In re Fratzke

534 B.R. 391, 2015 Bankr. LEXIS 2667, 2015 WL 4735654
CourtUnited States Bankruptcy Court, D. Montana
DecidedAugust 10, 2015
DocketCase No. 15-60186-13
StatusPublished

This text of 534 B.R. 391 (In re Fratzke) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Montana primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re Fratzke, 534 B.R. 391, 2015 Bankr. LEXIS 2667, 2015 WL 4735654 (Mont. 2015).

Opinion

MEMORANDUM OF DECISION

Honorable Ralph B. Kirscher, Chief U.S. Bankruptcy Judge

At Butte in said District this 10th day of August, 2015.

Pending in this Chapter 13 bankruptcy case is the Objection (Document No. 45) to Debtor’s claim of homestead exemption filed on May 27, 2015, by Les Schwab Warehouse Center, Inc. (“Les Schwab”), on the grounds the Debtor’s declaration of homestead on her residence and certain “Surrounding Property” is invalid because she did not abandon a prior-recorded homestead on her residence before recording a second homestead declaration which added approximately 103 acres of “Surrounding Property” which Debtor’s spouse Ross Fratzke (“Ross”) inherited. The Court held a hearing on Les Schwab’s Objection at Missoula on July 9, 2015. Michael F. McGuiness of Patten, Peter-[392]*392man, Bekkedahl & Green, P.L.L.C, of Billings, Montana, represented Les Schwab. Daniel S. Morgan of Missoula, represented Debtor Debora Karen Fratzke (“Debora”), who appeared and testified. Debora’s spouse Ross Fratzke (“Ross”) also testified. The Court admitted Exhibits (“Ex.”) 1, 2, 3, A, B, C, and D into evidence without objection. At Les Schwab’s request the Court took judicial notice of two recorded homestead declarations and a deed. At the conclusion of the parties’ cases-in-chief the Court took the Objection under advisement. After review of the record and applicable law, Les Schwab’s Objection will be overruled by separate Order based upon Montana’s liberal construction of homestead exemption statutes.1

This Court has jurisdiction over this Chapter 13 bankruptcy case under 28 U.S.C. § 1334(a). Les Schwab’s Objection to Debtor’s claim of exemption from property of the estate is a core proceeding under 28 U;S.C. § 157(b)(2)(B). At issue is whether Debtor’s homestead exemption is invalid for failure to record a declaration of abandonment of the first declaration of homestead pursuant to Mont. Code Ann. (“MCA”) § 70-32-302 before recording a second declaration of homestead adding the Surrounding Property. This Memorandum of Decision includes this Court’s findings of fact and conclusions of law.

FACTS AND PROCEDURAL HISTORY

Debora and Ross Fratzke are married and reside on real property located in Sanders County, Montana. Since 2002 they have resided in a home on approximately 40 acres located at 171 Harlow Road in Thompson Falls, Montana, legally described as: “The South half of the Northeast quarter of the Southeast quarter (S1/2NE1/4SE1/4) and the North half of the Southeast quarter of the Southeast quarter (N1/2SE1/4SE1/4) of Section 36, Township 22 North, Range 30 West, PMM, Sanders County, Montana” (hereinafter referred to as the “Residence”). Ex. A. Ross testified that they acquired the 40 acres when his mother died of cancer as part of her estate planning.

On October 3, 2013, they recorded a declaration of homestead for the Residence. Ex. 1 is a certified copy of the first homestead declaration with the legal description of the Residence, stating that they are owner(s) and reside on the premises, and claim the Residence as a homestead under MCA § 70-32-101.

Debora testified that Ross acquired approximately 103 acres of “Surrounding Property” around their Residence in December of 2013, but that they have used the Surrounding Property since 2002 for haying, logging and in an outfitting business to earn income to support and maintain their homestead. Ross testified that the two parcels are contiguous; the Surrounding Property always was intended to support the Residence. He testified that his grandfather let him use the Surrounding Property for logging, haying and outfitting, before Ross received title to it.

Ex. C and D are overhead images of the Residence, which is outlined in blue, surrounded on three sides by the Surrounding Property.2 Debora testified that their home is built with logs from the Surrounding Property. Ross testified that: the only access to the Surrounding Property is [393]*393through the Residence; the only fenceline is around the Surrounding Property; and the Residence gets its waterline from a well located on the Surrounding Property. A sawmill straddles the line between the Residence and Surrounding Property. Ross testified that they drag wood from the Surrounding Property to heat their Residence.

Ex. 2 is a “Personal Representative’s Deed” from the estate of a decedent named Una May Brotherton, in which Ross and another co-personal representative conveyed to Ross as of April 1, 2014,3 the Surrounding Property which is described on Ex. 2 and 3 as follows:

The W1/2SE1/4, N1/2NE1/4SE1/4 and S1/2SE1/4SE1/4 of Section 36, Township 22 North, Range 30 West, M.P.M., Sanders County, Montana, EXCEPTING THEREFROM the portion heretofore conveyed by instrument recorded October 24, 1973 at Volume 77 of Deeds, Page 9, Sanders County records.

Ex. B is the cadastral record for the Surrounding Property and puts the total acreage at approximately 104 acres of irrigated land and forest. Although Debora is not on the deed for the Surrounding Property, when asked on direct examination if it was her husband’s property she answered that it is “our property” and part of her Residence, and that they use the Surrounding Property “all the time” since they moved back in 2002. On cross examination she testified that the agreement to acquire the Surrounding Property required them to log it.

-Debora testified that an entity called Flat Iron LLC, which was formed in December 2014 and of which the members are Debora, Ross, and George Lyons,4 also uses the Surrounding Property for logging and haying. On redirect examination she repeated that she and Ross have always logged and hayed the Surrounding Property and testified that Flat Iron LLC also conducts logging and haying operations on the Surrounding Property. She explained that their hunting outfitter business, Flat Iron Outfitting, wanted to advertise to hunters and outfitters in the State of Idaho and that Idaho requires outfitters be organized as a legal entity, such as a LLC, in order to advertise in Idaho. Ross testified that the only reason they formed Flat Iron LLC was to satisfy Idaho’s requirement of an LLC to advertise their outfitting business.

On March 18, 2015, Debora and Ross signed and recorded a second declaration of homestead, Ex. 3, at the Sanders Coun-. ty clerk and recorder. Ex. 3 includes the same legal description of the Residence as on Ex. 1 and, in addition, lists the above-quoted legal description of the Surrounding Property. Like Ex. 1, Ex. 3 is a certified copy- of the second homestead declaration with the legal description of the Residence and Surrounding Property, stating that they are owner(s) of the premises, reside on the premises and claim both premises as a homestead under MCA § 70-32-101. Debora testified that in Ex. 3 they claim the Residence and Surrounding Property as their family homestead.

Les Schwab’s counsel asked both Debora and Ross to acknowledge that they maintained their homestead on the Residence before they acquired ownership of the Surrounding Property. Both answered that they used the Surrounding Property for logging, haying, water and [394]*394for other purposes to support and maintain their Residence both before and after acquiring the Surrounding Property.

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Cite This Page — Counsel Stack

Bluebook (online)
534 B.R. 391, 2015 Bankr. LEXIS 2667, 2015 WL 4735654, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-fratzke-mtb-2015.