Majority
Opinion
The case revolves around an issue of first impression: May a plaintiff who sues multiple defendants avoid summary judgment against all by establishing that at least some defendants do not have a right to compel arbitration? She may not.
Sierra Munshaw sued her former employer, 24 Hour Fitness, Inc., doing business as 24 Hour Nautilus (Nautilus), and various Nautilus employees, for causes of action arising from alleged sexual harassment in the workplace. The defendants sought summary judgment on the ground that Munshaw had agreed with Nautilus to arbitrate all claims. The trial court found triable issues existed concerning whether all Munshaw’s claims were subject to the arbitration agreement. Summary judgment was denied as to all defendants. We conclude summary judgment may be granted in favor of those defendants whose claims are subject to mandatory arbitration. We further reject claims that arbitration agreement with Nautilus was unconscionable, illusory and lacking in mutuality.
I. The Agreement to Arbitrate
II. The Litigation
When she was hired, Munshaw signed a document[1] that provided in pertinent part: “I also read and specifically agree that if there is any dispute arising out of my employment as described in the section called ‘Arbitration of Disputes’ in the handbook, I will submit it exclusively to binding and final arbitration according to the procedures outlined in the ‘Employment Arbitration Procedures Manual.’ ”
According to the “Arbitration of Disputes” section in the personnel handbook: “If any dispute arises from your employment with Nautilus, you and Nautilus agree that you both will submit it exclusively to final and binding arbitration. Except for workers’ compensation and unemployment insurance claims and matters heard by the labor commissioner, the dispute includes every kind or type of dispute including, without limitation, any allegation of wrongful discharge, discrimination, or any injury to your physical, mental or economic interests. This means that a neutral arbitrator, rather than a court or jury, will decide the dispute.
“We agree to settle the dispute according to the provisions of the California Code of Civil Procedure, starting at § 1280, or successor or replacement statutes. To start the arbitration process, either party must submit a written arbitration request to the other, within one (1) year of the date the dispute first arose or within one (1) year of the termination of your employment, whichever occurs first. . . .
“The details of the arbitration procedure are in a separate document called the ‘Employment Arbitration Procedure Manual,’ which Nautilus incorporates into this Personnel Handbook by reference as if it were fully repeated here.” (Italics added, underscore in original, subheadings omitted.)
Munshaw complained that harassment by Nautilus employees rendered her work environment so intolerable that she was constructively discharged on July 3, 1995. She did not invoke arbitration and instead filed this action. The complaint alleged Munshaw had been sexually harassed by Nautilus employees Chad Hamilton, Curtis Harmon, Bill Cunningham and others, and that she had complained repeatedly to the offending individuals, to her
1 The document was entitled “Certificate Of Acknowledgment Of Receipt & Reading The Personnel Handbook.”
III. The Trial Court’s Ruling
During prefiling discussions, Nautilus advised Munshaw’s attorneys several times that her claims were subject to the arbitration agreement. Munshaw maintained that the arbitration clause was unenforceable. In a letter sent to Nautilus’s counsel after filing the complaint, Munshaw’s attorney expressly repudiated the arbitration agreement: “plaintiffs [sic] are knowingly waiving their right to arbitrate, and are not reversing their position.”
Nautilus and Rodriguez subsequently moved for summary judgment or summary adjudication, arguing Munshaw’s claims were covered by her agreement to arbitrate. Cunningham, Hamilton and Harmon sought similar relief on the same basis. Munshaw raised three arguments in opposition. First, she asserted, there was no valid contract to arbitrate because the agreement was unconscionable, illusory, and without mutual assent. Second, she claimed that the existence of assertedly nonarbitrable claims against individual employees barred any defendant, including Nautilus, from raising the arbitration agreement defensively on summary judgment. Finally, she contended her cause of action for civil rights violations was unrelated to her employment relationship and, thus, was beyond the scope of the arbitration agreement.
The t
rial court requested additional briefing on the propriety of enforcing the arbitration agreement through summary judgment rather than by motion to compel arbitration and stay the proceedings. Relying on Badgley v. Van Upp (1993) 20 Cal.App.4th 218 [ 24 Cal.Rptr.2d 406 ] (Badgley) and Charles J. Rounds Co. v. Joint Council of Teamsters No. 42 (1971) 4 Cal.3d 888 [ 95 Cal.Rptr. 53 , 484 P.2d 1397 ] (Charles J. Rounds), the court ruled summary judgment was unavailable to any defendant. “Here, there are multiple defendants named in the complaint including defendant 24 Hour. The complaint and answer raise the issue whether the individual defendants were employees of defendant Nautilus and acting within the scope of such employment.
