In re: Doorman Property Maintenance

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedJune 19, 2018
DocketNC-17-1233-TaFB
StatusUnpublished

This text of In re: Doorman Property Maintenance (In re: Doorman Property Maintenance) is published on Counsel Stack Legal Research, covering United States Bankruptcy Appellate Panel for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re: Doorman Property Maintenance, (bap9 2018).

Opinion

FILED JUN 19 2018 1 NOT FOR PUBLICATION 2 SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL OF THE NINTH CIRCUIT 3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. NC-17-1233-TaFB 6 ) DOORMAN PROPERTY MAINTENANCE, ) Bk. No. 3:15-bk-30912-DM 7 ) Debtor. ) 8 ______________________________) ) 9 NICHOLAS KRAEMER; BARRETT ) RAFTERY, ) 10 ) Appellants, ) 11 ) v. ) MEMORANDUM* 12 ) FS PARTNERSHIP; FULTON HOUSE, ) 13 LLC, ) ) 14 Appellees. ) ______________________________) 15 Argued and Submitted on May 25, 2018 16 at San Francisco, California 17 Filed – June 19, 2018 18 Appeal from the United States Bankruptcy Court for the Northern District of California 19 Honorable Dennis Montali, Bankruptcy Judge, Presiding 20 21 Appearances: Charles Alex Naegele argued for appellants; William F. McLaughlin argued for appellees. 22 23 Before: TAYLOR, FARIS, and BRAND, Bankruptcy Judges. 24 25 26 * This disposition is not appropriate for publication. 27 Although it may be cited for whatever persuasive value it may have (see Fed. R. App. P. 32.1), it has no precedential value. 28 See 9th Cir. BAP Rule 8024-1(c)(2). 1 INTRODUCTION 2 This appeal involves a contract to renovate the 3 “Archbishop’s Mansion,” a building in San Francisco, California 4 (the “Property”). FS Partnership hired “Doorman Property 5 Maintenance” to perform the required renovation. At that time, 6 Doorman Property Maintenance was a DBA for Doorman Property 7 Management, a California Partnership (the “Doorman 8 Partnership”). Nicholas Kraemer and Barrett Raftery 9 (collectively, “Appellants”) formed the Doorman Partnership and 10 were its general partners. They also subsequently formed and 11 have an interest in two corporations with names including the 12 words “Doorman Property.” 13 During the renovation project, the Doorman Property 14 entities lost the required contractor’s license, ceased doing 15 business, and “Doorman Property Management” filed a chapter 71 16 bankruptcy petition. There was initial confusion about which 17 Doorman Property entity filed, but eventually a substantive 18 consolidation determination brought two Doorman Property 19 entities before the bankruptcy court. 20 The FS Partnership and a related entity, Fulton House LLC, 21 (collectively, the “Fulton Entities”) filed a $310,000 proof of 22 claim in the case. Appellants objected and sought to disallow 23 the claim in full. After a trial, the bankruptcy court 24 partially overruled the objection; it found that the claim 25 1 Unless otherwise indicated, all chapter and section 26 references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532. 27 All “Rule” references are to the Federal Rules of Bankruptcy Procedure. All “Civil Rule” references are to the Federal Rules 28 of Civil Procedure.

