In re: 3 KINGS CONSTRUCTION RESIDENTIAL LLC; GRIFFIN E. HOWELL, III, Chapter 7 Trustee v. AUTO-OWNERS INSURANCE COMPANY

CourtUnited States Bankruptcy Court, N.D. Georgia
DecidedJuly 6, 2026
Docket24-01021
StatusUnknown

This text of In re: 3 KINGS CONSTRUCTION RESIDENTIAL LLC; GRIFFIN E. HOWELL, III, Chapter 7 Trustee v. AUTO-OWNERS INSURANCE COMPANY (In re: 3 KINGS CONSTRUCTION RESIDENTIAL LLC; GRIFFIN E. HOWELL, III, Chapter 7 Trustee v. AUTO-OWNERS INSURANCE COMPANY) 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
In re: 3 KINGS CONSTRUCTION RESIDENTIAL LLC; GRIFFIN E. HOWELL, III, Chapter 7 Trustee v. AUTO-OWNERS INSURANCE COMPANY, (Ga. 2026).

Opinion

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IT IS ORDERED as set forth below: Oh ee, OmsTRIcs

Date: July 6, 2026 APL AO nian Paul Baisier U.S. Bankruptcy Court Judge

UNITED STATES BANKRUPTCY COURT NORTHERN DISTRICT OF GEORGIA NEWNAN DIVISION In re: : : CASE NO. 22-10965-PMB 3 KINGS CONSTRUCTION : RESIDENTIAL LLC, : : CHAPTER 7 Debtor. :

GRIFFIN E. HOWELL, III, : Chapter 7 Trustee, : Plaintiff, : : ADVERSARY PROCEEDING : : NO. 24-1021 AUTO-OWNERS : INSURANCE COMPANY, : Defendant. :

ORDER GRANTING IN PART AND DENYING IN PART DEFENDANT’S MOTION FOR SUMMARY JUDGMENT

Griffin E. Howell, III, duly appointed Chapter 7 Trustee (the “Plaintiff” or the “Trustee”)1 for the Chapter 7 estate of 3 Kings Construction Residential, LLC (the “Debtor”), commenced this action by filing a Complaint herein on September 9, 2024 (Docket No. 1)(the “Complaint”) against Defendant Auto-Owners Insurance Company (the “Defendant”). This matter comes before the Court on Auto-Owners Insurance Company’s Motion for Summary Judgment filed on July 17, 2025, with attachments2 (Docket No. 19)(the “Motion”) by the Defendant. I. Background As alleged in the Complaint, the Trustee seeks to set aside and recover various transfers (the “Transfers”) of money received by the Defendant and voidable and recoverable as follows: (i) as preferential transfers under 11 U.S.C. § 547 and § 550 in the amount of $13,589.21; (ii) as fraudulent transfers under 11 U.S.C. § 544, § 548, and § 550 and O.C.G.A. §§ 18-2-70, et seq. in the amount of $102,922.72; and finally, (iii) as unauthorized post-petition transfers under 11 U.S.C. § 549(a) and § 550 in the amount of $32,071.74, which were made to the Defendant by the Debtor through its insiders and principals. On October 3, 2024, the Defendant filed Auto-Owners

Insurance Company’s Answer (see Docket No. 4). The parties filed their Joint Rule 26(f) Report

1 This case, filed as a voluntary petition under Subchapter V of Chapter 11 on September 7, 2022 (the “Petition Date”), created a bankruptcy estate consisting of the Debtor’s property under 11 U.S.C. § 541 (the “Estate”). See also 11 U.S.C. § 1186 (Property of the Estate). Under 11 U.S.C. § 1184, the Debtor was charged with certain fiduciary duties as a debtor-in-possession (“DIP”) during the Chapter 11 case. This case was later converted from a case under Chapter 11 to a case under Chapter 7 on February 23, 2023. See Order Granting Motion to Convert Case to Chapter 7 (Main Case Docket No. 89). The Plaintiff was appointed as interim Chapter 7 Trustee pursuant to 11 U.S.C. § 701(a)(1). The meeting of creditors under 11 U.S.C. § 341 was held telephonically and concluded on June 30, 2023, after which the Plaintiff became the permanent Chapter 7 Trustee herein pursuant to 11 U.S.C. § 702(d).

