Berrian v. Kennedy

CourtUnited States Bankruptcy Court, E.D. Pennsylvania
DecidedJanuary 22, 2025
Docket23-00067
StatusUnknown

This text of Berrian v. Kennedy (Berrian v. Kennedy) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Berrian v. Kennedy, (Pa. 2025).

Opinion

UNITED STATES BANKRUPTCY COURT EASTERN DISTRICT OF PENNSYLVANIA

IN RE: Mark Leslie Kennedy, : Chapter 7 : Debtor. : Bky. No. 23-11688 (PMM) : : : Nancy Berrian, : : Plaintiff, : : v. : : Adv. No. 23-0067 (PMM) Mark Leslie Kennedy, : : Defendant. : : __________________________________________:

O P I N I O N I. INTRODUCTION This matter presents a familiar though not desirable set of facts. Nancy Berrian (the “Plaintiff” or “Ms. Berrian”) hired the Debtor, Mark L. Kennedy (the “Debtor” or “Defendant”), to renovate her new house located at 506 Farmview Rd. Easton, PA (the “Property”). The story does not end with an updated home and a happy customer. Rather, a few weeks after the Plaintiff signed the contract with and paid $44,172.50 to the Debtor’s company, DSK Property Services, LLC (“DSK”)—and work on the Property had begun—the Plaintiff terminated the contract. The deposit was not returned and the work was not completed. The question presented is who bears this loss. For reasons discussed below, I find that the debt owed to Ms. Berrian (if any) is dischargeable in the Debtor’s bankruptcy. The evidence, testimony, and argument presented at and following trial fail to show either that a debt is owed by the Debtor himself (as opposed to being owed by DSK) or that the Debtor fraudulently induced the Plaintiff to enter into the contract. For these reasons, judgment will be entered in favor of the Debtor. Separately, because I disagree with the Defendant that the Plaintiff lacked justification for this lawsuit, I will deny the Debtor’s motion for fees and costs pursuant to 11 U.S.C. §523(d).

II. PROCEDURAL BACKGROUND

The Debtor sought chapter 7 bankruptcy protection on June 8, 2023. This Adversary Proceeding, seeking denial of discharge pursuant to 11 U.S.C. §523(a)(2)(A), was filed on October 10, 2023. Following an order granting the Defendant’s Motion to Dismiss (doc. #21), an Amended Complaint was filed on February 23, 2024 (doc. #23). An Amended Answer was filed on May 28, 2024 (doc. #38). A Joint Pretrial Statement was submitted by the Plaintiff only (doc. #44) and a trial was held and concluded on October 2, 2024. Following trial, and at the direction of the Court, the parties submitted briefs with regard to two (2) issues: (1) whether and how participation theory or piercing of the corporate veil is relevant and applicable to the facts presented; and (2) whether the Defendant may recover reasonable attorneys’ fees pursuant to 11 U.S.C. §523(d). See doc. #’s 54, 55.

III. FINDINGS OF FACT Based on the credibility of the witnesses and the plausibility of their testimony, and upon review of the relevant evidence and case docket, I make the following findings of fact. Background 1. The Plaintiff closed on the Property on March 22, 2021, and moved into the home in June 2021. Tr. at 7, 9, 31. 2. The Debtor, a contractor, was referred to the Plaintiff by friends. Tr. at 7. 3. The Debtor is the owner of DSK Property Services LLC, which was founded in 2017 and currently has a value of zero dollars. Schedule A/B, doc. #1 in the main case. 4. The Plaintiff met with the Debtor in March 2021, just before she closed on the Property, and

then hired DSK to renovate her house. Tr. at 8, 33-35; Ex. D-A. Contract and payment 5. On March 26, 2021, the Plaintiff reviewed and signed a contract (the “Contract”) with DSK to perform work on the kitchen and deck of the Property. Tr. at 8, 9, 16, 33, 34, 51; Ex. D-A. 6. The Contract specified that DSK would renovate the foyer, install a closet, build a “pony wall,” renovate the kitchen with cabinets and countertops purchased by the Plaintiff, and update the deck, HVAC, back fence, basement, and garage. Tr. at 35, 38, 40, 41; Ex. D-A. 7. The agreed contract price was $88,345.00. Tr. at 20; Ex. D-A. 8. The Contract specified that work was to begin in spring 2021 and “should be completed by fall 2021 if all work is released in a timely manner.” Ex. D-A at 2.