2 Although Rodriguez’s position is not clear from the complaint, the factual allegations indicate he supervised the other employee defendants.
3 Government Code section 12940 et seq. (Fair Employment and Housing Act (FEHA)).
Nautilus and Rodriguez sought a peremptory writ of mandate compelling the court to grant summary judgment or adjudication or, alternatively, to issue an order adequately specifying the controverted material facts and conflicting evidence precluding summary judgment. Hamilton, Cunningham and Harmon also sought a writ compelling the trial court to grant summary judgment or adjudication. We consolidated the petitions and ordered Munshaw to show cause before this court why a peremptory writ of mandate should not issue. We now direct the trial court to vacate its order and grant summary judgment for all defendants but Hamilton.
Discussion
I. Nautilus Is Entitled to Summary Judgment if All Claims Against It Are Subject to the Arbitration Agreement
On this issue of first impression, we conclude the presence of nonarbitrable claims against other defendants does not preclude summary judgment in favor of a defendant as to whom all claims are arbitrable.
As the trial court recognized, the analytic framework is provided by Charles J. Rounds, supra, 4 Cal.3d 888 . There, the plaintiff employer sued the defendant union for breach of a “no-strike” clause in a collective bargaining agreement that included an arbitration clause. The defendant raised the arbitration agreement as an affirmative defense. The trial court dismissed the case, ruling the dispute was covered by the arbitration agreement and that the employer’s failure to arbitrate barred the action. (Id. at p. 891.)
On appeal, the plaintiff argued that the appropriate remedy was not dismissal, but a stay of the proceedings pending arbitration. The Supreme Court disagreed. After reviewing the relevant authorities, it announced the following rule: “[W]here the only issue litigated is covered by the arbitration clause, and where plaintiff has not first pursued or attempted to pursue his arbitration remedy, it should be held that (1) plaintiff has impliedly waived
This case presents a related but different question; whether a defendant as to whom all claims are arbitrable may be precluded from seeking summary judgment on that basis because the plaintiff has also raised nonarbitrable claims against other defendants. The parties have cited no cases on this precise point, and our research has disclosed none.[5] We conclude that the presence of nonarbitrable claims against some defendants should not defeat the right of others to seek summary judgment on the basis that all claims against them are subject to arbitration.
As a general observation, the summary judgment statute plainly contemplates circumstances in which one defendant is entitled to judgment even though others are not. “The motion for summary judgment shall be granted if all the papers submitted show that there is no triable issue as to any material fact and that the moving party is entitled to a judgment as a matter of law.” (Code Civ. Proc., § 437c, subd. (c), italics added; see also § 437c, subds. (j) [pertaining to entry of separate judgment), (k)[concerning effects of summary judgment as to one of multiple defendants in personal injury case].)[6] The policy behind the summary judgment scheme “is to ‘promote and protect the administration of justice, and to expedite litigation by the elimination of needless trials.’ [Citation].” (Lilienthal & Fowler v. Superior Court (1993) 12 Cal.App.4th 1848 , 1854 [ 16 Cal.Rptr.2d 458 ].) Permitting a defendant to seek summary judgment under the present circumstances would
5 In Charles J. Rounds, supra, 4 Cal.3d 888 , all of the claims against the sole defendant were subject to arbitration. In Badgley, supra, 20 Cal.App.4th at pages 221-222, a demurrer by a sole defendant was properly overruled because the complainant sought relief that was beyond the arbitrator’s authority to grant. Accordingly, neither opinion addresses whether an arbitration agreement may be raised defensively on summary judgment if it applies to fewer than all claims, but to all of those raised against the moving party.
6 Unless otherwise noted, all further statutory citations are to the Code of Civil Procedure.
We turn to considerations peculiar to cases involving contractual arbitration. In a case in which fewer than all of the claims against a given defendant are subject to an arbitration agreement, or in which part of the relief sought is beyond the arbitrator’s power to grant, it makes sense to require the party seeking to enforce the arbitration agreement to stay the litigation while compelling arbitration. In such cases, this procedure preserves a forum for the plaintiff’s nonarbitrable claims, while at the same time preventing the defendant from abusing the arbitration agreement to create undue delay. (See Charles J. Rounds, supra, 4 Cal.3d at pp. 896-897.)
