Champion Contractors & Services-Commercial, LLC v. Dimensions Senior Living, d/b/a Village Place, LLC, Dimensions In Senior Living, d/b/a Village Ridge, LLC, Tapestry Senior Living of Marion, LLC, Village Place, LLC, Village Ridge, LLC and Ryan Burns

CourtCourt of Appeals of Iowa
DecidedJuly 23, 2025
Docket24-0493
StatusPublished

This text of Champion Contractors & Services-Commercial, LLC v. Dimensions Senior Living, d/b/a Village Place, LLC, Dimensions In Senior Living, d/b/a Village Ridge, LLC, Tapestry Senior Living of Marion, LLC, Village Place, LLC, Village Ridge, LLC and Ryan Burns (Champion Contractors & Services-Commercial, LLC v. Dimensions Senior Living, d/b/a Village Place, LLC, Dimensions In Senior Living, d/b/a Village Ridge, LLC, Tapestry Senior Living of Marion, LLC, Village Place, LLC, Village Ridge, LLC and Ryan Burns) is published on Counsel Stack Legal Research, covering Court of Appeals of Iowa primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Champion Contractors & Services-Commercial, LLC v. Dimensions Senior Living, d/b/a Village Place, LLC, Dimensions In Senior Living, d/b/a Village Ridge, LLC, Tapestry Senior Living of Marion, LLC, Village Place, LLC, Village Ridge, LLC and Ryan Burns, (iowactapp 2025).

Opinion

IN THE COURT OF APPEALS OF IOWA

No. 24-0493 Filed July 23, 2025

CHAMPION CONTRACTORS & SERVICES-COMMERCIAL, LLC, Plaintiff-Appellant,

vs.

DIMENSIONS SENIOR LIVING, d/b/a VILLAGE PLACE, LLC, DIMENSIONS IN SENIOR LIVING d/b/a VILLAGE RIDGE, LLC, TAPESTRY SENIOR LIVING OF MARION, LLC, VILLAGE PLACE, LLC, VILLAGE RIDGE, LLC, and RYAN BURNS, Defendants-Appellees. ________________________________________________________________

Appeal from the Iowa District Court for Linn County, Elizabeth Dupuich,

Judge.

A contractor appeals the district court order setting aside a default judgment

against all defendants related to breach of contracts for storm damage restoration

services. AFFIRMED AND REMANDED FOR FURTHER PROCEEDINGS.

John S. Cutler of Cutler Law Firm, P.C., West Des Moines, for appellant.

Matthew B. Reilly (until withdrawal) and Raymond E. Walden (until

withdrawal) of Erickson Sederstrom, P.C., Omaha, Nebraska, and Connor W. Orr

of The Orr Law Group, LLC, Omaha, Nebraska, for appellees.

Considered without oral argument by Greer, P.J., and Langholz and Sandy,

JJ. 2

GREER, Presiding Judge.

On December 22, 2021, Champion Contractors & Services-Commercial,

LLC (Champion) filed a lawsuit against several limited liability companies and Ryan

Burns.1 Champion alleged breach of contracts and sought recovery of damages

for storm damage restoration at a property referred to as “The Villages at Marion.”

There were two written contracts at issue involving Champion: one with

Dimensions Senior Living doing business as Village Place, LLC and the other with

Dimensions Senior Living doing business as Village Ridge, LLC. Tapestry Senior

Living of Marion, LLC was also listed and identified as the deed holder to the

property involved. The petition referred to Ryan Burns as an “individual[]

conducting business” under the LLCs’ names. The office manager for three of the

LLCs2 and the registered agent for Village Place, LLC were served with the original

notice and petition. A process server in Nebraska certified that Burns was served

individually and as the registered agent for Village Ridge, LLC by hand delivery on

January 31, 2022, at a Nebraska location called Senior Horizons. None of the

Defendants filed an answer to the petition.

On March 9, Champion moved for a default judgment against all

Defendants. On March 10, the district court refused to take further action on the

1 We collectively refer to all the parties sued as Defendants except James Barnett

Jr., who was also sued individually at the start of the case. All claims against Barnett were dismissed without prejudice shortly after the case was filed. 2 The office manager in Iowa accepted service for Dimensions Senior Living d/b/a

Village Place, LLC; Dimensions Senior Living d/b/a Village Ridge, LLC; and Tapestry Senior Living of Marion, LLC. While some of these LLCs filed for bankruptcy protection, the Nebraska bankruptcy court granted Champion’s relief from stay to resolve the motions related to the default judgments. 3

motion for default judgment, listing a number of deficiencies, including the

following:

There is no service return on file for Defendant Village Ridge[,] LLC. It appears [Champion] may have attempted service on Village Ridge[,] LLC through Defendant Ryan Burns, but the service return does not specify Village Ridge[,] LLC was served through Ryan Burns. Further it appears [Champion] seeks personal judgment against Ryan Burns, but there are no affidavits of his nonmilitary, nonprisoner, nondisability, or nonminor status on file.

