTINE,
Defendant
NO, 94-6171 ,EQUITY TERM
ORDER Orc.OURT
AND NOW. this 1st day of December, 1994, a Rule
is made absolute to show cause why defendant should not be held
in contempt of th:', Court's order of November 4, 1994, A
citation of contempt IS ISSUED against David M, Obenstine. IV,
Charging him wi Ul contempt of paragraphs 3. 4, and 8 of the
order of November 4. 1994, Final adjudication. and disposition
if warranted. shall be held in Courtroom No, ? of this
courthouse at 3:00 p,m,. next Wednesday, December' 7. 1994. at
which time defendant 1s
Victor p, Stabile, Esquire
For Plaintl ffs
Matthew J, Eshelman. Esquire
For Defendont
; prs
DEe Z
10 46 AM '9~
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rICE
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AMERICAN BASEMENT SYSTEMS,
INC " and RELIABLE
FOUNDATION WATERPROOFING
and RESTORATION
Plainti Us
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
, ,
CIVIL ACTION - EQUITY
V,
DAVID M, OBENSTINE,
Defendant
NO, 94-6171 EQUITY TERM
ORDER OF COURT
AND NOW, tills 7th day of December, 199'~, the
parties ore to provide the Court 0 brief in seven days by
sending a single COpy to chambers with a copy to each attorney
addressing the folloy/ing QI,Jestions: (1) wtlether os part of a
fine payable to complainant to compensate complainant for losses'
sustained, those losses con include compensation for attorney
fees, onel (2) whpttler or' not 0 fine may also include an
assessment 090inst the contemptor as a punishment for vlolating
the Court's injunction,
Victor p, Stabile. Esquire
For Plointl ffs
Me tthew J, Eshelman. ESQutt"e
For Defendnnt
:prs
DEe 9 II \l~ ~H '9~
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IN THI COURT OF COIOCON PLIAS
CUMBIRLAHD COUNTY, PllfN8YLVANIA
AIIIRICAH 1A81H1HT SYSTEMS,
INC. I and RILIABLI FOUNDATION
WATERPROOFING AND RISTORATION,
plaintiff.,
CIVIL ACTION - IQUITY
DOCKET No. 94-'171
v.
DAVID M. OBINSTINI,
D.fendant.
'LAI~lr'. ....0... '0 D.'IKD~I'
... oftn alii) uI.n UD 11ft KATTn 'l'O COUll'l'nCLA,1I
AND NOW, 00... the plaintiff. Am.rioan Ba....nt sy.t..., Inc.
(h.r.in.fter -ABS-) and R.liabl. roundation waterprootln9 and
...toration (h.r.inaft.r -R.liable-) and fil. the followin9
r..pon.e to the Def.ndant'. N.w Matter and An.wer and N.w Matter to
Count.rolai. .. follow.1
30. By way of r..pon.., the Plaintiff. inoorporate th.ir av.r..nt.
to ". 1 - 29 a. thou9h the .a.. were ..t forth herein at 1.n9th.
31. Denied a. 1.9al oonolu.ion. requirin9 no re.pon...
32. Denied .. 1.9al oonolu.ion. requirin9 no re.pon...
(a) throu9h (d). D.nied a. le9al oonolu.ion. requirin9 no
re.pon...
33. Deni.d .. le9al oonolu.ion. requirin9 no re.pon.e.
(a) Deni.d.
The D.fendant'. aotion. with re9ard to the
parki"9 lot w.r. done with ..1io. and int.nt to hara the
Plaintiff..
(b) D.ni.d a. a l.qal conclu.ion r.quirinfJ no r..pon... By
way of furth.r an.wer, this all.qation i. irr.levant to
the Plaintiff.' riqht to u.. parkinq on the pr..i....
(0) Admitt.d and D.nied. 10.. parkinq i. available in the
baok when the D.f.ndant 18 not interf.rinq with that u.e.
Thi. alleqation 18 irrel.vant to the Plaintiff.' r1qht to
u.. parkinq in the front of the pr..i....
(d) D.nied a. 1.gal conclu.ion. r.quiring no re.pon.e. By
way of furth.r an.wer, the 1.a.. agr....nt qrant. parkinq
upon the pre.ia.. and impo... no re.triction a. to .paoe.
Additionally, the caune of oonduot and aqr.ement betw..n
the partie. fro. the inc.ption of the lease wa. to pe1'llit
parkinq upon all the pr.mi....
(e) D.ni.d. Th. D.f.ndant'. aotion. as alleqed in the
Plaintiff.' complaint contradiot this aV.1'II.nt.
(f) D.ni.d in that after r.asonabl. inv..tiqation, the
Plaintiff. are without .uftioi.nt knowl.dg. to f01'll .
be1i.f a. to the truth of the.. av.rm.nt. and .triot
proof thereof i. demand.d at ti.e of trial.
3.. Deni.d.. l.gal conclusion. requirinq no r.spon.e.