2 1 totaled $286,896 and that $186,896 was a Doorman Partnership 2 liability. 3 Appellants principally argue on appeal that the bankruptcy 4 court deprived them of due process: they assert that they 5 intended to argue, in a different proceeding and based on new 6 arguments and additional evidence, that the debt owed by the 7 Doorman Partnership should be set at $0. 8 The bankruptcy court, however, did not clearly err in 9 finding that the Doorman Partnership contracted with 10 FS Partnership and was partially liable on the claim. The 11 additional evidence advanced by the Doorman Property entities 12 does not show otherwise. And Appellants had reasonable notice 13 that the bankruptcy court would decide the Doorman Partnership’s 14 liability in the context of the claim objection. 15 We AFFIRM the bankruptcy court. 16 FACTS2 17 Appellants form various “Doorman Property” entities and do 18 business with the Fulton Entities. In January 2011, Appellants 19 formed the Doorman Partnership and named themselves its general 20 partners. The Doorman Partnership did business as “Doorman 21 Property Maintenance.” 22 In 2012, FS Partnership bought the Property and began a 23 business relationship with the Doorman Partnership. 24 In 2013, Appellants formed a California S corporation; they 25 2 We exercise our discretion to take judicial notice of 26 documents electronically filed in the bankruptcy case and a 27 related adversary proceeding. See Atwood v. Chase Manhattan Mortg. Co. (In re Atwood), 293 B.R. 227, 233 n.9 (9th Cir. BAP 28 2003).

3 1 also named it “Doorman Property Management.” 2 In 2014, FS Partnership signed a “Terms and Conditions” 3 agreement for a job located at the Property (the “Property 4 Agreement”); the Property Agreement bears a Doorman Property 5 Maintenance header and provides for payments to “Doorman 6 Property Management.” Mr. Kraemer signed it as an “Authorized 7 Doorman Representative.” The record supports that the Doorman 8 Partnership was the contracting party as, at the time of the 9 Property Agreement, only the Doorman Partnership did business as 10 Doorman Property Maintenance. 11 After the Property Agreement was signed, corporate Doorman 12 Property Management amended its articles of incorporation to 13 change its name to “Doorman Property Maintenance.” 14 And about the same time, Appellants formed a third entity, 15 another California corporation called “Doorman Property 16 Management, Inc.” 17 In January 2015, Doorman Property Management (no corporate 18 identifier) and FS Partnership modified the Property Agreement. 19 At this time, only the Doorman Partnership was named “Doorman 20 Property Management,” and the modification of the Property 21 Agreement by the Doorman Partnership provides additional 22 evidence that it was the contracting Doorman Property entity. 23 A month later, Doorman Property Maintenance and Doorman 24 Property Management Inc. as “S Corporations in California” 25 executed two demand promissory notes evidencing loans from 26 Fulton House LLC. The notes were in the principal amounts of 27 $25,000 and $75,000. 28 At some point, the only contractor’s license allowing the

4 1 Doorman Property entities to operate was suspended, and they 2 shut down. 3 The bankruptcy filing, substantive consolidation, and claim 4 objection. In July 2015, Doorman Property Management filed a 5 chapter 7 bankruptcy petition. The petition listed “DBA 6 Doorman; DBA Doorman Property Maintenance” as names used in the 7 last 8 years. The names in the petition were accurate only in 8 reference to the Doorman Partnership. The petition also 9 provided two EINs, one ending in 7 and the other in 2. One EIN 10 relates to the Doorman Partnership; the record does not identify 11 the entity related to the other EIN. That said, however, 12 “Corporation” was checked in the “Type of Debtor” box, and 13 Mr. Raftery signed the petition as CFO. 14 As it turns out, Appellants did not want the Doorman 15 Partnership to file. They eventually noticed the error and 16 filed an amended petition that changed the Debtor’s name to 17 “Doorman Property Maintenance, a CA Scorp” and listed “FKA 18 Doorman Property Management, a CA S Corp” as a name used in the 19 last 8 years. The amended petition identified a new EIN, this 20 time ending in 9. The “Corporation” box remained checked. 21 Mr. Raftery signed the petition as CFO and filed an explanatory 22 declaration: 23 In the originally filed Voluntary Petition, Debtor incorrectly listed the EIN of the Doorman Property 24 Management Partnership. . . . Debtor had intended to file the instant Chapter 7 for the California 25 Corporation and not a General Partnership. Therefore, Debtor now amends the Voluntary Petition deleting the 26 EIN of the Doorman Property Management Partnership.

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