Hurst v. Curtis

CourtUnited States Bankruptcy Court, E.D. Tennessee
DecidedMay 4, 2022
Docket1:20-ap-01046
StatusUnknown

This text of Hurst v. Curtis (Hurst v. Curtis) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Hurst v. Curtis, (Tenn. 2022).

Opinion

EAR KY ‘ □□ fi vs

Va ot SIGNED this 4th day of May, 2022 Q Rusher ‘) Shelley D. Rucker CHIEF UNITED STATES BANKRUPTCY JUDGE

IN THE UNITED STATES BANKRUPTCY COURT FOR THE EASTERN DISTRICT OF TENNESSEE In re: . . No. 1:18-bk-13327-SDR Jeffrey Mitchell Curtis and Heather Ceceilia Curtis, Chapter 7 Debtors.

Thomas E. Hurst and Nancy D. Hurst, Plaintiffs, v. Adv. No. 1:20-ap-01046-SDR Jeffrey Mitchell Curtis and Heather Ceceilia Curtis, Defendants. MEMORANDUM OPINION

I. INTRODUCTION This adversary proceeding highlights the importance of specificity when negotiating agreed orders. Between 2012 and 2014, plaintiffs Thomas and Nancy Hurst rented a house to defendants Jeffrey and Heather Curtis, currently Chapter 7 debtors in Case No. 1:18-bk-13327-

SDR (the “Main Case”). Defendants incurred the obligations under their lease after they filed a prior Chapter 13 bankruptcy case, Case No. 1:11-bk-16725-SDR (the “First Case”). Plaintiffs allege that defendants significantly damaged the rental house while living there, prompting plaintiffs to file a proof of claim for $6,590.70 in the First Case. Due to the timing of the execution of the lease, however, plaintiffs’ claim arose post-petition. The parties eventually reached an

agreement, memorialized by an agreed order (the “Agreed Order”), that the claim would be allowed under 11 U.S.C. § 1305(b) and paid pro rata like a general unsecured claim for the life of defendants’ Chapter 13 plan in the First Case. At the conclusion of the plan, any remaining balance would be “deemed non-dischargeable,” but no other language in the agreed order explained what that phrase meant. (First Case, Doc. No. 107 at 1.) Defendants subsequently filed the Main Case, and plaintiffs’ claim potentially is subject to discharge in the Main Case as a pre-petition claim. Faced with that possible outcome, the parties disagree over whether the Agreed Order classified plaintiffs’ claim in the First Case as nondischargeable for all time or only for that case. Plaintiffs commenced this adversary

proceeding to resolve the issue of their claim’s dischargeability, and currently pending before the Court are the parties’ cross-motions for summary judgment under Federal Civil Rule 56, made applicable by Federal Bankruptcy Rule 7056. (Doc. Nos. 19, 23.) This adversary proceeding is a core proceeding under 28 U.S.C.§§ 1334(a) and 157(b)(2)(I) and (J), and the Court confirmed previously that the parties do not dispute jurisdiction. (See Doc. No. 10.) The Court held oral argument on March 10, 2022, and received supplemental filings from the parties on March 11, March 24, and April 7, 2022. (Doc. Nos. 34, 42, 43, 44.) For the reasons below, the Court will deny plaintiffs’ motion and will grant defendants’ motion in part.

2 II. BACKGROUND A. Defendants rent plaintiffs’ house after they file the First Case. This adversary proceeding traces its origins to the renting of a house nearly 10 years ago. On August 7, 2012, defendants signed a residential lease agreement (the “Lease”) for the use of a house located at 69 Smoketree Circle in Ringgold, Georgia. (Doc. No. 34-1.)1 The Lease contains several provisions that are relevant to the pending motions. The Lease took effect on August 17, 2012 and would renew automatically every year unless terminated in writing. (Id. at 1 ¶ 1.) The record contains no details about what the condition of the house was when the Lease took effect; but under the Lease, defendants agreed “to accept the property in its current condition and to return it in ‘moving-in clean’ condition.” (Id. ¶ 5.) Defendants agreed further “to accept said dwelling and all appliances therein as being in good and satisfactory condition unless a written statement of

any objections is delivered to Landlord within three (3) days after resident takes possession.” (Id. ¶ 22.) With respect to restrictions on activities inside the house, the Lease included the following restriction: “Fireplace will NOT be used at any time except for emergency heat, i.e. when electric service has been off for an extended period of time. Call property manager FIRST.” (Id. ¶ 35 (emphasis in original).) Plaintiffs imply but have not stated explicitly that no disruptions to electrical service occurred at the house while defendants lived there. Plaintiffs imply further that defendants never called the property manager—presumably Mr. Long—regarding the fireplace. The record in this adversary proceeding contains few facts about how the parties’ rental relationship proceeded or ended. Information available from the First Case indicates that

1 The Court notes, for the sake of the record, that only Heather Curtis signed the Lease. Also, the Lease identifies plaintiffs as the landlords of the house, but neither plaintiff signed the Lease. Instead, someone named Sam Long signed the Lease using the title of Property Manager. The Court does not know who Sam Long is, but the parties have not contested that he had authority to sign the Lease as an agent for plaintiffs.

3 defendants moved out of plaintiffs’ house around the end of November 2014. Without making any findings, the Court notes that the house appears to have been in a significant state of disrepair when defendants left. The Court will address additional details below, as needed.

B. Plaintiffs file a proof of claim in the First Case, and the parties resolve it with the Agreed Order. A major issue in this adversary proceeding is how the timing of the Lease intersected with the timing of defendants’ bankruptcy history. On December 5, 2011, defendants filed a voluntary Chapter 13 petition in the First Case. The original schedules filed with the petition could not have included the Lease or any potential liability stemming from it because defendants did not sign it until about eight months later. The Lease, as a post-petition contract, came to the Court’s attention when plaintiffs filed the original version of Claim 19 on December 29, 2014. In their original proof of claim, plaintiffs asserted $6,590.70 for unpaid rent, late charges, and damages to their house. The alleged damages included holes in the walls; broken doors; a broken mesh screen and grate on the fireplace; water leaks; and large amounts of garbage coupled with unsanitary conditions. The original proof of claim included attachments consisting of a spreadsheet that plaintiffs used to track what defendants allegedly owed them; photographs depicting the condition of the house; a police report generated to document the condition of the house; and copies of purported email communications between the parties between 2012 and 2014. Defendants filed an objection to Claim 19 on January 19, 2015, asking to have the claim disallowed in its entirety. (First Case, Doc. No. 66.) Defendants objected that the Lease “was

entered into 246 days after the filing of this case and is not for property or services necessary for the Debtors’ performance under the plan.” (Id. at 2.) Defendants objected further that Claim 19 was “for a lease deficiency that resulted after debtors vacated the premises and is not a priority 4 debt as defined by 11 U.S.C. § 507.” (Id.) Plaintiffs responded that Claim 19 should have been paid as an administrative expense under 11 U.S.C. § 503

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