Jamie Lammering v. Justin Korn and Miramar VI, LLC

District Court, Virgin Islands·Decided December 11, 2025·No. 1:23-cv-00059·Unknown

Opinion

DISTRICT COURT OF THE VIRGIN ISLANDS

DIVISION OF ST. CROIX ║

JAMIE LAMMERING, ║ ║ Plaintiff/Counter-Defendant, ║ ║ 1:23-cv-00059-WAL-EAH v. ║ ║ JUSTIN KORN and ║ MIRAMAR VI, LLC, ║ ║ Defendants/Counter-Plaintiffs. ║ ________________________________________________ ║ TO: Lee J. Rohn, Esq. Robin P. Seila, Esq. Andrew P. Remeselnik, Esq. Joseph D. Sauerwein, Esq. Matthew J. Duensing, Esq.

ORDER THIS MATTER comes before the Court on the “Motion to Strike Rebuttal Report,” filed on July 18, 2025 by Attorney Matthew J. Duensing on behalf of Defendants/Counter- Plaintiffs Justin Korn and Miramar VI, LLC (“Defendants”). Dkt. No. 187. Defendants contend that the expert report served by Plaintiff Jamie Lammering on July 7, 2025 constitutes an unauthorizeIdd. rebuttal report in violation of the Court’s Orders and the Federal Rules of Civil Procedure. The Plaintiff, through Attorney Lee J. Rohn, filed a response in opposition, Dkt. No. 190, and Defendants filed a reply. Dkt. No. 207. For the reasons that follow, the Court will grant the Motion to Strike. BACKGROUND

Plaintiff’s Complaint, which was removed from Superior Court to this Court in Lammering v. Korn

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property manager for a rental property owned by Miramar VI, LLC on St. Croix. Dkt. No. 1-1 I¶d¶ 6-8. As part of her duties, Plaintiff was required to live in an apartment on the property. . ¶ 9. After Hurricane Maria inId 2. 017, the apartment allegedly sustained damage that led to water leaks and mold growth. ¶¶ 16-17. Plaintiff claims that Defendants were negligent and caused her physical injury by refusing to approve repairs to address the moIldd, which she alleges caused sinus and breathing problems, leading to medical treatment. . ¶¶ 16-26. Defendants filed an Answer and a Counterclaim in January 2024. Dkt. No. 14. On March 19, 2024, the Court entered a SSeceh eduling Order that required Plaintiff to serve her expert reports by January 27, 2025. Dkt. No. 28 at 3. The Scheduling Order further pIdrovided that “[n]o rebuttal reports” would be permitted without seeking “leave of Court.” . On October 31, 2024, the Court amended the Scheduling Order, extending the expert report deadline to April 7, 2025, while maintaining the prohibition on rebuttal reports abseAn. t Tlehaev eE. xDpketr. tN Ro.e 8p7o ratts 6 . Plaintiff’s causation expert, Dr. Joseph Smolarz, served his initial expert report on April 7, 2025. Dkt. Nos. 166 (Notice); 190-2 (Report). In his four-page report, Dr. Smolarz discussed the potential health impacts of mold exposure on Plaintiff, citing medical literature linking mold exposure to conditions su ch as chronic sinusitis, allergic rhinitis, fatigue, and cognitive dysfunction. Dkt. No. 190-2 at 2–4. He summarized the timeline of Plaintiff’s symptoms, which he stated began after she moved into Itdh.e apartment in 2014 and worsened Lammering v. Korn

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sustained water damage after Hurricane MIadr.ia in 2017 that was not promptly repaired, resulting in ongoing moisture intrusion. at 2. Dr. Smolarz referenced an ADCON 0F 1 Environmental Services report from a June 2022 inspection of Ms. Lammering’s apartmIde. nt, which identified visible mold and water damage but did not include air quality testing. He concluded that mold exposure significantly contributed to Plaintiff’s health issues. However, the lack of air qualiItdy. and allergy testing limited his ability to fully assess the extent of the exposure’s impact. at 2–4. On May 22, 2025, Defendants served the expert report of Dr. Dennis Hooper, their medical expert. Dkt. Nos. 171 (Notice), 207-1 (Report). Dr. Hooper relied on Plaintiff’s medical records, the ADCON Environmental Report, and peer-reviewed toxicological studies addressing mold and mycotoxin exposure. Dkt. No. 207-1. He applied the Bradford Hill criteria, a nine-factor framework used in epidemiology and toxicology, to assess causatioIdn. between Plaintiff’s alleged mold exposure at the property and her chronic rhinosinusitis. at 4–6. Dr. Hooper noted that Plaintiff’s records reflected self-reported “real bad sinus issues” in 2013, years before the alleged mold exposure in the apartment; that “no objective medical or laboratory evidence” connected mold to Plaintiff’s condition; and that the literature “does not establish a known biological mechanism linking household mold

1 S eAeDCON Environmental LLC is an environmental services company that specializes in asbestos, lead, mold abatement, remediation, testing, investigation and consulting services. ADCON, https://www.adconenvironmentalservices.com/ (last visited Nov. 10, 2025). As part of discovery, Plaintiff provided the ADCON Environmental Report, a detailed indoor air Lammering v. Korn

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exposure to chronic rhinosinusitis.” at 5. He further observed that the ADCON Environmental Report contained no air quIdal.ity testing data capable of supporting a causal inference concerning Plaintiff’s condition. He concluded that all nine of the Bradford Hill criteria were not met in Ms. Lammering’s case and that the evidence did not support a caIdu.se- and-effect relationship between mold in the apartment and her chronic rhinosinusitis. On July 7, 2025, two business days before the scheduled deposition of Dr. Smolarz, Plaintiff served a fourteen-page report titled “Dr. Joseph Ryan Smolarz’s rebuttal report regarding the Application of Bradford Hill criteria and Documented Impacts of Environmental Mold and Mycotoxins in the Case of Jamie Lammering” (the “July 7 Report”). Dkt. Nos. 179 (Notice), 190-1 (Report). The July 7 Report discussed the impacts of environmental mold and mycotoxins on human respiratory and immune systems, described several mold species and their toxic byproducts, and asserted that such exposures can contribute to chronic rhinosinusitis. Dkt. No. 188-1. It identified a temporal relationship between Plaintiff’s symptomIsd a. nd her alleged mold exposure, relying on medical records and environmental information. at 12–16. Additionally, the July 7 Report applied the Bradford Hill criteria and concluded that the evidence “strongly support[ed] a causal link between mold exposure and chronic rhinosinusitis” and declared that PlaintifIfd h.ad no prior history of chroBn. icD rehfiennodsiannutssi’t iMs boetifoonre t loiv Sitnrgi kine the mold-affected apartment. at 4–9.

On July 18, 2025, Defendants filed a Motion to Strike Plaintiff’s July 7, 2025 Expert Lammering v. Korn

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