background
4 On or around 27 October 2023, the applicant entered into a storage space hire agreement with the first respondent in which the first respondent agreed to provide a storage space to the applicant (Agreement). For present purposes, it is useful to set out the following parts of the contract:
• Cost incurred by the Operator for return cheque failed CC/DD, or security callout event caused by the Storer will be on charged to the Storer.
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2.1 In consideration of the payments of the Monthly Storage Payments to be made by the Storer under this Agreement, the Operator will provide the Storer with use of the Space for the purpose of storing goods in the Space in accordance with this Agreement.
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3.5 The Storer is also liable for and must pay the Operator's reasonable actual cost incurred as a result of:
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(c) any security call-out caused by the Storer accessing the Space or the Facility; and
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8. TERMINATION OF THE AGREEMENT BY NOTICE
8.1 The Storer may terminate the Agreement by giving the Operator at least 1 business day's written notice, and the Operator may terminate the Agreement by giving the Storer 14 days' written notice.
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8.3 If after 7 days from the date of termination under this clause any Goods remain within the Space or the Facility, then those Goods will be deemed abandoned by the Storer and may be seized by the Operator and sold or disposed of in accordance with clauses 9.2 or 10.
5 On 27 November 2023, following a declined automated credit card payment, the first respondent's Southport office sent the applicant an email attaching a statement of account (First Statement). Ms Kellie Robley, Operations Manager of the first respondent, deposes that the First Statement was automatically generated by a computer system and incomplete. The First Statement had seven entries, the last of which was a 'LockCut + NewLock' charge of $25.00 on 17 November 2023. The First Statement also included a charge of $85.00 with the description of 'Security Call Out' on 4 November 2023.
6 On the same day, the applicant emailed the first respondent expressing his concern that he had been informed that the security callout fee was $65.00, rather than $85.00 as appeared on the First Statement. He also informed the first respondent that he had already paid the $25.00 lock cutting and new lock charge and attached a receipt of the payment.
7 On 5 December 2023, the applicant attended the first respondent's facility and deposes as to the following exchanges he had with front desk staff:
9. Lisa at the front office firstly started by telling me they never received the email in their system - which is quite strange because every email after this was received without an issue and I have a record of my original email being sent - I believe this is another attempt to muddy the waters, bully me and attempt to agitate me in my vulnerable position.
10. After I showed them the issue and explained that I have a receipt for the lock cutting fee on the 17th November - Lisa at the front office in yet another pattern of bullying behaviour - rather than accepting accountability for their mistake - attempted to change the story and instead insisted that the statement was not "incorrect" - as I had stated but rather that the statement was "incomplete". This did not make sense to me - as an invoice or charge that is attempted on a card which results in a higher amount being charged for an item that had all ready [sic] been purchased would in essence be an incorrect charge and any related statements would be incorrect either - the attempt to change the story and claim that the system never made a mistake was yet another bullying attempt of arrogance towards the vulnerable by Kennards that shows how far they would be willing to go to not accept accountability for their mistakes - the conversation between Lisa, her staff member and myself lasted for 40 minutes - as they continued to try to prove to me that it was not in fact the system that was incorrect but rather that the statement was simply incomplete.
11. After 40 minutes of me explaining that the statement and charge was INCORRECT due to the fact that I had all ready [sic] paid for the lock cutting fee - and after Lisa and the other staff member realised I would not back down or be intimidated by their fake story - they resorted to keeping me locked out of my storage space and then THREATENING TO CALL THE POLICE. This is despite the fact that I had made no threat to them nor did I raise my voice - it is very clear they knew that as a homeless person this would be a useful tactic to get me to dissipate and allow them to continue their pattern of bullying - I left the office without being able to get access to my items and quite agitated in the fact that a simple truth had been systematically distorted and the full weight of Kennards corporate bullying tactics being brought down upon me simply for pointing out a simple fact that I had been double charged for the lock cutting fee.
8 On that same day, the first respondent sent the applicant an email attaching an updated statement of account (Second Statement). The Second Statement included three entries which had been incorrectly omitted from the First Statement, as well as three further transactions which occurred after 27 November 2023. It is relevant to note that the erroneously omitted entries were recorded as follows:
(1) On 17 November 2023, a payment of $25.000 described as 'EFT-POS';
(2) On 27 November 2023, a charge of $119.00 described as 'Rental Fee Unit J041'; and
(3) On 27 November 2023, a charge of $12.50 described as 'Protection Cover J041'.
