Heghmann v. Town of Rye

326 F. Supp. 2d 227, 2004 DNH 106, 2004 U.S. Dist. LEXIS 14108, 2004 WL 1638032
CourtDistrict Court, D. New Hampshire
DecidedJuly 22, 2004
DocketCIV.No.04-100-M
StatusPublished
Cited by6 cases

This text of 326 F. Supp. 2d 227 (Heghmann v. Town of Rye) is published on Counsel Stack Legal Research, covering District Court, D. New Hampshire primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Heghmann v. Town of Rye, 326 F. Supp. 2d 227, 2004 DNH 106, 2004 U.S. Dist. LEXIS 14108, 2004 WL 1638032 (D.N.H. 2004).

Opinion

REPORT AND RECOMMENDATION

MUIRHEAD, United States Magistrate Judge.

Before the Court for consideration is Plaintiff Robert A. Heghmann’s request for preliminary injunctive relief (document no. 12), which was referred to me for review and to prepare a report and recommendation (document no. 14). The Court held an .evidentiary hearing on the motion on July 19, 2004. 1 For the reasons set forth below, the Court recommends that the request for injunctive relief be denied because the plaintiff has not demonstrated that he is likely to succeed on the merits of his claims.

Standard of Review

A district court may grant a plaintiffs request for a preliminary injunction if the plaintiff satisfies a four-part test: (1) the plaintiff is likely to succeed on the merits; (2) the plaintiff will suffer irreparable harm if the injunction is not granted; (3) the injury to the plaintiff outweighs any harm which granting the injunction would inflict on the defendant; and (4) the public interest will not be adversely affected by the granting of the injunction. See Langlois v. Abington Hous. Auth., 207 F.3d 43, 47 (1st Cir.2000); Public Serv. Co. of N.H. v. Patch, 167 F.3d 15, 25 (1st Cir.1998). A party seeking injunctive relief must independently satisfy each of the four factors. See Auburn News Co., Inc. v. Providence Journal Co., 659 F.2d 273, 277 (1st Cir.1981).

Background

On or about August 1, 2002, Robert and Beatrice Heghmann (the “Heghmanns”) entered into a Lease Agreement with Purchase Option with defendant Djamel Haf-iani for a residential property in Rye, New Hampshire. On February 6, 2003, defendant Hafiani filed a Landlord and Tenant Writ against the Heghmanns in Portsmouth District Court based on the Hegh-manns’ failure to pay rent. Dfs.’ Ex. 1. On March 3, 2003, after a hearing, the Portsmouth District Court found that the Hegh-manns were in arrears of rent for the months of January, February and March 2003 in the amount of $5,700. Dfs.’ Ex. 2. The Heghmanns were ordered to pay the amount owed no latér than 5 p.m. on March 15, 2003 or a writ of possession *229 would issue on March 17, 2003 without the need for a further hearing. Id.

On March 13, 2003, Mr. Heghmann filed a voluntary petition for bankruptcy under Chapter 13. Notwithstanding the filing of the bankruptcy petition, the Portsmouth District Court issued a notice on March 17, 2003 indicating that the court’s March 3, 2003 order was final and that a writ of possession was issued. Dfs.’ Ex. 3.

On May 19, 2003, Mr. Heghmann filed a “Motion to Quash Writ of Possession” in the Portsmouth District Court. Dfs’ Ex. 5. Mr. Heghmann alleged that defendant Hafiani was apparently unaware of Mr. Heghmann’s bankruptcy petition when he obtained the writ of possession. Id. 2 Mr. Heghmann argued that the automatic stay in bankruptcy rendered the March 17, 2003 writ of possession void, and he requested that the Portsmouth District Court so find. Id.

On May 21, 2003, Mr. Heghmann’s Chapter 13 petition was dismissed by the United States Bankruptcy Court. Dfs. Ex. 4. Mr. Heghmann did not oppose the Bankruptcy Trustee’s motion to dismiss the voluntary petition. See Compl., ¶ 30.

On May 22, 2003, Mr. and Mrs. Hegh-mann filed a four-count complaint in this federal district court against defendant Hafiani. See Heghmann v. Hafiani Civ. No. 03-219-JD. 3 The Heghmanns asserted claims against defendant Hafiani based on his alleged denial of their right to due process in the state court, violation of the automatic stay for requesting that a New Hampshire State Police execute the March 17, 2003 writ of possession, and breach of contract.

In an endorsed order dated May 23, 2003, the Portsmouth District Court denied Mr. Heghmann’s motion to quash. Dfs.’ Ex. 5. The court found that Mr. Heghmann’s bankruptcy case was dismissed on May 21, 2003, and that “writ shall issue.” Id. The Rockingham County Sheriffs Department served the Hegh-manns with a Notice of Eviction that same day. PI. Opp. to Dfs.’ Mot. to Dismiss at 6. The Heghmann’s were given until 7:00 p.m. on May 24, 2003 to vacate the premises. Id. Mr. Heghmann tried to convince defendant Kevin Walsh of the Rye Police to stop the eviction on May 24, 2003, but he refused. Id. The Heghmanns vacated the property later that day. Id.

On May 28, 2003, the federal district court (DiClerico J.) issued an order sua sponte dismissing the Heghmanns’ complaint. 4 The court found that it lacked subject matter jurisdiction over the Hegh-manns’ claims. The court found that the Heghmanns due process challenges to the state court proceedings in Counts I and II of the Complaint were barred under the Rooker-Feldman doctrine. The court further found that the Heghmann’s failed to state a claim against defendant Hafiani under 42 U.S.C. § 1983 because Hafiani is not a state actor.

Similarly, the court found that it lacked jurisdiction to consider Count III, which alleged that defendant Hafiani violated the automatic stay that arose from Mr. Hegh- *230 mann’s Chapter 13 bankruptcy petition, because that issue should have been raised in the bankruptcy proceeding. The court further found that:

To the extent that the Heghmanns are attempting to appeal the bankruptcy court’s decision to dismiss their petition, they have not followed the proper procedures under the Bankruptcy Rules. To the extent the Heghmanns seek a stay of an order of the bankruptcy court, that must be directed to that court. See Bankr.R. 8005.

After dismissing the Heghmanns’ federal claims, the court declined to exercise supplemental jurisdiction over their breach of contract claim. No appeal was taken from the court’s May 28, 2003 Order.

On June 2, 2003, Mr. Heghmann filed motions in the United States Bankruptcy Court to set aside the dismissal of his petition, and for contempt against defendant Hafiani and Mr. Hafíani’s then attorney, defendant Ronald P. Indorf. Dfs.’ Ex. 8-9. Mr. Heghmann argued that defendants Hafiani and Indorf intentionally violated the automatic stay by seeking to enforce the writ of possession issued on March 17, 2003, and by seeking a new writ of possession after Mr. Heghmann’s bankruptcy case was dismissed based on the Portsmouth District Court’s March 3, 2003 order. Dfs.’ Ex. 9. Mr. Heghmann further argued that defendants Hafiani and Indorf were continuing to violate the automatic stay by failing to take any action to correct or mitigate Mr. Heghmann’s damages. Id.

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326 F. Supp. 2d 227, 2004 DNH 106, 2004 U.S. Dist. LEXIS 14108, 2004 WL 1638032, Counsel Stack Legal Research, https://law.counselstack.com/opinion/heghmann-v-town-of-rye-nhd-2004.