2 These attachments included Auto-Owners Insurance Company’s Brief in Support of its Motion for Summary Judgment (“Defendant’s Brief in Support”), Defendant Auto-Owners Insurance Company’s Statement of Undisputed Material Facts (“Defendant’s Statement of Undisputed Facts”), Defendant Auto-Owners Insurance Company’s Notice of Filing Declaration of Jason Jerome (the “Jerome Declaration”), and Defendant Auto-Owners Insurance Company’s Notice of Filing of Original Discovery.

2 on December 20, 2024 (Docket No. 9), which was approved by the Court on January 14, 2025. See Order on Rule 26(f) Report (Docket No. 10).3 After the Motion was filed on July 17, 2025, on August 29, 2025, the parties filed a Stipulation (Docket No. 22)(the “Stipulation”) in which they agreed that the Motion would be set aside and held in abeyance pending a request on notice by the Defendant that it be considered. The Stipulation further provided that if such a request was made, the Trustee would have ten (10) days to respond to the Motion. Subsequently, on December 29, 2025, the Defendant filed and served Defendant Auto-Owners Insurance Company’s Notice Requesting Consideration of Motion for Summary Judgment (Docket No. 23)(the “Notice Requesting Consideration”). The Trustee subsequently filed the Trustee’s Response to Motion for Summary Judgment by Defendant on January 28, 2026 (Docket No. 24)(the “Trustee’s Response”).4 On February 10, 2026, Defendant filed Auto-Owners Insurance Company’s Reply Brief in Support of Motion for Summary Judgment (Docket No. 25) (“Defendant’s Reply”). The Trustee then filed Plaintiff’s Sur-Reply to Defendant’s Brief on Motion for Summary Judgment on March 6, 2026 (Docket No. 30)(the

“Trustee’s Sur-Reply”).5

3 The parties thereafter filed a Joint Motion to Amend the Rule 26(f) Order on May 15, 2025 (Docket No. 14), seeking to extend the discovery period and other pretrial deadlines that was approved by Order entered on June 20, 2025 (Docket No. 16). A subsequent Joint Motion to Amend the Rule 26(f) Order was filed on July 16, 2025 (Docket No. 18), seeking a further extension, which was approved by Order entered on July 18, 2025 (Docket No. 20)(the foregoing Orders, collectively, the “Scheduling Order”).

4 Attached to the Trustee’s Response is the Declaration of Robert Albretsen (the “Albretsen Declaration”). Mr. Albretsen is an accountant employed by the Trustee who has offered extensive testimony in this case following his detailed examination and analysis of the Debtor’s financial records. He is also a certified fraud examiner.

5 Previously, the Trustee filed his Request for Authority to Issue Sur-Reply on February 16, 2026 (Docket No. 26) that the Court granted by its Order on Request for Authority to Issue Sur-Reply on February 20, 2026 (Docket No. 28).

3 II. Timeliness of Trustee’s Response and Analysis of Excusable Neglect As a preliminary matter, the Defendant asserts that the Trustee effectively admitted the facts the Defendant relies upon in the Motion since he did not file a response to the Motion within twenty-one (21) days of its filing. See Defendant’s Reply, pp. 2-3, citing BLR 7007-1(c). As noted above, the Stipulation later provided that the Trustee would have ten (10) days to respond once the Defendant filed a Notice Requesting Consideration of the Motion, which it did on December 29, 2025. Although the Trustee did file the Trustee’s Response, it was filed after the ten-day period referenced in the Stipulation expired on January 13, 2026.6 The Defendant further contends that the Trustee may not rely on his tardily filed Trustee’s Response to create issues of fact without evidence or seek to revive theories of recovery not preserved in the Scheduling Order.7 Consequently, it urges the Court to treat the Defendant’s Statement of Undisputed Material Facts as not properly controverted, disregard any late-raised theories and argument by the Trustee, and grant the Motion. See BLR 7056-1(a)(2). The Trustee counters that the Trustee’s Response should be considered by the Court under

the doctrine of excusable neglect.

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In re: 3 KINGS CONSTRUCTION RESIDENTIAL LLC; GRIFFIN E. HOWELL, III, Chapter 7 Trustee v. AUTO-OWNERS INSURANCE COMPANY, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-3-kings-construction-residential-llc-griffin-e-howell-iii-ganb-2026.