In re Paul Orlandi

CourtBankruptcy Appellate Panel of the Sixth Circuit
DecidedFebruary 28, 2020
Docket19-8001
StatusPublished

This text of In re Paul Orlandi (In re Paul Orlandi) is published on Counsel Stack Legal Research, covering Bankruptcy Appellate Panel of the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re Paul Orlandi, (bap6 2020).

Opinion

RECOMMENDED FOR PUBLICATION File Name: 20b0001p.06

BANKRUPTCY APPELLATE PANEL OF THE SIXTH CIRCUIT

IN RE: PAUL D. ORLANDI; SHERRIE A. ORLANDI, ┐ Debtors. │ │ __________________________________________ │ PAUL D. ORLANDI, > No. 19-8001 │ Plaintiff-Appellee, │ │ v. │ │ │ LEAVITT FAMILY LIMITED PARTNERSHIP; TOMA & │ ASSOCIATES, L.P.A., INC., │ Defendants-Appellants. │ ┘

Appeal from the United States Bankruptcy Court for the Northern District of Ohio at Cleveland. No. 08-bk-15674; Adv. No. 17-01006—Jessica E. Price Smith, Judge.

Argued: November 13, 2019

Decided and Filed: February 28, 2020

Before: DALES, HARRISON, and OPPERMAN, Bankruptcy Appellate Panel Judges.

_________________

COUNSEL

ARGUED: Timothy N. Toma, TOMA & ASSOCIATES, L.P.A., INC., Willoughby Hills, Ohio, for Appellants. Fred P. Lenhardt, Cleveland, Ohio, for Appellee. ON BRIEF: Timothy N. Toma, TOMA & ASSOCIATES, L.P.A., INC., Willoughby Hills, Ohio, Glenn E. Forbes, FORBES LAW LLC, Painesville, Ohio, for Appellants. Fred P. Lenhardt, Cleveland, Ohio, for Appellee. No. 19-8001 In re Orlandi Page 2

OPINION _________________

MARIAN F. HARRISON, Bankruptcy Appellate Panel Judge. Leavitt Family Limited Partnership (“LFLP”) and Toma & Associates, L.P.A., Inc. (“Toma”) (collectively “defendants”) appeal from the bankruptcy court’s decision granting judgment in favor of Paul D. Orlandi (“debtor”), determining that the defendants violated the discharge injunction and awarding attorney fees and costs. For the reasons that follow, the Panel affirms in part and reverses in part.

ISSUES ON APPEAL

1. Whether a cause of action for contempt based upon a discharge injunction violation can be prosecuted by adversary complaint. 2. Whether the bankruptcy court had jurisdiction to determine whether the debtor’s personal guaranty of the original lease between the parties was reinstated under a renewed post-petition extension of the lease. 3. Whether the debtor’s 2008 bankruptcy case discharged his personal liability on account of his guaranty of a commercial lease. 4. Whether the defendants’ actions in attempting to enforce the debtor’s personal guaranty constituted a willful violation of the discharge injunction.

JURISDICTION AND STANDARD OF REVIEW

A final order of the bankruptcy court may be appealed as of right pursuant to 28 U.S.C. § 158(a)(1). For purposes of appeal, a final order “ends the litigation on the merits and leaves nothing for the court to do but execute the judgment.” Midland Asphalt Corp. v. United States, 489 U.S. 794, 798 (1989) (citations and internal quotations omitted). As in this case, “an order that concludes a particular adversarial matter within the larger case should be deemed final and reviewable in a bankruptcy setting.” Geberegeorgis v. Gammarino (In re Geberegeorgis), 310 B.R. 61, 63 (B.A.P. 6th Cir. 2004) (citations omitted).

