Solomon’s Real Estate, LLC v. Evan Edmondson

Solomon’s Real Estate · Louisiana Court of Appeal, Third Circuit · April 1, 2026 · No. 25-672, consolidated with 25-670 and 25-671

Summary

The Louisiana Court of Appeal, Third Circuit, affirmed judgments declaring two of three consolidated actions abandoned and dismissing them without prejudice, as well as denying Evan Edmondson’s motion for new trial. The opinion addresses abandonment under Louisiana Code of Civil Procedure article 561 and explains that consolidation does not automatically cause separate actions to lose their procedural identities or make activity in one action applicable to the others.

Court
Louisiana Court of Appeal, Third Circuit
Writing for the Court
Candyce G. Perret; Shannon J. Gremillion; Charles G. Fitzgerald
Jurisdiction
Louisiana Court of Appeal, Third Circuit
Decision date
April 1, 2026
Docket number
25-672, consolidated with 25-670 and 25-671
Procedural posture
Evan Edmondson appealed a trial-court judgment dismissing two consolidated actions as abandoned under Louisiana Code of Civil Procedure article 561 and denying his motion for new trial.
Standard of review
Whether a party took a step in prosecution or defense is reviewed for manifest error as a question of fact; whether the step precludes abandonment is reviewed de novo as a question of law.
Precedential value
unknown
Parties
Evan Edmondson v. Jefferey M. Penn, Chanda Penn, Solomon’s Real Estate, LLC, CHP Lafayette Interests, LLC
Disposition
affirmed

Topics

civil procedureappellate procedurestandard of reviewcommercial litigationfiduciary duty

Practice areas

civil procedureappellate procedurecommercial litigationreal estatefiduciary duty

Questions Presented

  1. Whether activity in one consolidated action constituted a step in the prosecution or defense of the other consolidated actions sufficient to prevent abandonment under Louisiana Code of Civil Procedure article 561.
  2. Whether the presence or alleged participation of counsel for the Penns at a December 6, 2021 hearing prevented abandonment of the two actions.
  3. Whether a 2023 motion for status conference or counsel’s response that counsel was unavailable on a proposed date waived or interrupted abandonment.
  4. Whether the trial court erred in dismissing the two actions as abandoned and denying Edmondson’s motion for new trial.

Holdings

  1. Consolidation does not merge separate actions into one procedural entity for all purposes. A step taken in one consolidated action applies to another action only when the substance, purpose, parties affected, and circumstances show that the step was intended to advance the other action or the consolidated matters toward judgment.
  2. An action is abandoned by operation of law when the parties fail to take a qualifying step in its prosecution or defense in the trial court for three years. A qualifying step is formal action before the court intended to hasten the suit toward judgment, or authorized formal discovery; the step generally must be taken in the proceeding and appear in the record.
  3. Counsel’s mere presence at a hearing concerning issues in another consolidated action, without participation or argument on behalf of the parties in the abandoned actions, is not a step preventing abandonment.
  4. A defendant’s post-abandonment waiver must be analyzed under principles of renunciation, not mere acknowledgment. Waiver requires a clear or direct demonstration of a preference and intent to proceed with the litigation, such as submitting the case for decision or taking comparable action designed to advance judicial resolution on the merits.

Key quotations

Consolidation of actions pursuant to La. C.C.P. art. 1561 is a procedural convenience designed to avoid multiplicity of actions and does not cause a case to lose its status as a procedural entity. (at 10-11)
The supreme court acknowledged that consolidated actions retain their separate identities but concluded that a step in one of those cases may be regarded as steps in the consolidated case. (at 14)
Considering the silence in article 561 on post-abandonment actions, we hold that the proper analysis of a defendant’s post-abandonment action is through principles of renunciation, not acknowledgement. (at 18-19)
Mere acknowledgement of the existence of the proceedings is insufficient. (at 19)

Factual background

Evan Edmondson and Jefferey Penn formed Solomon’s Real Estate, LLC to develop real estate in Lafayette, Louisiana. After the contractor was released, the lender discontinued Solomon’s line of credit, Solomon’s defaulted on its loan, and CHP Lafayette Interests, LLC ultimately pursued executory process and a deficiency judgment. Edmondson’s separate fiduciary-duty action against the Penns and Solomon’s action against Edmondson became consolidated with CHP’s action, but activity after 2020 primarily concerned claims between CHP and Edmondson rather than the two actions dismissed as abandoned.

Procedural history

Edmondson sued Jefferey Penn and Chanda Penn for alleged fiduciary-duty breaches, while Solomon’s Real Estate, LLC separately sued Edmondson. Those actions were later consolidated with CHP Lafayette Interests, LLC’s executory-process and deficiency-judgment action. The trial court found that the two actions at issue had not been advanced for more than three years, dismissed them as abandoned without prejudice, and denied Edmondson’s motion for new trial. The court of appeal affirmed.

Court Document

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