Colonial Oaks Assisted Living v. Hannie Dev

CourtCourt of Appeals for the Fifth Circuit
DecidedAugust 26, 2020
Docket19-30995
StatusPublished

This text of Colonial Oaks Assisted Living v. Hannie Dev (Colonial Oaks Assisted Living v. Hannie Dev) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Colonial Oaks Assisted Living v. Hannie Dev, (5th Cir. 2020).

Opinion

Case: 19-30995 Document: 00515540132 Page: 1 Date Filed: 08/25/2020

United States Court of Appeals for the Fifth Circuit United States Court of Appeals Fifth Circuit

FILED August 25, 2020 No. 19-30995 Lyle W. Cayce Clerk

Colonial Oaks Assisted Living Lafayette, L.L.C.; Colonial Oaks Memory Care Lafayette, L.L.C.,

Plaintiffs—Appellants,

versus

Hannie Development, Inc.; Cedar Crest, L.L.C.; Maurice Hannie; Nicol Hannie; Joyce Hannie,

Defendants—Appellees.

Appeal from the United States District Court for the Western District of Louisiana USDC No. 6:18-CV-1606

Before Davis, Jones, and Willett, Circuit Judges. Don R. Willett, Circuit Judge: Slogging through the countless, and exacting, rules of procedure can daunt—and, when not mastered, doom—litigants. But these provisions aren’t without purpose. The aim of many rules of civil, criminal, and appellate procedure, is to provide notice—to give the other side fair warning Case: 19-30995 Document: 00515540132 Page: 2 Date Filed: 08/25/2020

No. 19-30995

of the claims, charges, or contentions that they must confront. 1 Federal Rule of Civil Procedure 9(b), however, serves a different goal. Rule 9(b), which requires that allegations of fraud or mistake be pleaded with particularity, 2 exists not to provide notice but to protect resources. 3 This heightened pleading standard empowers courts to weed out those cases with no “reasonably founded hope” of substantiation, even after a long and expensive discovery process, 4 saving courts and litigants time and money. In this case, Colonial Oaks Assisted Living Lafayette, LLC and Colonial Oaks Memory Care Lafayette, LLC (collectively, Buyers) purchased two care facilities from Hannie Development, Inc. and Cedar Crest, LLC (collectively, Sellers). Believing that Sellers made fraudulent— or, at best, negligent—misrepresentations in the parties’ sale agreements, Buyers filed suit. In addition to suing Sellers, Buyers also brought claims against Sellers’ representatives, Nicol Hannie and Maurice (Mo) Hannie, and Mo’s wife, Joyce Hannie, in their individual capacities. At the recommendation of the Magistrate Judge, the district court dismissed all of Buyers’ claims with prejudice for failure to state a claim. We agree that

1 See, e.g., Bell Atlantic Corp. v. Twombly, 550 U.S. 544, 561 (2007) (discussing the need to provide parties with fair notice). 2 Fed. R. Civ. P. 9(b) (“In all averments of fraud or mistake, the circumstances constituting fraud or mistake shall be stated with particularity.”). 3 See, e.g., id. at 559–60 (describing the significant costs associated with antitrust litigation;); Ashcroft v. Iqbal, 556 U.S. 662, 685 (2009) (“Litigation, though necessary to ensure that officials comply with the law, exacts heavy costs in terms of efficiency and ex- penditure of valuable time and resources that might otherwise be directed to the proper execution of the work of the Government.”) 4 Twombly, 550 U.S. at 559.

2 Case: 19-30995 Document: 00515540132 Page: 3 Date Filed: 08/25/2020

Buyers have not stated a plausible claim upon which relief can be granted and affirm. I Buyers entered into two separate, but materially identical, Asset Purchase Agreements with Sellers to purchase two Adult Residential Care Provider (ARCP 5) facilities: Rosewood Retirement & Assisted Living and Cedar Crest Personal Memory Living. Each APA also included a Holdback Escrow Agreement (HEA), which required the parties to hold 4% of each transaction’s sale proceeds in escrow. 6 These holdback amounts provided the “sole and exclusive” post- closing remedy, except in the case of “fraud, bad faith or intentional misconduct,” and they were to be released to Sellers one year after closing, unless Buyers submitted a valid claim to them. The HEAs also included a mandatory arbitration clause. The APAs provided an eight-month due diligence period for Buyers to ensure the Facilities were above board. Those eight months passed without incident, and the parties closed, escrowing the holdback amounts. In the year following the closing, Buyers pursued arbitration, arguing, among other things, that Sellers had knowingly and intentionally breached the representations and warranties in the APAs. In relevant part, the APAs

5 ARCPs are similar, but distinct, from nursing facilities. Unlike ARCPs, nursing facilities provide “nursing services for persons who, by reason of illness or physical infirmity or age, are unable to properly care for themselves.” LAC 48:9701. ARCPs, by contrast, provide supportive personal services, supervision and assistance, and activities and health-related services. LAC 48:6801(B). 6 As with the APAs, the HEAs, for the purpose of our review, are materially identical.

3 Case: 19-30995 Document: 00515540132 Page: 4 Date Filed: 08/25/2020

included two provisions confirming Sellers’ compliance with the applicable laws and regulations: Each of the Seller and the Facility is in material compliance with each, and is not in material violation of any, applicable Law to which the Facility is subject . . . . To the Seller’s knowledge, Seller is in compliance in all material respects with all applicable Health Care Laws. Despite these attestations, Buyers argued, Sellers were in violation of Chapter 68 of the Louisiana Adult Residential Care Provider Licensing Standards, 7 both on the date the APAs were signed and the date of closing. Buyers alleged that the Facilities were, knowingly and intentionally, improperly staffed, based on the needs of the residents, to provide the services required by Chapter 68. The arbitrator severed this claim from the arbitration proceedings, holding that: Buyers’ staffing misrepresentation claim is not arbitrable because it is a fraud claim which does not fall within the APA section 18 exclusive remedy provisions. In this instance, according to La. C.C. Art. 1953, “fraud is a misrepresentation or a suppression of the truth made with the intention either to obtain unjust advantage for one party or to cause a loss or inconvenience to the other.” Buyers allege Sellers “intentionally and knowingly breached their contract warranties” by “misrepresenting that the staffing at the facilities comply with the applicable laws.” The arbitrator agrees with the argument of the Sellers that the alleged

7 See LAC 48:1, Chapter 68.

4 Case: 19-30995 Document: 00515540132 Page: 5 Date Filed: 08/25/2020

intentional misrepresentation is a claim for intentional misrepresentation, or in other words, fraud. 8 The parties continued with their arbitration, and the arbitrator ultimately issued a Final Award in favor of Buyers, awarding them more than $50,000 plus costs and fees. 9 In the meantime, Buyers, with their fraud claims severed from the arbitration, sued Sellers for negligent and fraudulent misrepresentation 10 and the Hannies (in their individual capacities) for fraudulent misrepresentation. Both Sellers and Nicol Hannie, individually, moved to dismiss under Federal Rule of Civil Procedure 12(b)(6). At the recommendation of the Magistrate Judge, the district court granted Buyers leave to amend to more specifically support their claims against the individual defendants. Buyers filed their Amended Complaint, and Sellers and the Hannies once again sought dismissal. 11 This time, the Magistrate Judge recommended that the district court grant the motions and dismiss all claims with prejudice

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Colonial Oaks Assisted Living v. Hannie Dev, Counsel Stack Legal Research, https://law.counselstack.com/opinion/colonial-oaks-assisted-living-v-hannie-dev-ca5-2020.