First Heights Bank, FSB v. United States

53 Fed. Cl. 195, 95 A.F.T.R.2d (RIA) 2613, 2002 U.S. Claims LEXIS 191, 2002 WL 1839208
CourtUnited States Court of Federal Claims
DecidedAugust 7, 2002
DocketNo. 96-811C
StatusPublished
Cited by4 cases

This text of 53 Fed. Cl. 195 (First Heights Bank, FSB v. United States) is published on Counsel Stack Legal Research, covering United States Court of Federal Claims primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
First Heights Bank, FSB v. United States, 53 Fed. Cl. 195, 95 A.F.T.R.2d (RIA) 2613, 2002 U.S. Claims LEXIS 191, 2002 WL 1839208 (uscfc 2002).

Opinion

OPINION

BRUGGINK, Judge.

This Wmsfar-related1 case deals with whether Pulte Corporation, which did not sign an Assistance Agreement between its subsidiaries and the government, may remain with those subsidiaries as a party to a [196]*196lawsuit seeking to recover losses incurred as a result of the government’s breach of contact. In First Heights Bank, FSB v. United States, 51 Fed.Cl. 659 (2001), we found that the government breached the implied covenant of good faith and fair dealing when it enacted the Guarini legislation, which retroactively eliminated a tax deduction for covered asset losses sustained by plaintiffs when they sold or wrote off assets of failing thrifts acquired by them under the Assistance Agreement with the Federal Savings and Loan Insurance Corporation (“FSLIC”). Defendant now moves to dismiss plaintiff Pulte Corporation. Plaintiffs First Heights Bank, FSB (“First Heights”), Pulte Diversified Companies, Inc. (“PDCI”), and Pulte Corporation move once again for summary judgment on liability for defendant’s breach of an implied-in-fact agreement. For the reasons set out below, plaintiffs motion is granted and defendant’s is denied.

BACKGROUND

In 1986, Pulte Home Corporation of Bloomfield Hills, Michigan (“PHC”), began investigating the purchase of a failed savings and loan institution from FSLIC. On September 15,1987, PDCI was incorporated as a subsidiary of PHC. On September 17, 1987, PHM Corporation (“PHM”) was formed. On December 7, 1987, PHM took over for PHC as the publicly held parent company of PDCI. In late 1987 and early 1988, PHC (now, presumably, PHM, and whom we will refer to hereafter as Pulte)2 discussed the acquisition of Heights Savings Association, a failing thrift, with FSLIC. Pulte “determined that a supervisory merger with a troubled thrift, facilitated with FSLIC financial assistance, would complement Pulte’s other lines of business____consisting] primarily of residential homebuilding and mortgage banking on a nationwide basis.” Letter from James Grosfeld, Chairman of the Board, PHC, to M. Danny Wall, Chairman, Federal Home Loan Bank Board (Mar. 31, 1988).

In February 1988, the Federal Home Loan Bank Board (“FHLBB”) approved the “Southwest Plan,” which would consolidate various Texas thrifts into “packages” through FSLIC-assisted acquisitions. Pursuant to the Southwest Plan, FSLIC issued a “Request for Proposal” (“RFP”) to prospective acquirers of these packages indicating that a covered asset loss deduction would allow acquirers to recognize a tax loss even where there was no economic loss due to FSLIC’s tax-free assistance on covered asset losses.

In March 1988, the Southwest Plan Coordinator, J. Richard Earle, instructed FSLIC’s director, Stuart Root, to “[m]ake Pulte a player in the Southwest Plan.” FSLIC representatives thereafter advised that Heights Savings Association was now included in the Southwest Plan as part of the “OWL” package, along with four other failed thrifts. The FSLIC representatives further advised that, if Pulte still desired to participate in a FSLIC acquisition, it would be required to submit a proposal in response to the Southwest Plan RFP to acquire Heights Savings Association and the four other thrifts: AllenPark Federal Savings and Loan Association (“AllenPark”), Bay City Federal Savings and Loan Association (“Bay City”), Gulf Coast Savings Association (“Gulf Coast”), and Commerce Savings Association (“Commerce”).

