Ganther Construction, Inc. v. Ward (In Re Ward)

417 B.R. 582, 62 Collier Bankr. Cas. 2d 1791, 2009 Bankr. LEXIS 3210, 2009 WL 3245171
CourtUnited States Bankruptcy Court, E.D. Wisconsin
DecidedOctober 5, 2009
Docket19-20635
StatusPublished
Cited by8 cases

This text of 417 B.R. 582 (Ganther Construction, Inc. v. Ward (In Re Ward)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Wisconsin primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Ganther Construction, Inc. v. Ward (In Re Ward), 417 B.R. 582, 62 Collier Bankr. Cas. 2d 1791, 2009 Bankr. LEXIS 3210, 2009 WL 3245171 (Wis. 2009).

Opinion

MEMORANDUM DECISION AND ORDER FINDING IN FAVOR OF DEFENDANT GORDON WARD, AND DISMISSING ADVERSARY COMPLAINT

PAMELA PEPPER, Bankruptcy Judge.

Defendant Gordon Ray Ward filed for Chapter 7 bankruptcy protection, and list *584 ed among his creditors plaintiff Ganther Construction, Inc. The plaintiff filed an adversary complaint, asking this Court to find that the defendant’s debt to the plaintiff was nondischargeable under 11 U.S.C. § 523(a)(4), because the defendant incurred the debt as a result of fraud or defalcation while acting in a fiduciary capacity, or as a result of embezzlement or larceny. Specifically, the plaintiff alleged that the defendant incurred the debt through the commission of “theft by contractor,” in violation of Wis. Stat. § 779.02(5). The parties have tried the case, and based on the evidence presented at that trial, the Court concludes that the plaintiff failed to meet its burden to prove, by a preponderance of the evidence, the three elements of a claim under § 523(a)(4). Accordingly, for the reasons that follow, the Court finds in favor of defendant Gordon Ward, and dismisses this adversary complaint.

I. FACTUAL BACKGROUND

ANDEV Group, LLC, a real estate and health care development concern, had begun work on an Alzheimer’s/assisted living facility in Menomonee Falls, Wisconsin called Northfield Manor. Also involved, either in the ownership or operation of Northfield Manor, was Health Care REIT, Inc., an equity real estate investment trust that invests in senior housing and health care real estate. (Trial Rec. 9:46:40-10:03:33.) 1 The plaintiff, Ganther Construction, is a Wisconsin general contracting firm engaged in commercial and institutional building construction; Benjamin Ganther is the owner. ANDEV and/or Health Care REIT retained the plaintiff as the prime contractor for Northfield Manor. The plaintiff subcontracted some of the work to other companies; specific to these proceedings, the plaintiff hired Ward Builders, owned by defendant Gordon Ray Ward, to perform rough carpentry and other miscellaneous work.

As a condition of Ward Builders’ participation as a subcontractor in the North-field Manor project, the plaintiff required Ward Builders to obtain a letter of credit. (Ex. 101.) On September 14, 2006, An-chorBank FSB issued such an instrument to Ward Builders, and the plaintiff was one of the beneficiaries of the letter. (Ex. 101.) The letter of credit stated that it would expire at the close of business at 12:00 AM Central Time on March 14, 2007. Id.

During the time it worked on the North-field Manor project, the plaintiff billed ANDEV every 30 days for all costs (including profit, materials and labor) incurred by the plaintiff and its subcontractors. (Trial Rec. 9:13:55-9:15:55.) In turn, ANDEV would cut a check to the plaintiff, and the plaintiff then would distribute to its various subcontractors the portions of those funds to which they were entitled, based upon invoices the subcontractors had submitted. (Trial Rec. 9:13:55-9:15:55.) In order to receive their payments, the subcontractors had to sign lien waivers. (Ex. 1^4.) The money that the plaintiff used to make the distributions came directly from ANDEV. (Trial Rec. 9:46:40, May 7, 2009.)