9 The Second Statement notably records that on 17 November 2023, the applicant paid $25.00 which is described as an 'EFT-POS' transaction.
10 In the email of 5 December 2023, the first respondent acknowledged that the lock cutting and new lock fee had already been paid by the applicant, removed charges for protection cover and the late fee and apologised for the First Statement, which they asserted was an incomplete, rather than incorrect, statement of accounts.
11 The applicant replied on 5 December 2023 relevantly stating:
…there are still crucial issues that need to be addressed for a complete resolution.
Clarification on "Incomplete" vs. "Incorrect" Statements: The initial statement dated November 27th showed a total due of $235.40, which included charges that were not accurate. Your response suggests this statement was "incomplete" rather than "incorrect". However, an incomplete statement that leads to a higher charge is, in effect, incorrect. It's important for Kennards to acknowledge this distinction. The issue is not merely about the inability to alter payment receipt dates or amounts but about the integrity and accuracy of the billing process.
Narrative and Accountability: The insistence that the statement was merely incomplete and not incorrect appears to be an attempt to avoid accountability. This approach is concerning as it suggests a reluctance to acknowledge and rectify mistakes. Transparency and accountability are crucial in customer relations, and it's vital that Kennards acknowledges if an error was made.
Clarification on Charges and Late Fees: Given the discrepancies in the billing, the late fee should not apply. It's unfair to penalize a customer for late payment when the billing information provided is not accurate. An official clarification and adjustment on this point are necessary.
Request for Apology and Rationale: I seek a clear and straightforward apology for the confusion and distress caused by this situation, along with a rational explanation as to why the original statement was labeled [sic] as "incomplete" instead of "incorrect." This will help in understanding Kennards' perspective and moving towards resolution.
Information on Access Post-Payment: Upon settling the accurate and agreed-upon amount, I would like to know the timeline for regaining access to my storage unit. The inconvenience caused by this situation has been significant.
Clarification on the $85 Callout Fee: Please confirm that this fee was not mentioned in the original agreement or in any prior communication. While I am willing to pay the agreed-upon charges, clarity on this matter is important for future interactions.
This issue is not about the monetary aspect but about the principle of fair and transparent business practices. Your comprehensive response to these points will be greatly appreciated and will guide my next steps, including the payment of the revised charges.
12 On 7 December 2023, the first respondent sent an email to the applicant stating that, with respect to the purported overcharging of the security call out, it will be applying a $20.00 credit to the applicant's account. Further, the first respondent noted that they have removed the $15.00 late fee charge on the applicant's account.
13 Ms Robley deposes that the applicant has therefore not paid either of what she describes as the "alleged overcharges".
14 On 21 December 2023, the first respondent gave notice to the applicant that his storage agreement was being terminated. He was requested to collect his items from the storage space by 4 January 2023, being the effective date of the termination. The first respondent also informed the applicant that he would not be required to pay any of the outstanding charges on his account. On 17 January 2024, the outstanding fees on the applicant's account were written off.
15 On 6 February 2024, as the applicant had not collected his items from the storage unit, the first respondent sought to deliver the goods to the applicant's location. The applicant did not provide an address to facilitate the delivery of his goods.
16 The matter is commenced by an originating application filed on 9 January 2024 whereby the applicant, who appeared in person, detailed the following claims:
Applicant claims for damages due to incorrect billing and breaches of the Competition and Consumer Act 2010 by Kennards Self Storage Pty. Ltd. and Sam Kennard, including misleading conduct and failure to comply with contractual terms.
1. Rental Agreement and Charges
1.1 The Applicant is a client of Kennards Self Storage at Southport, having rented a storage space for $119 per month. [Ref: A1 - Rental Agreement]
2. Incorrect Billing Statement and Previous Payment
2.1 On 27th November, Kennards emailed an incorrect billing statement, including a $25 lock cutting fee previously paid on 17th November with a receipt. [Ref: B1 - Incorrect Billing Statement, B2 - Receipt for Lock Cutting Fee)
2.2 Additionally, the statement included an $85 security callout fee, not stipulated in the original agreement. [Ref: A1 - Rental Agreement, B1 - Incorrect Billing Statement]
3. Communication and Response to Billing Error
3.1 The Applicant responded on the same day, 27th November, highlighting the billing error. Kennards did not acknowledge this communication. [Ref: C1 - Email Correspondence]
4. Access Blockage and In-Person Communication
4.1 Subsequently, access to the storage unit was unjustly blocked, with no prior written notification.
4.2 Upon addressing this in person on 5th December, Kennards staff insisted the statement was incomplete, not incorrect, and refused to acknowledge the error.