This, however, is not such a case. Assuming arguendo that all of Munshaw’s claims against Nautilus are subject to arbitration (see pt. II, post), nothing would remain to litigate against Nautilus following arbitration.[7] Hence, there seems to be no legitimate reason for keeping Nautilus in the court action.
We are also mindful of the potential repercussions of endorsing the trial court’s interpretation of Charles J. Rounds and Badgley. In the instant case, the court’s ruling would work an injustice by requiring Nautilus to compel arbitration despite Munshaw’s unequivocal waiver of her right to arbitrate. More significantly, a rule that would preclude a defendant in Nautilus’s position from seeking summary judgment because the plaintiff has also named defendants who are not subject to the arbitration agreement would seem likely to encourage spurious claims and frivolous litigation. Absent any compelling reasons in precedent or policy for doing so, we decline to endorse such a rule.
In summary, we discern no reason to preclude Nautilus from seeking summary judgment on the basis of the arbitration agreement. That Munshaw may have raised claims against other defendants beyond the scope of the agreement should not bar Nautilus from obtaining relief at this juncture.
H. Munshaw’s Claims Against Nautilus Are All Subject to the Arbitration Agreement
The arbitration clause at issue is a broad one. With limited exceptions not pertinent here, it extends to “every kind or type of dispute” arising from Munshaw’s employment, including “any allegation of wrongful discharge, discrimination, or any injury to [her] physical, mental or economic interests.”
7 The same holds true as for Munshaw’s claims against the individual defendants to the extent they also fall within the scope of the agreement. (See pt. III., post.)
The question remains whether the individual defendants are similarly entitled to summary judgment on the strength of the arbitration clause. While these defendants are not parties to the contract between Munshaw and Nautilus, they are entitled to the benefit of the arbitration agreement if, as the complaint alleges, they were acting as agents for Nautilus. (Dryer v. Los Angeles Rams (1985) 40 Cal.3d 406 , 418 [ 220 Cal.Rptr. 807 , 709 P.2d 826 ]; Berman v. Dean Witter & Co., Inc. (1975) 44 Cal.App.3d 999 , 1004 [ 119 Cal.Rptr. 130 ]; accord, Harris v. Superior Court (1986) 188 Cal.App.3d 475 , 478 [ 233 Cal.Rptr. 186 ] [“It is well established that a nonsignatory beneficiary of an arbitration clause is entitled to require arbitration.”].) Consistent with our analysis above, therefore, each employee defendant is entitled to summary judgment if, but only if, Munshaw’s claims against him are entirely subject to the arbitration agreement.
In support of summary judgment, the employee defendants relied on the allegations in Munshaw’s complaint that they were acting within the course
8 Civil Code section 51.7, subdivision (a) provides: “All persons within the jurisdiction of this state have the right to be free from any violence, or intimidation by threat of violence, committed against their persons or property because of their race, color, religion, ancestry, national origin, political affiliation, sex, sexual orientation, age, disability, or position in a labor dispute, or because another person perceives them to have one or more of those characteristics. . . .” Under section 52, subdivision (b), a person who violates section 51.7 is liable for the victim’s actual damages.
9 We reject Munshaw’s suggestion at oral argument that her FEHA claim is rendered nonarbitrable by Duffield v. Robertson Stephens & Co. (9th Cir. 1998) 144 F.3d 1182 . Duffield holds that title VII claims (42 U.S.C. § 2000e et seq.) are not subject to arbitration agreements signed as a condition of employment, and that state FEHA claims are subject to the same limitations. (144 F.3d at p. 1187, fn. 3.) Duffield is not binding on this court, and its validity is undermined by contrary decisions in Brookwood v. Bank of America (1996) 45 Cal.App.4th 1667 [ 53 Cal.Rptr.2d 515 ] and Spellman v. Securities, Annuities & Ins. Services, Inc. (1992) 8 Cal.App.4th 452 [ 10 Cal.Rptr.2d 427 ], both of which hold that statutory discrimination claims under FEHA are arbitrable.