(a) By way of an.w.r, the agr....nt sp.aks for it..1f. By
way of furth.r an.wer, the Plaintiff.' intend.d u.. of
the fJaraq. .pac. and it. actual u.. w.r. known to the
Defendant and agre.d to by hi..
(b) D.ni.d. wat.r ..rvice was provid.d to R.liable .t .11
ti.e. mat.rial h.reto.
(0) D.ni.d a. 1.qal conolu.ion. r.quirinfJ no re.pon.e.
(d) Denied. Th. Def.ndant aot.d malioiou.1y in turnin9 off
the wat.r to R.Uab1e and r.fu..d to turn it back on
until ord.r.d by the Court.
u.... 11'0 eomrrDC!La.III
35. By way of r..pons., the Plaintiff. incorporate th.ir av.rment.
to !'. 1 - 29 and re.pon... to !'. 30 through 3. .. though the .ame
were ..t forth h.r.in at l.ngth.
36. It i. d.ni.d that the Plaintiff. damag.d the .fore.aid lot in
.ny mann.r that amount. to waste. The r.maining averment. are
deni.d a. l.gal conclusion. requiring no re.pon.e.
(a) Admitted .ome fluid .pilled on the .ide lot. Said .pill
was cleaned up and caused no damage to thG premie... The
Plaintiff. are without .ufficient knowledge to form a
b.li.f as to the truth of the remaining av.rment. and
.triot proof th.r.of i. demanded at time of trial.
(b) Deni.d. To the ext.nt any travel occurred ov.r the
s.al.d .urfac.., it was .ade nece..ary by the D.fendant
..aling the Plaintiff. in the premi... during bu.ine..
hour., providing no notice of the work and refu.ing
rea.onable request. to reschedule the work.
(0) D.ni.d. I.t all times hereto the Plaintiff. maintain.d the
premi... a. r.quir.d under the 1.ase agr....nt..
(d) Deni.d that any unloading oau..d any dallage to the
afor..aid lot. striot proof th.r.of i. d.manded at ti..
of trial.
37. Denied a. 1.ga1 conclu.ion. r.quiring no r..pon... By way of
further an.wer, any .uch u.e was done with the help and perlll..ion
of the Defendant.
3.. Admitted that the plaintiff. have used the qarage a. a qaraqe
and to .tore material., all with the consent, understanding and
pera18eion of the Defendant. All other averment. are denied in
that the PlaintiffS are without sufficient knowledge to fora a
belief a. to the truth of the remainin9 averments and .trict proof
thereof i. demanded at time of trial.
39. Any damage was unintentional, minimal and promptly repaired by
the Plaintiff.. Strict proof thereof i. demanded at time of trial.
The re..ininq averment. are denied in that the plaintiff. are
without .ufficient knowledge to form a belief a. to the truth of
the.e averments and strict proof thereof i. demanded at time of
trial.
WHEREFORI, the Plaintiffs request that jud9llent be entered in
their favor, the Defendant'. Counterclaim dismi..ed and that the
Plaintiff. be awarded cost., fees and .uch other relief permitted
under the lea.e agree.ent. and a. this Court d.elll. just and proper.
11ft KAftn TO COUll'l'nCLAIIl
40. The Defendant fails to state any cause of action.
41. Any damaqes complained of were not caused by the Plaintiffs,
were cau.ed by the Defendants' conduct, have already been repaired
by the P1aint~ff. and/or are not actionable.
42. The Defendant doe. not have clean hands and therefore, i.
barred fro. .eekinq relief in whole or in part.
43. oil .pil1s and other damage to the lot. were existinq and/or
IN THI COURT or COIOCON PLIAI
CUMB!RLAHD COUNTY, PIlfNSYLVANIA
AIIDICAH IASIHIHT SYSTEMS,
INC., and RILIULI FOUNDATION
WATERPROOFING AND RISTORATION,
Plaintiff.,
CIVIL ACTION - IQUITY
DOCKET No. '4-1171
v.
DAVID II. OBINSTINI,
D.fendant.
AIII1fD '1'0 D.'I1IDAIIT" COUll'l'nCLal1l 'l'O
.LaIIrrIrrl' AIIIWID PI'l'!'1'!OIl 'OR COIrrIllH
AND NOW, 00... the Plaintiff. Am.rican Ba....nt Sy.t..., Ino.
(her.inaft.r "loBS") and Reliable Foundation Wat.rprootlnq and
Re.toration (her.inafter "Reliable") and file the following
r..pon.. to the D.f.ndant]. Count.rclai. to Plaintiff.' Amend.d
P.tition for Contempt I
10. The Order .peak. for itself.
21. D.ni.d. At all ti... material hereto, R.liable has been in
comp1ianc. with the Ord.r.
