Anderson v. Leszynski

2021 IL App (1st) 200879-U
Appellate Court of Illinois·Decided May 17, 2021·No. 1-20-0879·Unpublished

Opinion

2021 IL App (1st) 200879-U No. 1-20-0879

Order filed May 17, 2021

First Division

NOTICE: This order was filed under Supreme Court Rule 23 and is not precedent except in the limited circumstances allowed under Rule 23(e)(1).

IN THE

APPELLATE COURT OF ILLINOIS FIRST DISTRICT

BARBARA ANDERSEN, ) Appeal from the ) Circuit Court of

Plaintiff-Appellant, ) Cook County.

)

v.

) No. 19 L 6119

EDWARD LESZYNSKI, )

) Honorable

Defendant-Appellee. ) Jerry A. Essig, ) Judge, presiding.

)

JUSTICE HYMAN delivered the judgment of the court.

Presiding Justice Walker and Justice Coghlan concurred in the judgment.

ORDER

¶1 Held: Trial court orders dismissing plaintiff’s intentional interference with contract claims, granting summary judgment to defendant on accounting malpractice claim, and dismissing complaint with prejudice are affirmed.

¶2 Barbara Andersen sued her former neighbor, Edward Leszynski, alleging he engaged in accounting malpractice in preparing her tax return and advising her she could make deductions that an Internal Revenue Service determined were impermissible. She sought nearly $70,000 in damages, the amount she agreed to pay to settle the $126,749 she owed to the IRS after an audit.

In an unrelated count, Andersen asserted Leszynski broke a promise to her by listing his home for sale at a “low-ball” price while her home was on the market, reducing her property’s value. She alleged Leszynski intentionally interfered with contracts with her real estate broker and the eventual purchaser.

¶3 The trial court granted Leszynksi’s motion to dismiss the interference with contract claim under section 2-615 of the Illinois Code of Civil Procedure (735 ILCS 5/2-616) (West 2018). The trial court held that Andersen failed to adequately plead Leszynski acted with “actual malice” when he listed his home for sale, which was necessary to overcome his privileges as a homeowner and a competitor in the real estate market. The court also found the complaint failed to allege facts essential for proceeding with the claim.

¶4 Leszynski also filed a summary judgment motion on the accounting malpractice claim, which the trial court granted. The court found Andersen suffered no damages, but rather received a “windfall” by paying $69,219.36, after the IRS determined she owed $126,749. Finding no claims remained, the trial court dismissed Andersen’s complaint with prejudice.

¶5 Andersen contends the trial court erred by (i) dismissing her intentional interference with contract claims on privilege grounds, (ii) granting summary judgment when she raised a disputed question of fact that Leszysnki’s negligent tax advice damaged her, and (iii) dismissing her complaint with prejudice. We affirm. The trial court properly found that Andersen failed to satisfy her burden to plead that Leszynski acted with malice or without justification when he listed his home for sale. Andersen’s brief does not address the trial court’s findings that the complaint failed to satisfactorily allege facts showing intentional interference with current and potential contracts, so Andersen waived those issues on appeal. As to Andersen’s accounting malpractice claim, Andersen failed to show she incurred damages when her tax bill was less than it would have been

absent Leszynski purportedly negligent tax preparation and advice. Further, the trial court did not abuse its discretion by dismissing the complaint with prejudice when Andersen failed to present an amended complaint showing she could overcome the pleading defects.

¶6 Background

¶7 Leszynski is an accountant and financial adviser. Andersen paid him $1,600 to prepare her 2012 tax returns. Andersen, an attorney, also engaged in extensive stock trading. In preparing Andersen’s 2012 tax return, Leszynski offset her stock trading losses against her law practice income. Leszynksi calculated Andersen’s total federal income taxes for 2012 to be $12,544, resulting in a refund of more than $42,000. Andersen prepared her own 2013 tax returns and made the same deduction for stock trading losses as Leszynski had advised, resulting in taxable income of $58.

¶8 In 2015, the IRS audited Andersen. The IRS determined that Andersen improperly deducted her stock trading losses, underpaying her federal income taxes for 2012 and 2013 by $126,749. Andersen settled with the IRS by agreeing to pay $69,219.36. Andersen decided to sell her home to help pay her IRS debt. She contends she could not obtain the highest possible sales price because Leszynski listed his neighboring property for sale at a “low-ball” figure, despite promising not to sell while her home was on the market.

¶9 Andersen’s second amended verified complaint alleges accounting malpractice (count I) and intentional interference with existing and potential contracts (count II). In count I, Andersen alleged Leszynski engaged in malpractice in deducting stock trading losses from her law practice income on her 2012 federal income tax return. She further alleged that although Leszynski did not prepare her 2013 return, she relied on his advice in deducting stock trading losses on her 2013

return. Andersen sought damages of $69,291.36, the amount she paid to settle her tax liability for 2012 and 2013, and a refund of the $1,600 she paid Leszynski to prepare her 2012 return.

¶ 10 Count II alleged Leszynski “intentionally interfered with Andersen’s ability to contract at the fair market value of her home by listing his neighboring property at a low-ball figure.” Specifically, Andersen alleged that Leszynski broke an oral promise to her not to sell his property while Andersen listed hers for sale. This, Andersen maintained, impaired her “existing contract with her broker” and her “ability to contract with prospective buyers in the price range she had originally purchased her home.” She claims Leszynski’s intentional interference with her existing contract with her broker and the prospective contract (or economic advantage) with a buyer resulted in damages exceeding $30,000.

¶ 11 Leszynski filed a motion to dismiss count II under section 2-615, arguing that Andersen did not state a claim for tortious interference with contract by failing to allege facts establishing (i) Andersen had a contract with the broker, (ii) Leszynski knew about the contract with the broker, (iii) Leszynski induced a breach by listing his property for sale, or (iv) Andersen breached the contract. Leszynski also asserted his property owner’s privilege barred Andersen’s tortious interference with contract claim, contending he had a right to possess, use, and dispose of his property as he saw fit, and Andersen failed to overcome the privilege by pleading sufficient facts showing his conduct was unjustified or malicious.

¶ 12 Leszynski also argued for dismissal of Andersen’s interference with a prospective economic advantage claim. He argued that the claim did not plead sufficient facts showing (i) Andersen had a reasonable expectancy of a valid business relationship with a specific third party, (ii) Leszynski knew about her expectancy of a business relationship with that third party, and (iii) Leszynski took any action directed toward that third party to interfere with Andersen’s expectancy

of a business relationship. Leszynski added that the property owner’s privilege and the competitor’s privilege applied. Under the competitor’s privilege, a party may divert business from competitors generally and from particular competitors if acting with the intent, at least in part, to further business and not solely by spite or ill will. Soderlund Bros. v. Carrier Corp., 278 Ill. App. 3d 606, 615 (1995).

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