Hospitality Ventures/Lavista v. Heartwood 11, L.L.C. (In Re Hospitality Ventures/Lavista)

314 B.R. 843, 53 Collier Bankr. Cas. 2d 1032, 2004 Bankr. LEXIS 1638, 2004 WL 2091404
CourtUnited States Bankruptcy Court, N.D. Georgia
DecidedAugust 18, 2004
Docket15-64770
StatusPublished
Cited by10 cases

This text of 314 B.R. 843 (Hospitality Ventures/Lavista v. Heartwood 11, L.L.C. (In Re Hospitality Ventures/Lavista)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Georgia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Hospitality Ventures/Lavista v. Heartwood 11, L.L.C. (In Re Hospitality Ventures/Lavista), 314 B.R. 843, 53 Collier Bankr. Cas. 2d 1032, 2004 Bankr. LEXIS 1638, 2004 WL 2091404 (Ga. 2004).

Opinion

MEMORANDUM OPINION WITH REGARD TO MOTIONS FOR ABSTENTION

PAUL W. BONAPFEL, Bankruptcy Judge.

Section 505(a) of the Bankruptcy Code provides that the bankruptcy court “may determine the amount or legality of any tax ... whether or not previously assessed.” Invoking this statute, the chapter 11 debtor seeks a redetermination of ad valorem taxes on its hotel, alleging that they were based on erroneously high assessments of its value.

The purchaser of the tax claims and the taxing authority have moved the Court to abstain under 28 U.S.C. § 1334(c)(1), which permits abstention “in the interest of justice, or in the interest of comity with State courts 'or respect for State law.” Alternatively, noting § 505(a)’s language that a bankruptcy court may determine the amount or legality of a tax, they assert that the Court’s jurisdiction to redetermine taxes under § 505(a) is discretionary and that the Court should decline to exercise it. In general, they contend that the Court should not review the taxes because granting relief would not benefit the debt- or’s unsecured creditors.

Because it is too late to challenge the taxes under state law, the debtor has no remedy if the Court abstains. Thus, abstention here is preclusive: It will effectively deny the remedy the debtor seeks under federal bankruptcy law. The Court concludes that § 1334(c)(1) permits abstention only if there is an alternative forum and that § 505(a) does not permit a bankruptcy court to decline to exercise jurisdic *846 tion other than under § 1334(c)(1). The Court will, therefore, deny the motions. In doing so, the Court does not decide whether any of the arguments raised by the abstention motions provides a defense to § 505(a) relief on the merits.

I. Issues in the Adversary Proceeding

Hospitality Ventures/Lavista (“Debtor”) filed its Chapter 11 petition on December 3, 2001, and has continued to operate its hotel, its only substantial asset. Debtor’s complaint asserts that the DeKalb County Board of Tax Assessors valued the hotel for 1997 and 1998 at $6,178,700, close to three times more than the Board’s valuation of $2,135,600 for the preceding two years (1995-96) and over three and a half times its valuation of $1,681,030 for the following four years (1999-2002). Debtor contends that the assessed values should have been $1,541,909 for 1997 and $1,466,897 for 1998. If reduction of assessments results in proportionate reduction of taxes, use of Debtor’s values lowers 1997 taxes from about $99,300 to about $24,800 and 1998 taxes from about $93,400 to about $22,200, for total reductions of about $145,700.

Although Debtor failed to challenge the assessments within the time that Georgia law permits under O.C.G.A. § 48-5-311(e), § 505(a) 1 allows a chapter 11 debtor, as the representative of the bankruptcy estate, to contest ad valorem taxes on the ground that property was not properly assessed even if the debtor’s prior failure to contest the assessment precludes any relief under state law. E.g., In re Piper Aircraft Corp., 171 B.R. 415 (Bankr.S.D.Fla.1994); In re East Coast Brokers & Packers, Inc., 142 B.R. 499 (Bankr.M.D.Fla.1992); In re AWB Assocs., G.P., 144 B.R. 270 (Bankr.E.D.Pa.1992); Ledgemere Land Corp. v. Town of Ashland (In re Ledgemere Land Corp.), 135 B.R. 193, 196 (Bankr.D.Mass.1991); In re A.H. Robins Co., 126 B.R. 227 (Bankr.E.D.Va.1991).