The question arises whether allegations that a party was acting within the course and scope of his employment qualify, for summary judgment purposes, as admissions of fact rather than legal conclusions. At least one court has observed that such allegations are best characterized as mixed legal-factual conclusions. (Bahan v. Kurland (1979) 98 Cal.App.3d 808 , 812 [ 159 Cal.Rptr. 661 ].) However, it is settled that, in the absence of countervailing evidence, declarations that a party acted within the scope of his employment are treated as statements of fact for purposes of summary judgment. (Golden West Baseball Co. v. Talley (1991) 232 Cal.App.3d 1294 , 1305 [ 284 Cal.Rptr. 53 ]; Weil & Brown 2, supra, ¶ 10:128.1, p. 10-50; see also Bahan v. Kurland, supra, 98 Cal.App.3d 808 , 812 [for purposes of summary judgment, admission in complaint that the defendant acted within the course and scope of his employment will not bind the plaintiff on summary judgment if he proffers countervailing evidence in opposition to the summary judgment motion].) Accordingly, the employee defendants met their initial burden of showing the existence of a complete defense to Munshaw’s claims against them. (§ 437c, subd. (o)(2).)
The burden then shifted back to Munshaw to show that a triable issue of material fact indeed existed as to whether the arbitration agreement applied. (§ 437c, subd. (o)(2).)[10] With one exception discussed below, Munshaw rested her opposition to both summary judgment motions on an allegation in Nautilus’s answer that any harassment was carried out by employees acting beyond the course and scope of their employment. Nautilus’s allegation, however, is not an admission by the individual defendants. To the extent that Munshaw’s opposition thus rests only upon pleadings, rather than evidence, it was insufficient to satisfy her burden. (See College Hospital, Inc. v.
10 “A defendant . . . has met his or her burden of showing that a cause of action has no merit if that party has shown that . . . there is a complete defense to that cause of action. Once the defendant . . . has met that burden, the burden shifts to the plaintiff ... to show that a triable issue of one or more material facts exists as to that cause of action or a defense thereto. The plaintiff . . . may not rely upon the mere allegations or denials of its pleadings to show that a triable issue of material fact exists but, instead, shall set forth the specific facts showing that a triable issue of material fact exists as to that cause of action or a defense thereto.” (§ 437c, subd. (o)(2).)
IV. Munshaw’s Challenges to the Validity of the Arbitration Agreement Fail
As to defendant Hamilton alone, Munshaw also rested her opposition on his admission in discovery that he made certain objectionable statements to plaintiff outside the scope of his employment. She therefore raised a triable issue of fact as to whether Hamilton could claim the benefit of her arbitration agreement with Nautilus. As to the remaining employee defendants, however, Munshaw has failed to demonstrate the existence of a triable issue of material fact regarding the application and effect of the arbitration agreement. (§ 437c, subd. (o)(2); Arciniega v. Bank of San Bernardino (1997) 52 Cal.App.4th 213 , 231 [ 60 Cal.Rptr.2d 495 ].)
Munshaw alterna
tively urges us to affirm the trial court’s ruling on grounds that the arbitration agreement is unconscionable, illusory and lacks mutuality. “The determination of the validity of an arbitration clause, which may be made only ‘upon such grounds as exist for the revocation of any contract’ (Code Civ. Proc., § 1281), ‘is solely a judicial function unless it turns upon the credibility of extrinsic evidence; accordingly, an appellate court is not bound by a trial court’s construction of a contract based solely upon the terms of the instrument without the aid of evidence.’ [Citation.] Thus, in cases such as this, in which extrinsic evidence was not presented, ‘ [determinations of arbitrability, like the interpretation of any contractual provision, are subject to de novo review.’ [Citation.]” (Stirlen v. Supercuts, Inc. (1997) 51 Cal.App.4th 1519 , 1527 [ 60 Cal.Rptr.2d 138 ], fns. omitted (hereafter Stirlen).) Although here the trial court did not reach Munshaw’s arguments going to the validity of the arbitration clause, we note that these points were fully briefed and developed in the proceedings below. For purposes of judicial economy, therefore, we find it appropriate to address them here in the first instance. None withstand scrutiny.
A. Unconscionability
Munshaw contends the arbitration agreement is unenforceable because it is unconscionable. We disagree.
