George F. Marshall v. Andrew Cuomo

192 F.3d 473, 1999 U.S. App. LEXIS 23113
CourtCourt of Appeals for the Fourth Circuit
DecidedSeptember 23, 1999
Docket98-1780
StatusPublished

This text of 192 F.3d 473 (George F. Marshall v. Andrew Cuomo) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fourth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
George F. Marshall v. Andrew Cuomo, 192 F.3d 473, 1999 U.S. App. LEXIS 23113 (4th Cir. 1999).

Opinion

192 F.3d 473 (4th Cir. 1999)

GEORGE F. MARSHALL; ONE MANAGEMENT, INCORPORATED; FREDERICK INVESTMENT CORPORATION, Plaintiffs-Appellants,
v.
ANDREW CUOMO, in his official capacity as Secretary of Housing and Urban Development; U.S. DEPARTMENT OF HOUSING & URBAN DEVELOPMENT; UNITED STATES OF AMERICA, Defendants-Appellees.

No. 98-1780 (CA-97-924-5-H2).

UNITED STATES COURT OF APPEALS, FOR THE FOURTH CIRCUIT.

Argued: May 6, 1999.
Decided: September 23, 1999.

Appeal from the United States District Court for the Eastern District of North Carolina, at Raleigh.

Malcolm J. Howard, District Judge.[Copyrighted Material Omitted]

COUNSEL ARGUED: Kevin Lamar Sink, HOWARD, STALLINGS, STORY, WYCHE, FROM & HUTSON, P.A., Raleigh, North Carolina, for Appellants. Eric David Goulian, Civil Division, UNITED STATES DEPARTMENT OF JUSTICE, Washington, D.C., for Appellees. ON BRIEF: Ashley H. Story, HOWARD, STALLINGS, STORY, WYCHE, FROM & HUTSON, P.A., Raleigh, North Carolina, for Appellants. Frank W. Hunger, Assistant Attorney General, Janice McKenzie Cole, United States Attorney, Barbara C. Biddle, Civil Division, UNITED STATES DEPARTMENT OF JUSTICE, Washington, D.C., for Appellees.

Before WILKINSON, Chief Judge, and TRAXLER and KING, Circuit Judges.

Affirmed by published opinion. Judge Traxler wrote the opinion, in which Chief Judge Wilkinson and Judge King joined.

OPINION

TRAXLER, Circuit Judge:

Appellants George F. Marshall, One Management, Inc., and Frederick Investment Corporation (collectively "Marshall"), brought a complaint against appellees, the Department of Housing and Urban Development and its Secretary (collectively "HUD"), challenging administrative proceedings which resulted in HUD's imposition of a suspension and three-year debarment of Marshall from future participation in covered transactions with the federal government. See 24 C.F.R. §§ 24.100-.420 (1999). The district court granted HUD's motion for summary judgment as to two counts of Marshall's tencount complaint and granted HUD's motion to dismiss the remaining eight counts, thereby upholding HUD's decision pursuant to the Administrative Procedures Act ("APA"). See 5 U.S.C.A. §§ 702-706 (West 1996). We affirm.

I.

Section 8 of the United States Housing Act (the"Act") provides for financial assistance to "aid[ ] low-income families in obtaining a decent place to live and [to] promot[e] economically mixed housing." 42 U.S.C.A. § 1437f(a) (West Supp. 1998). Pursuant to the Act, HUD enters into Housing Assistance Payment Contracts ("Section 8 agreements") with private landlords, under which the landlords agree to maintain "decent, safe, and sanitary" housing for low-income tenants in return for HUD's agreement to make rental assistance payments (or subsidies) on behalf of the tenants.1 If a property owner fails to maintain the subsidized units as required, HUD may abate further rental assistance payments, see 24 C.F.R. § 886.323(e) (1999), and may pursue suspension and debarment proceedings against the owner, 24 C.F.R. §§ 24.305, 24.405. The regulation enumerates the specific grounds for suspension and debarment, including"[a] willful failure to perform in accordance with the terms of one or more public agreements or transactions," 24 C.F.R. § 24.305(b)(1), and the "material violation of a statutory or regulatory provision or program requirement applicable to a public agreement or transaction," 24 C.F.R. § 24.305(f).

This case arises from Section 8 agreements which Marshall entered into with HUD for the provision of subsidized, multifamily housing at South Lawndale Apartments and Whitney Young Apartments in Chicago, Illinois. As owner of the properties, Marshall was required to certify, on a monthly basis, that the subsidized units were in a decent, safe, and sanitary condition. Following HUD inspections of South Lawndale and Whitney Young in March 1997, however, the HUD Assistant Secretary for Housing, acting as the debarring official, see 24 C.F.R. § 24.105, issued a notice of suspension and a proposed five-year debarment, charging that Marshall had violated his Section 8 agreements with HUD by failing to maintain the properties in a decent, safe and sanitary condition.2 Marshall also received a report rating the physical condition of both properties as"below average," as well as estimates that Whitney Young needed $541,530 in repairs and that South Lawndale needed $106,845 in repairs. In response, Marshall's on-site property manager at Whitney Young submitted a plan to HUD proposing $535,715 in repairs. However, Marshall disagreed with the amount of repairs proposed by both HUD and his property manager, offering instead to use project income (after operating expenses) plus a personal contribution of $100,000 to fund certain repairs.

Although Marshall did effect some repairs to the Chicago properties, HUD ultimately determined that the repairs were insufficient to bring the properties into compliance. Specifically, HUD referenced sagging and uneven flooring; cracked and missing bricks and mortar (evidencing widespread settling and structural damage); seriously deteriorated porches and exterior stairwells creating safety hazards to the residents and children; water damage throughout several of the project buildings from leaking roofs; inoperable doors and door frames creating a security hazard; numerous broken windows and windows lacking adequate insulation from outside elements; and unusable kitchen and bathroom fixtures and appliances (due to age, deterioration from the sagging floors, or water damage). Convinced that the condition of the properties violated both Section 8 agreements, HUD abated subsidy payments in May 1997. Shortly thereafter, Marshall sold the Whitney Young and South Lawndale properties.

By this time, Marshall had responded to the charges set forth in the notice of suspension and debarment. In May 1997, Marshall requested and was granted an immediate hearing on the charges, and a hearing official was appointed to preside.

Following a hearing, the debarring official issued the determination challenged in this action.3 The debarring official concluded that "Marshall ha[d] willfully failed to maintain the [Chicago] projects in decent, safe, and sanitary condition, as required by the [Section 8 agreements] and therefore may be debarred under 24 C.F.R. § 24.305(b)(1),"4 and that "Marshall's conduct constitute[d] a material violation of a program requirement applicable to public agreements, i.e. the [Section 8 agreements]," which independently justified debarment under 24 C.F.R. § 24.305(f). The debarment was for a three-year period.5

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Bluebook (online)
192 F.3d 473, 1999 U.S. App. LEXIS 23113, Counsel Stack Legal Research, https://law.counselstack.com/opinion/george-f-marshall-v-andrew-cuomo-ca4-1999.