4.3 Dilatory Exceptions

Dilatory exceptions are identified in La. C.C.P. art. 926. These exceptions must be pleaded prior to or concurrently with the verified answer and sworn affirmative defenses. Failure to do so waives the dilatory exception.1

Prematurity2

• Landlord failed to comply with contractual provisions regarding lease termination.3
• Landlord failed to comply with statutory provisions regarding lease termination.4
• Notice to vacate not provided to tenant and not waived.5
• Rule for possession filed before expiration of notice to vacate.6
• Rent accepted after notice to vacate, thus vitiating the notice (regardless of the reason for eviction).7
• Notice of nonrenewal for month-to-month tenant not provided 10 days before the last day of the month.8
• Notice to cure is required by the lease, but was not provided; notice to vacate issued prior to expiration of cure period.9
• If the landlord provides a notice to vacate when notice was waived in the lease, the landlord must comply with the delays in that notice under the theory of detrimental reliance.10
• In the case of a bond for deed, notice to cure within 45 days must be provided.11
• The lease is for a fixed term, which is not expired, and does not permit termination without cause, yet the landlord seeks to evict for no cause.12
• Less than 90 days written notice to vacate given to tenant in foreclosed property.13
• The hearing on the rule for possession was scheduled before the third day after service.14
• Louisiana law permits the parties to a contract to expressly agree that a contract will be deemed dissolved for failure to perform a particular obligation.15  If there is no such express dissolution clause, or the express dissolution clause does not provide a time for dissolution, then the obligee must first dissolve the lease pursuant to the law of conventional obligations.16  Only after dissolution can the landlord serve notice to vacate pursuant to La. C.C.P. art. 4701. In these cases, lease termination effectively becomes a two-step process.17  Because most leases have express dissolution clauses, this exception will most commonly present in case involving oral or poorly drafted leases or when the written lease is not introduced into evidence.
• Executive Order or emergency legislation at the state or local level during disaster may suspend delay periods for eviction.
• Covered property under the Coronavirus Aid Relief and Economic Security (“CARES”) Act failed to provide 30 days’ notice of eviction for nonpayment of rent.18

Unauthorized use of summary proceeding

• A landlord may not obtain a judgment for back rent or other damages in a summary eviction proceeding.19
• Neither co-owner, nor a succession representative or administrator, can evict an owner through a summary eviction proceeding.20
• Title disputes may not be litigated in a summary proceeding.21

Nonconformity of the petition with the requirements of La. C.C.P. art. 891

• The petition must contain:
  • Name of the parties.
  • Surname of the parties.
  • Domicile of the parties.
  • Short, clear, and concise statement of the causes of action arising out of the transaction or occurrence that is the subject matter of the litigation.
  • An address, not a post office box, for receipt of service of all items involving the litigation.
  • An email address.
  • A concluding prayer for judgment for the relief sought.
  • The petitioner’s signature.22

Vagueness or ambiguity23

• The notice to vacate fails to state the reason for eviction in violation of due process.24
• The rule to show cause fails to state the grounds upon which eviction is sought.25
• Any ambiguity in a contract is construed against the party who prepared the document.26