Defendant Vesta Holdings I, LLC, as nominee for Defendant Heartwood 11, LLC, successor by merger to Heartwood 11, Inc., (collectively, “Vesta Holdings”), acquired the tax claims and received partial payment under a payment agreement dated June 11, 1999. (Memorandum of Law in Support of Defendant’s Motion for Abstention ¶ ¶ 1, 3 & Exhibit “A”; Proof of Claim of Vesta Holdings (claiming nothing for 1997 taxes and showing payment of $38,930.60 on 1998 taxes)). For purposes of § 505(a), the fact that a third party purchases tax claims is immaterial. See In re Piper Aircraft Corp., 171 B.R. 415 (Bankr.S.D.Fla.1994). After Debtor defaulted under the agreement, a tax sale was scheduled. On December 3, 2001, the day before the scheduled tax sale, Debtor filed its chapter 11 petition.

*847 Georgia law provides that ad valorem taxes have a first priority lien on the real estate. O.C.G.A. § 48-2-56(b). Thus, the unpaid tax claims here have priority over the claim of about $2 million held by SLT Realty Limited Partnership (“SLT”) that is secured by the hotel. Debtor’s proposed chapter 11 plan divides SLT’s claim into a secured claim of $1 million, which will be paid in full with interest, and an unsecured deficiency claim of $1 million, a small part of which will be paid like other unsecured claims. The proposed plan calls for unsecured creditors, whose claims, including SLT’s, add up to a total of about $1.2 million, to receive their pro rata share of payments totaling $18,000, or 1.5 percent of their claims, over three years. As part of the plan, Debtor proposed to object under § 505(a) to the tax claims of Vesta Holdings and to pay the amounts allowed, with interest.

Vesta Holdings objected to the Court’s consideration of the plan prior to determination of the amount of its claims. Debt- or thereafter commenced this adversary proceeding, almost two years after the filing of the chapter 11 petition. Proceedings with regard to confirmation have been deferred pending developments in this proceeding. Thus, whether the plan as proposed meets the confirmation requirements of § 1129(a) and whether the outcome of this proceeding has any bearing on those issues are questions for another day.

Debtor’s complaint seeks a refund from Vesta Holdings of the alleged overpayment of 1997 taxes and a determination of its remaining obligation for 1998 taxes based on reassessments of the hotel’s value. Vesta Holdings answered, denying Debt- or’s right to relief, and filed a third party complaint against DeKalb County, Georgia, and its tax commissioner, Tom Scott (collectively, “DeKalb County”), which had received payments of the full amounts of the taxes assessed for 1997 and 1998. The third party complaint alleges that, if the Court orders a refund or reduction of Vesta Holdings’ claims, DeKalb County must return to Vesta Holdings the amount of the refund or reduction or Vesta Holdings should be allowed to rescind its purchase of the tax claims. DeKalb County disputes any liability to Vesta Holdings.

The Court has jurisdiction under 28 U.S.C. § 1334(b) over Debtor’s complaint for § 505(a) relief as a core proceeding under 28 U.S.C. § 157(b)(2)(B) and (O). The Tax Injunction Act, 28 U.S.C. § 1341

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Bluebook (online)
314 B.R. 843, 53 Collier Bankr. Cas. 2d 1032, 2004 Bankr. LEXIS 1638, 2004 WL 2091404, Counsel Stack Legal Research, https://law.counselstack.com/opinion/hospitality-ventureslavista-v-heartwood-11-llc-in-re-hospitality-ganb-2004.