The bankruptcy court’s conclusions of law are reviewed de novo, Frank v. Kiesel (In re Denison), 292 B.R. 150, 153 (E.D. Mich. 2003) (citation omitted), and findings of fact are reviewed under the clearly erroneous standard. Riverview Trenton R.R. Co. v. DSC, Ltd. (In re DSC, Ltd.), 486 F.3d 940, 944 (6th Cir. 2007). No. 19-8001 In re Orlandi Page 3

FACTS

The debtor owned Studio 26 Salon, Inc. (“Studio 26”). On September 29, 2005, Studio 26 entered into a commercial lease agreement with LFLP for a unit in a shopping center located at 5867 Mayfield Road, Mayfield Heights, Ohio. The debtor signed the lease as president of Studio 26. Attached to the lease was a separate document titled “GUARANTY OF LEASE AGREEMENT” (“personal guaranty”). The debtor signed the personal guaranty in his individual capacity that same day, agreeing to guarantee the lease obligation of Studio 26.

The debtor and his spouse, Sherrie Orlandi, filed a joint petition under Chapter 7 on July 24, 2008. LFLP was listed as a creditor and received notice of the bankruptcy filing. The Orlandis received a discharge on November 14, 2008. LFLP received notice of the debtor’s discharge.

Post-discharge, on March 26, 2011, the debtor, on behalf of Studio 26, exercised a five- year extension option on the commercial lease. The extension agreement was drafted by Dr. Douglas Leavitt, the managing partner of LFLP, and signed by the debtor in his capacity as president of Studio 26. The extension commenced on June 1, 2011, and ended on May 31, 2016. Studio 26 vacated the leased premises prior to the end of the lease term, as extended.

LFLP, represented by Toma, filed suit against the debtor on November 19, 2015, in Lake County Common Pleas Court, Case No. 15-CV-002016 (“state court action”). The state court action set forth the following allegations:

1. On or about September 25, 2005, Studio 26 Salon, Inc. (“Studio 26”), entered into a written Lease with the plaintiff, the Leavitt Family Limited Partnership (“LFLP”), to rent the following premises, to wit: approximately 1620 square feet in the shopping center located at 5867 Mayfield Road, Mayfield Heights, Ohio 44124. A copy of the Lease is attached hereto as Exhibit A. 2. In order to induce LFLP to lease the premises to Studio 26, the defendant, Paul D. Orlandi (“Orlandi”), executed a personal guarantee, agreeing to be personally responsible for all charges accruing under the Lease for Studio 26. A copy of the Guarantee [sic] of Lease Agreement is attached as Exhibit B. 3. The personal guarantee provides that it is “absolute and unconditional” and that it shall “remain in full force and effect without regard to, and shall not be released discharged or in any way affected by” any amendment, No. 19-8001 In re Orlandi Page 4

modification, supplement, extension, renewal, or change in the terms of the Lease, or limitation on liability or obligation by operation of bankruptcy. See, Exhibit B. 4. On or about March 26, 2011, the parties agreed to extend the lease term to May 31, 2016. A copy of the Extension is attached as Exhibit C. 5. The Extension was executed in accordance with the Option Term provided for in the original Lease. See, Exhibit A. 6. Studio 26 and Orlandi have breached the Lease by failing to pay rent, vacating the premises before the expiration of the lease term, and causing damage to the property. 7. Studio 26 [is] no longer in business. 8. Orlandi owes LFLP $24,750.00 in unpaid rent as of November 1, 2015, plus rent as it continues to accrue, and compensation for damages to the property. 9. Despite due demand, Orlandi has failed to pay LFLP the money due and owing.

(Exhibit Tender Sheet, Adv. No. 17-01006, ECF No. 39, Exhibit D).1

In his answer to the state court action, the debtor included “Discharge in Bankruptcy” as an affirmative defense, thus notifying Toma of the debtor’s discharge. LFLP and Toma continued the state court action, and the debtor filed a motion to reopen his bankruptcy case. The bankruptcy court reopened the bankruptcy on November 9, 2016, and the debtor filed this adversary proceeding on January 5, 2017, asserting that the personal guaranty was discharged and that LFLP and Toma willfully violated the discharge injunction by filing the state court action. The state court action was stayed on November 28, 2016.

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In re Paul Orlandi, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-paul-orlandi-bap6-2020.