In Re Ziadeh

284 B.R. 893
CourtUnited States Bankruptcy Court, N.D. Iowa
DecidedSeptember 18, 2002
Docket19-00334
StatusPublished
Cited by7 cases

This text of 284 B.R. 893 (In Re Ziadeh) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Iowa primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re Ziadeh, 284 B.R. 893 (Iowa 2002).

Opinion

284 B.R. 893 (2002)

Ramon K. ZIADEH, Lynda Ziadeh, Debtors.
Zio Johnos Inc., Plaintiff,
v.
Ramon K. Ziadeh, Defendant.

Bankruptcy No. 01-01059-C. Adversary No. 01-9185-C.

United States Bankruptcy Court, N.D. Iowa.

September 18, 2002.

*894 *895 *896 Renee K. Hanrahan, Cedar Rapids, IA, for Plaintiff.

Michael L. Mollman, Cedar Rapids, IA, for Debtors/Defendants.

ORDER RE: COMPLAINT TO DETERMINE DISCHARGEABILITY OF DEBT

PAUL J. KILBURG, Chief Judge.

The above-captioned matter came on for trial on July 30, 2002 on Plaintiffs' Complaint Objecting to Discharge. Plaintiff Zio Johnos, Inc. was represented by attorney Renee Hanrahan. Debtor/Defendant Ramon K. Ziadeh, d/b/a R.L.Z. Construction, was represented by attorney Michael Mollman. After presentation of evidence and arguments of counsel, the Court took the matter under advisement. This is a core proceeding pursuant to 28 U.S.C. § 157(b)(2)(I).

STATEMENT OF THE CASE

Plaintiff Zio Johnos Inc. filed its complaint to determine dischargeability on August 13, 2001. Plaintiff seeks to except a debt from discharge under § 523(a)(2)(A) for fraud or false representations, § 523(a)(4) for fraud in a fiduciary capacity, or § 523(a)(6) for willful and malicious injury by the debtor to another entity.

Plaintiff's claim arises out of a default judgment entered in favor of Plaintiff and against Defendant/Debtor in the Iowa District Court for Johnson County in the amount of $18,760.85 in actual damages. The petition, amended petition, and motion for summary judgment were premised on Debtor's breach of contract, fraudulent misrepresentations, and conversion. The Iowa District Court granted Plaintiff summary judgment on November 1, 2000. Judgment was entered December 1, 2000.

FINDINGS OF FACT

In early 2000, Zio Johnos planned to open a restaurant in Iowa City, Iowa. Elie Khairallah, Vice President of Zio Johnos, Inc., needed a general contractor to remodel the property. Mr. Khairallah entered into a series of negotiations with Debtor in which Debtor represented that he was a knowledgeable and experienced general contractor. Debtor further represented that he was licensed, insured, and bonded. These negotiations resulted in a written contract for remodeling work. The contract provided that Debtor act as General Contractor for the project. This position made Debtor responsible for all aspects of the job, including the hiring and payment of subcontractors. The parties dispute whether the contract obligated Debtor to pay the plumbing costs owed to A'Hearn Plumbing & Heating.

Debtor informed Mr. Khairallah that he needed $26,000 up front to cover the cost of the materials for the job. Debtor told Mr. Khairallah that the money paid by Mr. Khairallah would be administered through a separate checking account and would only be used for the Zio Johnos project. Debtor did open a business checking account at Bank Iowa with the initial funds from the Zio Johnos project.

In addition to the initial payment of $26,000, the agreement between the parties stipulated that Zio Johnos would pay Debtor an additional $3,000 per week when the job began. These periodic payments were to cover labor and materials supplied *897 by both Debtor and the subcontractors. Throughout the duration of the Zio Johnos project, Debtor apparently had no other construction projects nor any other source of income.

Mr. Khairallah testified that in March of 2000, Debtor told him that he needed $30,000 to pay A'Hearn and other workers. Mr. Khairallah gave Debtor the $30,000 which was deposited into the Zio Johnos project checking account. Several days later, Debtor informed Mr. Khairallah that everyone had been paid. Debtor made similar assurances to Mr. Khairallah prior to the April 28, May 16, and May 31, 2000 progress payments.

The record establishes that Debtor misappropriated funds earmarked for the Zio Johnos project. The bank statement and copies of checks written after the $30,000 deposit show that Debtor used funds to make non-business expenditures. These expenditures included:

Investment in stock market                          $ 5,100.00
Bedroom furniture                                     1,073.98
Bedding                                                 460.69
House and Auto Insurance                                745.00
Central City Athletic Club                               10.00
Lawn care                                                85.05
Utilities                                               593.54
House Payment                                         1,000.00
Veterinary Services                                     139.41
Meals/Groceries/Handimart                               296.07
Miscellaneous                                           254.56
Kirklands                                               109.94
Haircuts                                                 55.00
Toy Store                                               144.76
Paintball Gun                                           258.20
Wal-Mart                                                894.61
Credit Card Companies                                   860.18
                                                    ----------
                                                    $12,080.99

The evidence suggests, however, that Debtor did pay some of the subcontractors. From the $30,000 payment, Debtor made payments to Elie Shaheen, McCallum's Electrical Services, Cedar Rapids Tile & Marble, and Menards. Debtor did not, however, make payments to A'Hearn Plumbing, A.P.C. Emmert, Kelly Heating and Air Conditioning, or Yates & Yates. All of these unpaid subcontractors, except for Kelly Heating and Air Conditioning, subsequently filed mechanic's liens on the building being remodeled. These liens caused Plaintiff to be in violation of its lease agreement. In order to remove these liens Plaintiff was forced to pay these subcontractors a total of $18,760.85.

Plaintiff seeks to have the entire amount of the judgment issued by the Iowa District Court excepted from discharge. Debtor's brief asserts that only the funds used for personal expenditures should be excepted from discharge since Debtor used a portion of the funds towards the project.

§ 523(a)(2)(A)

Plaintiff asks for a finding that this debt is nondischargeable pursuant to § 523(a)(2)(A). This section provides in pertinent part:

(a) A discharge under section 727 . . . does not discharge an individual debtor from any debt
. . .
(2) for money, property, services, or an extension, renewal, or refinancing of credit, to the extent obtained by —
(A) false pretenses, a false representation, or actual fraud, other than a *898 statement respecting the debtor's or an insider's financial condition.

11 U.S.C. § 523(a)(2)(A) (2002).

Plaintiff must prove the elements of its claim under § 523(a) by a preponderance of evidence. Grogan v. Garner, 498 U.S. 279, 285, 111 S.Ct. 654, 112 L.Ed.2d 755 (1991). Exceptions to discharge must be "narrowly construed against the creditor and liberally against the debtor, thus effectuating the fresh start policy of the Code.

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284 B.R. 893, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-ziadeh-ianb-2002.