In Stirlen, supra, 51 Cal.App.4th 1519 , Division Two of this court recently examined the statutory and judicially developed criteria for determining whether an arbitration clause is unconscionable. Our colleagues explained that unconscionability has both a procedural and a substantive
Munshaw’s attempt to invalidate the arbitration clause for unconscionability rests primarily on the undisputed fact that it was presented to her as part of an adhesion contract, i.e., “ ‘ “a standardized contract, which, imposed and drafted by the party of superior bargaining strength, relegates to the subscribing party only the opportunity to adhere to the contract or reject it.” ’ [Citation.]” (Stirlen, supra, 51 Cal.App.4th at p. 1533.) Even assuming the circumstances here amount to procedural unconscionability, Munshaw must still show the existence of a factual issue as to substantive unconscionability to defeat summary judgment. (Ibid.; § 437c, subd. (o)(2).) She has not done so. While she surmises it “would be impossible to contemplate” that she would have knowingly and voluntarily waived the right to a jury trial or other remedies available under FEHA, she cites no evidence in support of this contention which, we note, is less than self-evident.
Nor does she suggest any concrete reason why the terms of the agreement are unduly harsh, oppressive or one-sided. In Stirlen, the unconscionable arbitration clause relegated all employee claims to arbitration while allowing the employer to enforce its rights in court (51 Cal.App.4th at pp. 1536-1537); restricted the discovery available to employees, but not employer (id. at pp. 1537-1538); and unilaterally deprived employees, but not employer, of significant statutory and common law remedies (id. at p. 1539). Here, in contrast, the arbitration clause applies equally to employer and employee; allows both parties substantially the same array of discovery procedures available in civil actions; and does not create an imbalance in remedies potentially available to either side. In short, Munshaw has failed to show the existence of any triable issue of substantive unconscionability.
B. Mutuality and Illusoriness
Munshaw asserts the arbitration clause is illusory and fatally lacking in mutuality because the agreement she signed allowed Nautilus to modify any provision in its personnel handbook unilaterally. In full, that clause provides: “Finally, I acknowledge that Nautilus reserves the right to change any provision in this Handbook at any time for any reason without advance notice. Though Nautilus can make changes, I understand that nothing in this
James G. Freeman & Associates, Inc. v. Tanner (1976) 56 Cal.App.3d 1 , 8, 10 [ 128 Cal.Rptr. 109 ] is instructive. The contract there permitted one party to amend the terms at will upon thirty days’ written notice. The court squarely rejected the notion that this power rendered the contract illusory: “ ‘[W]here the contract specifies performance the fact that one party reserves the power to vary it is not fatal if the exercise of the power is subject to prescribed or implied limitations such as the duty to exercise it in good faith and in accordance with fair dealings.’ ” (Id. at p. 10; see also Automatic Vending Co. v. Wisdom (1960) 182 Cal.App.2d 354 , 357-358 [ 6 Cal.Rptr. 31 ]; Powell v. Central Cal. Fed. Sav. & Loan Assn. (1976) 59 Cal.App.3d 540 , 549 [ 130 Cal.Rptr. 635 ]; 1 Witkin, Summary of Cal. Law (9th ed. 1987) Contracts, § 233, pp. 240-241.) Nautilus’s discretionary power to modify the terms of the personnel handbook in writing notice indisputably carries with it the duty to exercise that right fairly and in good faith. (See Automatic Vending Co. v. Wisdom, supra, 182 Cal.App.2d at p. 358.) So construed, the modification provision does not render the contract illusory.
Munshaw next contends the arbitration is unenforceable because Nautilus’s personnel handbook and its arbitration procedures manual contain conflicting provisions governing the allocation of arbitration costs. The personnel handbook provides that each party is to bear one-half of the arbitrator’s fees and expenses; if, however, the employee wins, Nautilus will pay all of those costs. The employment arbitration procedures manual referenced in the personnel handbook, however, states simply that each party is responsible for one-half of the arbitrator’s fees and costs. Pointing to this discrepancy, Munshaw argues there was no mutual assent and, hence, no enforceable agreement to arbitrate. The argument is unpersuasive.