Pulte responded to the RFP with a March 31, 1988 proposal from its Chairman of the Board, James Grosfeld. The proposal stated that, “[w]ith this letter, [Pulte] is resubmitting its proposal to acquire Heights Savings Association ... and, at the FSLIC’s discretion, some or all of [AllenPark, Bay City, Gulf Coast, and Commerce]. [Pulte] proposes to acquire these five institutions ... in a [FSLIC] assisted supervisory merger----” The proposal also stated that “[Pulte] proposes to effect the transaction through formation of an interim federal association into which the Troubled Institutions will be merged,” and that “[t]he Resulting Institution will be capitalized with [Pulte’s] contribution of $35 million.”

[197]*197The terms of the proposal included a Pulte capital contribution of $35 million, FSLIC capital loss assistance, FSLIC yield maintenance, FSLIC subordinated debenture, FSLIC note interest allowance, thrift warrants, and profit sharing. However, these proposed tax benefits did not include the covered asset loss deduction. The proposal further stated:

[Pulte] proposes to share with the FSLIC 20 percent of certain annual federal income tax benefits realized from the merger by the Pulte Consolidated Group....
Since [Pulte] proposes to share tax benefits based on the profits from all of its business operations, not just profits that may be earned from the acquired S & L’s, this tax benefit sharing proposal is also a very substantial profit sharing proposal.
To demonstrate this clearly, we point to the fact that [Pulte], a New York Stock Exchange Company, is one of, if not the, largest home builders in the United States, as well [as] a veiy large mortgage banker. It has had an unparalleled and unbroken record of 32 straight yeai’s of profits. These annual operating profits have averaged over $50 million in the last 5 years.

In response, during a May 24, 1988 meeting, FSLIC staff requested that Pulte “detail its proposed tax benefit treatment and complete a Term Sheet as soon as possible.” On May 31, Grosfeld sent to FSLIC’s Tom Lykos, Deputy Executive Director for the Southwest Plan, a letter concerning the “Pulte Southwest Plan Proposal.” The letter states: “Enclosed please find the Pulte response to the Term Sheet. Pulte proposes to inject $35,000,000 of GAAP capital, and is not requesting any capital injection by the FSLIC.” This proposal did not offer to share with FSLIC any of the covered asset loss deduction benefit.

On July 13, 1988, John Henry, FSLIC’s lead negotiator for the OWL package, “informed Pulte that the [May 31, 1988] term sheet was ‘unacceptable and that FSLIC wanted 100% of the benefits arising from NOLs, built-in losses [i.e. covered asset losses], and indemnification, and no less than an 80-20 split on benefits from interest payments on the Note and Yield Maintenance Payments.’” First Heights, 51 Fed.Cl. at 661 (quoting Mem. from John Henry to Tom Lykos, Deputy Executive Director for the Southwest Plan (July 15,1988) at 4). Pulte’s response was that, “if FSLIC insisted on those terms, then there could be no deal.” Henry responded by stating that, “to the extent Pulte wants a deal different than what I proposed, it must explain in detail why it needs the extra benefits to make the economics work and how FSLIC is benefitting, e.g., by a lower maintenance or note rate, from giving up certain tax benefits.” He also noted that:

Grosfeld said that Pulte’s revised proposal would be delivered to FSLIC by Wednesday, July 20 and then he would like to have a meeting the first part of the following week.
I discussed with Grosfeld Pulte’s request to acquire the associations in two stages. He said that it was imperative that Heights be in the first stage, and he would like Commerce to be in the second. I said that if FSLIC allowed a two stage acquisition, Pulte would have to be contractually bound to take the other institutions.

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53 Fed. Cl. 195, 95 A.F.T.R.2d (RIA) 2613, 2002 U.S. Claims LEXIS 191, 2002 WL 1839208, Counsel Stack Legal Research, https://law.counselstack.com/opinion/first-heights-bank-fsb-v-united-states-uscfc-2002.