RRRM Holding Co. v. Sardariani CA2/4

California Court of Appeal Oct 23, 2025 No. B342480Unpublished

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Holding. The court held that summary judgment in an unlawful detainer action was proper because the defendants failed to demonstrate a triable issue of material fact regarding the right to possession, as disputes over property title are generally extrinsic to the narrow issue of possession.

Issues

Whether a triable issue of material fact existed regarding the ownership of the subject property.
Whether the defendants' challenge to the plaintiff's title constitutes a valid defense in an unlawful detainer action.

Disposition. Affirmed

Quotations verified verbatim against the opinion

“The sole issue before the court is the right to possession; accordingly, a defendant is not permitted to file a cross-complaint or counterclaim and, “a defense normally permitted because it ‘arises out of the subject matter’ of the original suit”

“Ordinarily, a tenant cannot challenge the validity of title to the property in an unlawful detainer action.”

“Defendants do not show that this presented a triable issue of fact material to the determination of the action.”

Filed 10/23/25 RRRM Holding Co. v. Sardariani CA2/4 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS

California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION FOUR

RRRM HOLDING COMPANY, LLC, B342480

Plaintiff and Respondent, (Los Angeles County Super. Ct. No. 23BBCV03087) v.

VIGAN SARDARIANI, et al.,

Defendants and Appellants.

APPEAL from a judgment of the Superior Court of Los Angeles County, John J. Kralik, Judge. Affirmed. Law Offices of Matthew D. Rifat and Matthew D. Rifat for Defendants and Appellants. Liddle & Liddle and Raymond V. Zakari for Plaintiff and Respondent.

Defendants Vigan Sardariani and V&S Complete Auto Repairs, Inc. (V&S) (collectively defendants) appeal from the trial court’s order granting summary judgment in favor of plaintiff RRRM Holding Company, LLC (RRRM) in this unlawful detainer action. Defendants contend that the court erred because there was a triable issue of fact concerning whether the subject property was owned by RRRM or RRRM’s managing member, non-party Roland Markarian (Markarian). Defendants do not demonstrate a triable issue of material fact precluded summary judgment. Therefore, we affirm.

FACTUAL AND PROCEDURAL BACKGROUND In April 2002, Sardariani entered into a 10-year commercial lease agreement with Markarian, the managing member of RRRM, for the subject premises. The lease contained two five-year options to renew the agreement. After Sardariani exercised both options, the lease expired in May 2022. Defendants then continued to occupy the premises under a month-to-month tenancy. Before the lease expired, title to the property was transferred to RRRM. Markarian notified Sardariani that he “moved the subject property to RRRM” and that Sardariani needed to update his insurance policy to reflect RRRM as an additional insured under the lease. Sardariani provided Markarian with a certificate of liability insurance naming RRRM as a certificate holder in May 2017. In October and December 2023, RRRM served Sardariani and V&S each with a 30-day

RRRM Holding Co. v. Sardariani CA2/4

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IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION FOUR

RRRM HOLDING COMPANY, LLC, B342480

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