9. The Contract and communications were with DSK properties and the Plaintiff understood that she was dealing with the company. Tr. at 51, 52. 10. The Contract was signed by the Plaintiff but not by the Debtor or any other representative of DSK. Tr. at 57; Ex. D-A at 3. 11. The Contract allows for recission within three (3) days of signing, but there is no evidence that the Plaintiff timely rescinded the Contract. Ex. D-A. 12. Ms. Berrian paid DSK $25,000.00 on March 26, 2021, and $19,172.50 on April 5, 2021; the total paid was $44,172.50 (collectively, the “Deposit”). Doc. #23, Amended Complaint ¶¶11, 14; Tr. at 9; Ex. P-1. 13. The Debtor agreed to start work on the project in March, as soon as the Plaintiff closed on her house. Tr. at 9, 19, 31. 14. The work was to be completed by fall 2021. Tr. at 44, 45. 15. The Contract did not specify that the Debtor would obtain permits for the work performed.

Tr. at 28. 16. The Debtor conveyed to Ms. Berrian that obtaining permits was not contemplated by the Contract; the Plaintiff understood this to mean that permits were not required for the work performed. Tr. at 40. Work performed 17. The Debtor began work on or around the end of March 2021. Tr. at 11, 44. 18. Work was performed by DSK’s employee and skilled laborer, Terrance Myers (“Mr. Myers”). Tr. at 55; Ex. D-C. 19. Sometime between late March and early April, Mr. Myers cleaned out the Plaintiff’s garage and removed the sun room paneling. Tr. at 11, 18, 19; Ex. P-5.

20. The Debtor or Mr. Myers also placed Ram Board in the Plaintiff’s living room. Tr. at 11, 12. The Ram Board in the foyer was left behind. Tr. at 14, 36. 21. The Debtor covered the windows at the Plaintiff’s house; the reasons for this are unclear. Tr. at 15; Ex. P-4. 22. The Plaintiff had ordered the cabinets herself with the understanding that DSK would install them. Tr. at 15. 23. DSK removed garbage from the garage and removed an enclosure under the deck. Tr. at 41, 42. 24. No other work was performed by DSK at the Property. Tr. at 13, 19. 25. After the described work was performed, the Plaintiff expressed safety concerns about the electrical system to the Debtor. Tr. at 17. Proposed change order 26. Following the initial work on the Property, the Plaintiff asked for “extensive” modifications to

the agreement. Tr. at 17, 46; Ex. D-D. 27. The proposed “change order” to the Contract, dated April 15, 2021, included electrical upgrades, water supply improvements, and work in the attic of the Property. Tr. at 17, 21; Ex. P-3. 28. The parties contemplated an additional fee of approximately $68,000.00 for the changes described but did not succeed in modifying the Contract. Tr. at 18, 20, 24; Ex. P-3. Plaintiff’s dissatisfaction; termination of the contract 29. The Plaintiff was not satisfied with the work performed by the Debtor. Tr. at 19. 30. The Plaintiff spoke with the Debtor once or twice regarding the dissatisfaction. Tr. at 23. 31. On April 16, 2021, the Plaintiff asked to terminate the Contract because the proposed change

order was too costly. Tr. at 19, 20, 21, 46; Ex. P-6. 32. The stated reason for the termination was that Ms. Berrian decided to “go in a different direction.” Ex. P-6. The Plaintiff believed she had the right to terminate the Contract for this reason because she is a consumer. Tr. at 46, 47. 33. Following the request to terminate, the Plaintiff offered to pay the Defendant $2,500.00 for the work performed (removal of sun room and clean out of the garage). She asked for the remainder of the Deposit back and did not respond to the Debtor’s offer to perform further work. Tr. at 21, 50, 56; Ex. P-6. 34.

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Berrian v. Kennedy, Counsel Stack Legal Research, https://law.counselstack.com/opinion/berrian-v-kennedy-paeb-2025.