Superior Court Affirms Trial Court's Refusal to Open a Default Judgment Against a Defendant

In the case of Kitner’s Lawn & Landscaping, LLC v. LRM Masonry, LLC, No. 699 MDA 2025 (Pa. Super. March 24, 2026 Panella, P.J.E., King, J., and Lane, J.) (Op. by Lane, J.), the Pennsylvania Superior Court found that a trial court did not abuse its discretion when it denied a Defendant’s Petition to Open a Default Judgment.

According to the Opinion, there was a contract between the parties under which it was agreed that the Plaintiff landscaping business would provide services as a subcontractor to the Defendant masonry company.

After a dispute arose between the parties, the Plaintiff filed a Complaint seeking payment for services rendered. The Writ of Summons was personally served on the owner of the Defendant, who accepted service.

Thereafter, the Plaintiff filed a Complaint and served the Defendant by mail. The mailing was not returned.

The trial court later entered a default judgment against the Defendant for failing to file an Answer to the Complaint.

Sixty-seven days after the entry of the default judgment, the Defendant filed a Petition to Open the Judgment. The Defendant asserted that the Plaintiff was aware that the Defendant’s principal place of business was at the Defendant’s home and not another address at which the ten day notice of intent to enter a default was sent and.  The Defendant also noted that the mailing of the ten day notice was filed of record with the court and was marked as “undeliverable.”

The appellate court agreed that the trial court did not abuse its discretion and refusing to open the default judgment. The appellate court emphasized that the Defendant had no official address filed with the Department of State in Pennsylvania. It was additionally noted that the sheriff had successfully served original process, which was the Writ of Summons, on the Defendant.

The appellate court also noted that the Plaintiff sent the Complaint, the Notice of the Default Judgment, and other filings to the same address that was on the Writ of Summons. That address was noted to also appear on the Defendant’s website. Accordingly, the appellate court found that the Plaintiff had met the service requirements under the Rules of Civil Procedure.

The appellate court also agreed that the Defendant did not establish a reasonable excuse for failing to file a responsive pleading to the Complaint.

The court otherwise noted that it saw no fatal defect on the record to support any separate Motion to Strike.

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Source: The Legal Intelligencer State Appellate Case Alert, www.Law.com (April 7, 2026).