We view the cited clauses in light of the standard rules of contract interpretation. “An interpretation which gives effect is preferred to one which makes void.” (Civ. Code, § 3541.) If it may be done without violating the parties’ intent, we must interpret the contract in such a way as to make it “lawful, operative, definite, reasonable,' and capable of being carried into effect.” (Civ. Code, § 1643). Particularly where the contract is one of
11 She does not assert that Nautilus actually modified any provisions of the personnel handbook pursuant to this clause.
Application of these principles cures the apparent ambiguity. Construing the agreement to give it effect, we resolve the difference in provisions against Nautilus and in favor of the employees. Thus, if the employee loses, the arbitrator’s fees and expenses are split in half. If the employee wins, Nautilus will pay the employee’s portion. We find no fatal ambiguity.
Finally, Munshaw suggests her agreement to arbitrate is not binding because, although she signed the “Certificate Of Acknowledgment Of Receipt & Reading The Personnel Handbook,” which explicitly refers to the handbook’s section on arbitration, she never actually read the handbook. Her suggestion is unavailing. “ ‘Reasonable diligence requires the reading of a contract before signing it. A party cannot use his own lack of diligence to avoid an arbitration agreement.’ ” (Brookwood v. Bank of America, supra, 45 Cal.App.4th 1667 , 1674.)
Summary and Disposition
Munshaw entered into a valid and enforceable agreement to arbitrate any disputes arising from her employment with Nautilus. The defendants established on summary judgment that all of Munshaw’s claims, with the possible exception of those against defendant Hamilton, are subject to that agreement. The court ruled properly as to Hamilton but erred in denying summary judgment in favor of Nautilus, Rodriguez, Harmon and Cunningham.
The consolidated petitions for writ of mandate are denied as to defendant Hamilton. As to the remaining petitioners, let a peremptory writ of mandate issue directing respondent superior court to vacate its order of July 16, 1997, denying their motions for summary judgment and to enter a new order granting summary judgment as requested by Nautilus, Rodriguez, Harmon
Phelan, P. J., and Walker, J., concurred.
12 Because these defendants established an affirmative defense to all of the claims against them, summary judgment, not summary adjudication, is the appropriate remedy. (See generally, Civil Procedure Before Trial 3d (Cont.Ed.Bar 1998) § 43.8, pp. 43-8.2 to 43.10.) We recognize the result of our decision here is that Munshaw has no avenue for recourse against Nautilus, Rodriguez, Harmon or Cunningham. This consequence flows from her decision to repudiate the arbitration agreement.
Cases cited
- Badgley v. Van Upp 20 Cal.App.4th 218 p. 1206
- Charles J. Rounds Co. v. Joint Council of Teamsters No. 42 4 Cal.3d 888 p. 1206, p. 1207
- Cusenza v. Construction Design & Consulting, Inc. 157 Cal.App.3d 201 at 203-204 p. 1208
- Lilienthal & Fowler v. Superior Court 12 Cal.App.4th 1848 at 1854 p. 1208
- Dryer v. Los Angeles Rams 40 Cal.3d 406 at 418 p. 1210
- Berman v. Dean Witter & Co. 44 Cal.App.3d 999 at 1004 p. 1210
- Harris v. Superior Court 188 Cal.App.3d 475 at 478 p. 1210
- Pinewood Investors v. City of Oxnard 133 Cal.App.3d 1030 at 1034-1035 p. 1211
- Bahan v. Kurland 98 Cal.App.3d 808 at 812 p. 1211
- Golden West Baseball Co. v. Talley 232 Cal.App.3d 1294 at 1305 p. 1211
- College Hospital, Inc. v. Superior Court 8 Cal.4th 704 at 720 p. 1212
- Arciniega v. Bank of San Bernardino 52 Cal.App.4th 213 at 231 p. 1212
- Stirlen v. Supercuts, Inc. 51 Cal.App.4th 1519 at 1527 p. 1212
- James G. Freeman & Associates, Inc. v. Tanner 56 Cal.App.3d 1 at 8, 10 p. 1214
- Automatic Vending Co. v. Wisdom 182 Cal.App.2d 354 at 357-358 p. 1214
- Powell v. Central California Federal Savings & Loan Ass'n 59 Cal.App.3d 540 at 549 p. 1214
- Neal v. State Farm Insurance Companies 188 Cal.App.2d 690 at 695 p. 1215
- Moncharsh v. Heily & Blase 3 Cal.4th 1 at 9 p. 1215
- Brookwood v. Bank of America 45 Cal.App.4th 1667 at 1674 p. 1215