Champion responded with an affidavit from counsel correcting the deficiencies

noted by the court. And on April 13, the district court directed the clerk to enter the

default and set a damages hearing for May 13. The next day, the clerk entered a

default against all Defendants. After a hearing, the court entered a default

judgment against all of the Defendants, jointly and severally, in the amount of

$1,311,143.16 through May 13, 2022, with ongoing interest of 1.5% per month,

compounded monthly.

In June, Champion started collection proceedings, including a request to

conduct a judgment debtor examination of Ryan Burns. Then in mid-August,

Champion moved to amend the petition to add another party, noting that “[s]ince

the beginning of this lawsuit, [Champion] and its counsel have received sporadic

communication from Defendants and/or their representatives, including through

promises of payment, and payment of part of the judgment amount.” Champion

then asked to add Dimensions in Senior Living, LLC, a Nebraska LLC, as an

additional party, but the district court denied the motion because of deficiencies in

the pleading.

The case remained dormant until January 6, 2023, when Burns moved to

reconsider the default judgment for lack of personal jurisdiction, claiming the 4

default judgment was void. In April, the Defendants followed with a request to

vacate the order of default judgment in April, also pointing to Champion’s failure to

properly attach the notice of intent to file written application for default to the default

documents, which they claimed also made the default judgment void. Following

those motions, Champion filed “exhibit A,” which purported to be the notice of

written intent to seek default with a notice of service to Burns and the other

Defendants dated February 22, 2022, asserting it had been sent to the parties but

was inadvertently left off the pleading.

In response to these arguments, Champion contended that the Defendants

were fully aware of the default proceedings and the resulting default judgment and

that Burns, in particular, negotiated payments towards the obligation. Thus,

Champion argued, any defect in the process was only technical. Champion also

argued that Burns’s failure to timely raise his personal jurisdiction challenge

amounted to waiver of that defense.

On January 31, 2024, the district court heard arguments over Burns’s

motion to reconsider default judgment for lack of personal jurisdiction and the

Defendants’ motion to reconsider and vacate order of default judgment. Burns

argued that he was:

not a party to the contract that [Champion] claims was breached, and he does not have any contacts with Iowa to satisfy minimum due process standards. Defendant Burns also contends that while [Champion] claims to have served him with the Petition and Original Notice, he has no recollection of having received personal service. Defendant Burns also denies receiving a copy of the Motion for Default Judgment filed by Plaintiff. Defendant Burns requests the Court set aside the default judgment entered against him. 5

The Defendants also asked that the default judgment be set aside, pointing to

Champion’s failure to “offer adequate proof of mailing of the notice of intent to file

written application for default prior to the default judgment being entered.”

Champion responded by asserting that “while Defendant Burns did not file

an Answer, he was not silent, in that he attempted to negotiate a resolution to the

dispute, promised to make certain repayments, and in fact did arrange for

payments toward the judgment amount.” Likewise, Champion pointed out that

Burns did not move to set aside the default judgment for nearly eight months and

the other Defendants waited almost eleven months after judgment was entered.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Newton Manufacturing Co. v. Biogenetics, Ltd.
461 N.W.2d 472 (Court of Appeals of Iowa, 1990)
Gardin v. Long Beach Mortgage Co.
661 N.W.2d 193 (Supreme Court of Iowa, 2003)
STATE EX REL. HUNTER, BY HASTIE v. Hunter
501 N.W.2d 533 (Supreme Court of Iowa, 1993)
Snyder v. Allamakee County
402 N.W.2d 416 (Supreme Court of Iowa, 1987)
Johnson v. Brooks
117 N.W.2d 457 (Supreme Court of Iowa, 1962)
In Re Marriage of Ivins
308 N.W.2d 75 (Supreme Court of Iowa, 1981)
Dimmitt v. Campbell
151 N.W.2d 562 (Supreme Court of Iowa, 1967)
Van Sloun v. Agans Bros., Inc.
778 N.W.2d 174 (Supreme Court of Iowa, 2010)
Dolezal v. Bockes Bros. Farms, Inc.
602 N.W.2d 348 (Supreme Court of Iowa, 1999)
In Re the Marriage of Cutler
588 N.W.2d 425 (Supreme Court of Iowa, 1999)
Halverson v. Hageman
92 N.W.2d 569 (Supreme Court of Iowa, 1958)
Brandenburg v. Feterl Mfg. Co.
603 N.W.2d 580 (Supreme Court of Iowa, 1999)

Cite This Page — Counsel Stack

Bluebook (online)
Champion Contractors & Services-Commercial, LLC v. Dimensions Senior Living, d/b/a Village Place, LLC, Dimensions In Senior Living, d/b/a Village Ridge, LLC, Tapestry Senior Living of Marion, LLC, Village Place, LLC, Village Ridge, LLC and Ryan Burns, Counsel Stack Legal Research, https://law.counselstack.com/opinion/champion-contractors-services-commercial-llc-v-dimensions-senior-iowactapp-2025.