• 1La. C.C.P. art. 926, 928.
• 2The dilatory exception of prematurity is an objection based upon whether the cause of action has matured to be ripe for judicial determination. Williamson v. Hosp. Serv. Dist. No. 1 of Jefferson, 2004-0451 (La. 12/1/04), 888 So. 2d 782, 785.
• 3Versailles Arms Apartments v. Pete, 545 So. 2d 1193, 1194 (La. App. 4 Cir. 1989). If the lease requires notice that is longer than the statutory time period, you should argue that the longer period applies.
• 4Houston v. Chargois, 98-CA-1979 (La. App. 4 Cir. 02/24/99), 732 So. 2d 71, 73.
• 5La. C.C.P. art. 4701.
• 6Rainey v. Bartholomew, 2022-0616 (La. App. 4 Cir. 2/13/23); 357 So. 3d 900, 907; Lichtentag v. Burns, 258 So. 2d 211 (La. App. 4 Cir. 1972); Owens v. Munson, 2009 CA 0790 (La. App. 1 Cir. 10/27/09), 2009 WL 3454507. Prematurity of a lawsuit cannot be cured by an amended pleading. Duncan v. Duncan, 359 So. 2d 1310 (La. App. 1 Cir. 1978); La. C.C.P. art. 933(A).
• 7Bowling U.S.A., Inc. v. Genco, 536 So. 2d 814 (La. App. 1 Cir. 1988); Pin Oak v. McSweeney, 2018-CA-1073 (La. App. 1 Cir. 02/26/19), 2019 WL 927186; Canal Realty & Improvement Co. v. Pailet, 46 So. 2d 303, 306 (La. 1950); Kingfish Dev., L.L.C. v. Press IT #1 New Orleans, LLC, 2013-1113, p. 8 (La. App. 4 Cir. 03/26/14), 135 So. 3d 1232, 1235; Hous. Auth. of Lake Providence v. Allen, 486 So. 2d 1064, 1066 (La. App. 2 Cir. 1986). Landlord cannot defeat this exception by attempting to return the rent at trial. Four Seasons, Inc. v. New Orleans Silversmiths, Inc., 223 So. 2d 686 (La. App. 4 Cir. 1969). Note that where a landlord gives notice of intent to terminate the lease at expiration, the landlord may still accept rent due until the date of termination.
• 8Solet v. Brooks, 2009 CA 0568 (La. App. 1 Cir. 12/16/09), 30 So. 3d 96, 101; Houston, 98-CA-1979, 732 So. 2d 71.
• 9Second Zion Baptist Church #1 v. Jones, 2017-0926, p. 9 (La. App. 4 Cir. 04/18/18), 245 So. 3d 9, 14; Shell Oil Co. v. Siddiqui Grp. Enters., Inc., 98-496 (La. App. 5 Cir. 12/16/98), 722 So. 2d 1197, 1199.
• 10La. C.C. art. 1967.
• 11La. R.S. 9:2945.
• 12Shell Oil, 98-496, 722 So. 2d at 1199.
• 13Protecting Tenants at Foreclosure Act, 12 U.S.C. § 5220 note; Bank of N.Y. Mellon v. De Meo, 254 P.3d 1138 (Ariz. Ct. App. 2011).
• 14La. C.C.P. art. 4732; S. Peters Plaza, Inc. v. P.J., Inc., 2005-1050 (La. App. 4 Cir. 5/31/06), 933 So. 2d 876, 878.
• 15La. C.C. art. 2017.
• 16La. C.C. arts. 2013–2024.
• 17Solet, 09-0568, 30 So.3d at 101.
• 1815 U.S.C. § 9058(c). Cases across the country have found that the 30-day notice provision did not sunset and remains in effect. See Arvada Vill. Gardens v. Garate, 2023 CO 24, 2023 WL 3444733 (Colo. May 15, 2023); W. Haven Hous. Auth. v. Armstrong, NHH-CV-20-6013057S, 2021 WL 2775095, at *3 (Conn. Super. Ct. Mar. 16, 2021) (citing Nwagwu v. Dawkins, BPH-C-21-5004438S, 2021 WL 2775065, at *2 (Conn. Super. Ct. Mar. 2, 2021)); Watson v. Vici Cmty. Dev. Corp., No. CIV-20-1011-F, 2021 WL 1394477, at *12 (W.D. Okla. Apr. 12, 2021); Watson v. Vici Cmty. Dev. Corp., No. CIV-20-1011-F, 2022 WL 910155, at *11 (W.D. Okla. Mar. 28, 2022); Sherwood Auburn LLC v. Pinzon, 24 Wash. App. 2d 664, 679, 521 P.3d 212, 220 (2022).
• 19Major v. Hall, 263 So. 2d 22, 24 (La. 1972); Kingfish Dev., 2013-1113, 135 So. 3d at 1234 (holding that a landlord has the option to evict by ordinary or summary proceeding; in an ordinary proceeding, the landlord can evict and sue for owed rent in the same proceeding).
• 20In re Succession of Deal, 2013-200 (La. App. 3 Cir. 11/13/13); 129 So. 3d 686, 688; Coon v. Miller, 175 So. 2d 385, 386–87 (La. App. 2 Cir. 1965).
• 21Fradella Constr., Inc. v. Roth, 503 So. 2d 25, 26–27 (La. App. 4 Cir. 1986).
• 22La. C.C.P. arts. 853, 854, 855–861, 863, 891, 926.
• 23Vagueness and ambiguity in the notice to vacate and petition also present a due process issue.
• 24La. State Museum v. Mayberry, 348 So. 2d 1274 (La. App. 4 Cir. 1977); Flores v. Gondolier, Ltd., 375 So. 2d 400, 403 (La. Ct. App. 1979).
• 25La. C.C.P. art. 4731(A).
• 26La. C.C. art. 2056; Robinson v. Robinson, 993097 (La. 01/17/01), 778 So. 2d 1105.