22. D.ni.d. The Reliabl. .mploy.. was unloading hie v.hicl. a. h.
wa. p.raitt.d to do. A oonfrontation d.velop.d when the D.f.ndant
provok.d the Reliabl. .mploy.e by fla.hing a cam.ra dir.ot1y in
front of the ..ploy..'. .y.. and th.n .aking thr.at. again.t the
..ploy..'. fa.ily. Thia incid.nt was typical of oonduct .n9aq.d in
by the Def.ndant to hara.. the Plaintiff. ..ploy... and this on. in
particu1u.
23. The Ord.r sp.aks for it.elf.
24. Denied that the Plaintiff. have stored .at.rial. out.ide of
the premi.e.. Th. c.m.nt mixer could not b. moved from the .ide of
the qarage wh.re it was placed, .inc. the Def.ndant plac.d a large
trail.r in the road preventing R.liable from moving the mix.r down
the road through the front of the building. Nor could the mixer be
.oved through the .id. door, a. the mix.r i. too large and weiqh.
approximat.ly 400 pound.. All r.maining averment. are d.ni.d.
25. The Ord.r .peak. for it.elf.
21. Admitt.d and denied. Admitted that on or about November 21,
1994, Plaintiffs received correspondence advi.ing that the lock to
AIlS would be corr.oted. Denied this wa. on 24 hour notice. To the
oontrary, the notice was non-specific a. to when this would occur,
except that it would happen in exc... of 24 hours. By way of
further averm.nt, the Defendant ent.r.d the premi... on November
25, 1994, hara..ed the Plaintiff. employee. and never corr.ot.d the
lock to ABS'. pr.mi.e.. in violation of this Court'. Nov.mber 4,
19'4 Order.
27. Denied. The D.fendant enter.d the pre.i.e. for an all.ged
in.pection, hara..ed employee. and never changed the lock a. va.
r.pr..ented in prior oorr...pondence.
21. Denied. Plaintiff. incorporate their an.wer. to '26 and 27 ..
though the .ame were ..t forth herein at length.
29. Deni.d. On or about .aid date, Mr. O'Shea park.d a v.hiole
behind the d.fendant'. truck, a. thi. was the only .pao. available
in the front premi... due to the D.fendant ma1iciou.1y and
purpo.ely blocklnq all front pnkinq Ir.... Wh.n ..ked to move the
vehicle, Mr. O'lhea cOllpli.d. All oth.r averm.nt. are d.nied.
WHEREFORI, the Plaintiff. r.qu..t that the Defendant'.
counterclalm to the Plaintiff.' Amend.d contellpt P.tition be d.ni.d
and that the Plaintiff. be award.d co.t. and attorney f... to
re.pond to the Counterclaim punuant to 42 Pa. C.S.A. 52503 and tor
.uch other r.lief a. the Court d.em. ju.t and proper.
.... Oft.. ..0 eOtnl'l'ftaLAIK
30. Def.ndant fail. to allege any action. which would con.titute
oont.mpt und.r this Court'. Novemb.r 4, 1994 Ord.r.
31. D.fendant'. count.rclaim .hould b. .tricken a. proc.durally
incorrect.
32. If any of the Plaintiffs' conduct could arquably be consid.red
in violation of the Court'. Nov.mb.r 4, 1994 Order, which i.
denied, .aid conduct was made n.c...ary a. a re.ult of the
Defendant'. wrongful conduct.
33. The D.f.ndant is barred from ...king r.li.f a. he do.. not
po..... cl.an handa.
34. Plaintiff. re.ponae. to !'. 20 through 29 are inoorporat.d
herein a. though they were fully .et forth her.in at length.
WHIRlFORI, the plaintiff. r.qu..t that the Def.ndant'.
counterola1m to the Plaintiff.' Amend.d Contempt Petition be deni.d
.nd that the Plaintiff. be award.d co.t. and attorney f.e. to
re.pond to the Counterclaim punuant to 42 Pa. C.S.A. 52503 and tor
vn:r.:reA'I'ION
lubjeot to the penalti.. for f.ldtioaUon to authodU..
pre.orlbed by 11 'a. C.S. '.'04, I her.by c.ertify that I a. the
pre.ident of Am.rican ......nt Sy.tem., Inc., and a. authori..d to
uke this v.rifio.Uon on th.ir b.half, and furth.r, that the faot.
.t.t.d in the for.90inq An.wer to Defend.nt'. Counterc1da to
Plaintiff.' Amended P.tition for Conte.pt are true and corr.ot to
the be.t of my per.onal knowl.d9., inform.tion and b.li.f.
D.~edl Deo.mber 21, 1'94
CERTIrICATB or SERVIcB
I hereby certify that I have this 21st day of December, 1"4
.erved a true and correot copy of the foreqoing upon the fo11owi~
by fir.t-olas. .ail, postage prepaid I
Patrick P. Lauer, Jr., E.q.
2108 Market Street, Aztec Buildinq
callp Hill, PA 17011
Harry M. Ne.., Esq.
46 I. Philadelphia st.
York, Pa. 17401
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