[Ref: D1 - Altered Statement with Markings]
5. Threat of Police Involvement and Emotional Impact
5.1 The staffs [sic] refusal to acknowledge the error escalated to threats of police involvement, causing anger, fear, and recalling past adverse interactions with law enforcement. The Applicant's known homeless status exacerbated these feelings.
Internal Investigation and Lack of Accountability
6.1 Operations Manager Kellie conducted an internal investigation, maintaining the stance of no billing errors. [Ref: F1 - Email from Operations Manager]
6. Misinformation and Contract Breach on Unit Access
7 .1 Verbal misinformation was given about the storage unit lockout period (stated as 5 days, contrary to the contract).
7. Involvement and Endorsement by CEO Sam Kennard
8.1 Sam Kennard, CEO, was included in the email thread and endorsed the company's actions, necessitating his inclusion as a co-defendant. [Ref: H1 - Email Thread with CEO]
8. Deceptive Communication and Termination Notice
9.1 On 6th December, Centre Manager Lisa issued a vacate notice, followed by contradictory communication from Kellie on 7th December denying termination.
[Ref: I1 - Termination Notice, J1 - Contradictory Email]
9. Continued Incorrect Billing and Termination Threats
10.1 Further emails and statements from Kennards continued to show incorrect billing, including unwaived late fees and unadjusted security callout charges. [Ref: K1 - Subsequent Incorrect Statement]
10.2 Continued insistence on incorrect billing led to termination threats, further demonstrating a pattern of deception and bullying. [Ref: L1 - Termination Letter]
10. Damages and Breaches
11.1 The Applicant has suffered mental health damages, fear of returning to the place of rental, difficulty in managing homelessness, and mental anguish due to police threat implications.
11.2 Kennards' actions constitute a breach of rental terms, consumer law, and deceptive practices.
17 The applicant also made a claim for interlocutory relief as follows:
1. The Applicant seeks an urgent interlocutory injunction to restrain the Respondent, Kennards Self Storage Pty. Ltd., from removing, disposing of, or interfering with the Applicant's possessions currently stored at their Southport facility.
2. This relief is sought on the basis of the Applicant's current situation of homelessness, rendering it impossible to secure alternative storage for these possessions. The possessions held at Kennards are not only of material value but also of significant personal importance to the Applicant.
3. The Applicant asserts that the removal or interference with these possessions would cause irreparable harm and further exacerbate the Applicant's current vulnerable situation.
4. It is in the interests of justice to grant this injunction, as the balance of convenience favors [sic] the protection of the Applicant's possessions while the dispute is resolved.
5. The Applicant believes that there is a strong likelihood of success on the merits of the case, as detailed in the attached Statement of Claim, which outlines the deceptive conduct and breaches of consumer law by the Respondent.
18 From what can be ascertained from the material before the Court, the proceeding appears to have arisen from the following claims:
(1) The $85.00 security call out fee that was charged on 4 November 2023 was incorrectly charged and does not appear on the Agreement. Instead, the fee should have been $65.00.
(2) The $25.00 lock cutting and new lock fee which appeared on the First Statement was incorrectly charged as the applicant had already made that payment on 17 November 2023.
19 By his affidavit filed on 9 January 2024, the applicant deposes that he is seeking $2 million as compensation for "emotional damages and to hold them accountable".
20 At the hearing of the application, the respondents read the originating application filed on 9 January 2024, the defence of the first and second respondent both filed on 12 February 2024, the statement of claim filed on 27 February 2024, the respondents' interlocutory application filed on 12 April 2024, the affidavit of Ms Kellie Robley filed on 12 April 2024, the affidavit of Ms Karen Reardon filed on 12 April 2024 and the respondents' written submissions filed on 10 May 2024.