Ward Builders provided materials and labor totaling approximately $400,000 for the Northfield Manor project. It submitted invoices for those amounts to the plaintiff, and the plaintiff paid those invoices in full. (Trial Rec. 9:12:21, 9:13:55-9:15:55.) Specific to this action, on September 18, *585 2006, Ward Builders sent the plaintiff invoice # 201888. (Ex. 6.) That invoice requested payment of $161,065.68 for labor and materials through September 80, 2006. The invoice broke out labor costs of $75,000 and material costs of $86,065.68. Id. In addition, the invoice specified costs for two change-orders — “Change Order # 1-Materials” at $6,800 and “Change Order # 2-Materials (steel flat straps)” at $3,264. Id. The typewritten instructions on invoice #201888 directed the plaintiff to “pay material charges direct to” Richardson Lumber Co. (“Richardson”), and listed a due date of October 10, 2006. Id. This notation makes clear — and the defendant did not contest — that the materials for which Ward Builders invoiced the plaintiff in invoice # 201888 were provided by Richardson. Immediately to the right of these typewritten instructions, however, was a handwritten notation that read, “no — paying Ward directly.” Id.

The plaintiff paid Ward Builders the total amount demanded in invoice #201888. (Ex. 6 & 7.) Specifically, on October 17, 2006, the plaintiff issued check # 48287 in the amount of $158,012.40, made payable to Ward Builders Incorporated. (Ex. 7.) In exchange, on that same date, Ward Builders signed a lien waiver for the $153,012.40; the lien waiver contains the handwritten notation, “Invoice 201888.” (Ex. 1.) Some 45 days later, on November 30, 2006, the plaintiff issued check # 48614 in the amount of $8,803.28, made payable to Ward Builders Incorporated. (Ex. 6.) On the same day, Ward Builders signed a lien waiver for that sum; again, the waiver bears the handwritten notation, “Invoice 201100 ... 201888.” (Ex. 3.)

Although the plaintiff paid Ward Builders in full for invoice #201888, Ward Builders did not, in turn, pay Richardson. When Richardson failed to receive payment for some of the materials it had provided to Ward Builders, Richardson demanded payment from the plaintiff. (Trial Rec. 9:28:58.) Richardson threatened to put a contractor’s lien on the Northfield Manor project if the plaintiff did not pay. (Trial Rec. 9:28:58.) By this time, the letter of credit that AnchorBank had issued to Ward Builders had expired, so the plaintiff could not access that credit to pay Richardson. Faced with the threatened imposition of a contractor’s lien, the plaintiff decided to pay Richardson itself via a series of installments. (Trial Rec. 9:28:58.)

On June 7, 2007, Richardson and the plaintiff reached an agreement on payment terms. (Ex. 10.) The plaintiff agreed to pay Richardson a total of $60,972 by means of three installments. (Ex. 10.) The first installment of $33,000 was due by June 13, 2007. (Ex. 10.) The second installment of $9,500 was due by June 30, 2007. (Ex. 10.) The final installment of $18,472 was due by July 20, 2007. (Ex. 10.) In return for these three payments, Richardson agreed to provide a letter to Health Care REIT which would rescind Richardson’s letter of intent to file a construction lien on the property. (Ex. 10.) Additionally, Richardson signed a statement agreeing that it had furnished materials to Ward Builders worth $60,972, and that it had not been paid for those materials. (Ex. 10; Trial Rec. 9:28:58-9:33:55.)

The plaintiff paid Richardson in full under the June 7, 2007, agreement. (Ex. 10-17.) Shortly thereafter, Ward Builders filed for bankruptcy, 2 and the defendant *586

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Cite This Page — Counsel Stack

Bluebook (online)
417 B.R. 582, 62 Collier Bankr. Cas. 2d 1791, 2009 Bankr. LEXIS 3210, 2009 WL 3245171, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ganther-construction-inc-v-ward-in-re-ward-wieb-2009.