Heeter v. Birt (In Re Birt)

173 B.R. 346, 1994 Bankr. LEXIS 1693, 1994 WL 612119
CourtUnited States Bankruptcy Court, N.D. Ohio
DecidedOctober 14, 1994
Docket19-10699
StatusPublished
Cited by3 cases

This text of 173 B.R. 346 (Heeter v. Birt (In Re Birt)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Ohio primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Heeter v. Birt (In Re Birt), 173 B.R. 346, 1994 Bankr. LEXIS 1693, 1994 WL 612119 (Ohio 1994).

Opinion

OPINION AND ORDER EXCEPTING DEBT FROM DISCHARGE

WALTER J. KRASNIEWSKI, Bankruptcy Judge.

This matter is before the Court upon the adversary complaint (the “Complaint”) of Blaine F. Heeter (“BFH”), Frances Heeter (“Frances”) and Blaine Heeter, II (“BH2”) to except the debt of David M. Birt (“Birt”) from discharge under 11 U.S.C. § 523(a). The Court finds that the Complaint is well taken and that Birt is liable to BFH and Frances in the amount of $10,000.00 for Birt’s debt which arose from his receipt of a check in the amount of $10,000.00 from BFH and Frances on July 27, 1990 (the “Check”). The Court further finds that Birt’s debt to BFH and Frances arising from Birt’s receipt of the Check is nondischargeable pursuant to § 523(a)(2)(A) of the Bankruptcy Code.

FACTS

The debtor Birt filed a petition under chapter 7 of title 11 in 1993.

The Heeters seek to except from discharge Birt’s obligation based on Birt’s alleged breach of a written contract entered into by BFH and Birt on June 26,1990 (the ‘Written Contract”) and Birt’s alleged breach of an oral contract entered into by BH2 and Birt subsequent to the Written Contract. The Heeters further seek to except from discharge Birt’s debt arising from his fraudulent representations in obtaining the Cheek from Frances and BFH. BFH, Frances and BH2 have also alleged that Birt converted the Check and wrongfully misappropriated the Check for his own use.

BFH owns the house located at 11151 Heeter Rd., Brookeville, Ohio (the “Home”). BFH’s ancestors built the Home and members of the Heeter family have occupied the Home for approximately 170 years. BFH’s son BF2 and BF2’s wife Celeste Heeter (“Celeste”) have occupied the Home since 1989 as tenants along with their two sons.

The Written Contract

Preliminarily, the Court notes that the parties have stipulated that Birt held himself out to the Heeters as a person who performed “workmanlike work” in the restoration of old homes. The parties have further stipulated that Birt had extensive experience in, and was familiar with, the restoration of older homes. Birt testified that he has been employed in the masonry field for over 20 years.

BFH entered into the Written Contract with Birt on June 26,1990 in order to restore the Home. Birt prepared the Written Contract in accordance with his prior negotiations with BF2.

Birt commenced performing restoration work at the Home several days prior to the date of the Written Contract. Celeste testified that Birt employed as many as two other workers in performing the Written Contract. Birt and his employees, his brother and his cousin, ceased performance under the Written Contract prior to its completion in late September, 1990.

Under the Written Contract, Birt agreed to perform the following tasks in exchange for $21,725.00:

# 1 Complete Masonry Restoration
#2 Roof R & R
#3 Window Seals (sic)
# 4 Window I beam over large window
# 5 Cement work Porch & sidewalk
'# 6 Porch Posts
*349 #7 Hill removal, waterproof stone & drains
# 8 Black coal bein (sic) removal.

See Plaintiffs Exhibit 35.

Celeste testified that Birt started all of the tasks under the Written Contract at the same time.

The masonry restoration on the Home which Birt undertook to perform under the terms of the Written Contract included removal of part of the existing mortar between the bricks in the Home and replacement of such mortar with new mortar.

BH2 testified that Birt failed to complete the masonry restoration on the Home. BH2 also testified that the masonry work which Birt did complete on the Home was not completed in a workmanlike fashion.

BH2 testified that Birt failed to complete the “Roof R & R” as contemplated by the Written Contract which task encompassed removal of the Home’s metal roof and replacement of such roof with shingles. BH2 testified that Birt removed the existing steel roof on the Home pursuant to the Contract. However, BH2 testified that Birt left the Home exposed to the elements because he failed to install shingles on the roof in accordance with the Written Contract.

BH2 testified that Birt failed to complete the window sills in accordance with the Contract. Specifically, BH2 testified that Birt failed to finish work on four windowsills as required by the Written Contract. BH2 further testified that, as a result of Birt’s work on the Home’s windowsills, the Heeters were unable to close the windows on the Home, thus leaving the Home exposed to the elements.

BH2 also testified that Birt failed to complete work on the ‘Window I beam over large window” as required by the Written Contract.

In addition, BH2 testified that Birt failed to complete the cement work on the Home’s porch and sidewalk as specified by the Written Contract. BH2 testified that Birt demolished a sidewalk pursuant to the Contract. Nonetheless, BH2 testified that Birt did not replace the sidewalk as contemplated by the Written Contract.

BH2 testified that Birt failed to complete his undertaking with respect to the porch posts as required by the Written Contract.

Although the Contract contemplated “Hill removal”, BH2 testified that Birt did not remove a hill which was located on the property to the depth contemplated by the Written Contract. Birt testified that he completed this task as required by the Written Contract.

BH2 testified that Birt did complete the removal of a coal bin as the parties had agreed in the Contract.

BH2 testified that, in addition to failing to complete his obligations under the Written Contract, Birt inflicted damage on the Home and the appurtenant real estate. First, BH2 testified that Birt had left electrical wires hanging in a haphazard manner inside the entrance to the Home. Second, BH2 testified that Birt had left an “open trench” of an approximate two foot depth along the foundation of the Home at the time that he ceased work on the Home. BH2 testified that water seeped into the Home as a result of this open trench. Third, BH2 testified that Birt had “loosened” a number of lightning rods which had previously been attached to the roof of the Home. Fourth, as previously noted, BH2 testified that the Heeters were unable to close the windows on the Home as a result of Birt’s work on the windowsills at the Home. Fifth, BH2 testified that Birt had removed a “footplate” beneath one of the doors at the Home, leaving an opening in the exterior of the Home. BH2 testified that this resulted in the interior of the Home being exposed to the elements. Sixth, as previously noted, BH2 testified that Birt left the roof in a state of disrepair which left the Home exposed to the elements.

Frances testified that she wrote the checks which paid for the Heeters’ restoration of the Home.

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

Related

Stevens v. Antonious (In Re Antonious)
358 B.R. 172 (E.D. Pennsylvania, 2006)
Rezin v. Barr (In Re Barr)
194 B.R. 1009 (N.D. Illinois, 1996)
Richard v. Dougherty (In re Dougherty)
179 B.R. 316 (M.D. Florida, 1995)

Cite This Page — Counsel Stack

Bluebook (online)
173 B.R. 346, 1994 Bankr. LEXIS 1693, 1994 WL 612119, Counsel Stack Legal Research, https://law.counselstack.com/opinion/heeter-v-birt-in-re-birt-ohnb-1994.