Lacourse Builders, LLC v. D'Anello (In re D'Anello)

477 B.R. 13
CourtUnited States Bankruptcy Court, D. Massachusetts
DecidedAugust 7, 2012
DocketBankruptcy No. 10-21719-JNF; Adversary No. 11-1040
StatusPublished
Cited by9 cases

This text of 477 B.R. 13 (Lacourse Builders, LLC v. D'Anello (In re D'Anello)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, D. Massachusetts primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Lacourse Builders, LLC v. D'Anello (In re D'Anello), 477 B.R. 13 (Mass. 2012).

Opinion

MEMORANDUM

JOAN N. FEENEY, Bankruptcy Judge.

I. INTRODUCTION

The matter before the Court is the adversary proceeding commenced by Lac-ourse Builders, LLC (“Laeourse Builders”) against Matteo D’Anello (“Mr. D’Anello” or the “Debtor”), through which it seeks to except a debt from discharge pursuant to 11 U.S.C. § 523(a)(4). The Court conducted a trial on May 2, 2012 at which two witnesses testified, Kenneth Laeourse (“Mr. Laeourse”) and Andrew C. Fantasia, C.P.A., ABV, CVA and CFF (“Mr. Fantasia”),1 and six exhibits were introduced into evidence. Mr. D’Anello did not attend [16]*16or testify at the trial. Although Lacourse Builders did not subpoena him to testify, the Debtor in the parties’ Joint Pretrial Memorandum, represented that “[t]he Defendant ... expects to testify on his own behalf.”

The Court now makes its findings of fact and conclusions of law in accordance with Fed. R. Bankr.P. 7052.

II. FACTS

The Debtor filed a voluntary Chapter 13 petition on October 27, 2010. He listed Lacourse Builders as the holder of a contingent and unliquidated claim in the sum of $172,000 on Schedule F-Creditors Holding Unsecured Nonpriority Claims. Lac-ourse Builders timely filed a complaint to except that debt from discharge.

The Plaintiff, Lacourse Builders, a Massachusetts limited liability company, brought its Complaint through Mr. Lac-ourse, its manager on its own behalf and derivatively on behalf of Crestwood Builders, LLC (“Crestwood Builders”). Lac-ourse Builders was a member of Crest-wood Builders. MD Management, LLC (“MD Management”) was its only other member. Crestwood Builders was a limited liability company organized under the laws of the Commonwealth of Massachusetts. Its manager was Mr. D’Anello. Lacourse Builders, through Mr. Lacourse, and Mr. D’Anello were involved in a joint venture to develop real estate in Framing-ham through their limited liability companies.

Specifically, on or about December 26, 2007, Lacourse Builders and MD Management, a limited liability company whose manager was the Debtor’s spouse, Adele D’Anello, and whose SOC [Secretary of the Commonwealth] signatory was Paul A. D’Anello, formed Crestwood Builders and entered into a written Operating Agreement (the “Agreement”) to govern their duties and obligations to each other. Pursuant to the Operating Agreement, MD Management and Lacourse Builders were equal members of Crestwood Builders. The Debtor served as the sole manager of Crestwood Builders whose intended purpose was the acquisition, development and sale of real estate. Mr. Fantasia, in a report dated September 21, 2009 (Plaintiffs Exhibit 6), indicated that “[t]he initial and only project developed [by Crestwood Builders] was land located at 567 Winter Street in Framingham, MA. The land was appraised on March 11, 2008 by Joseph R. Evangelista, RAS. His report indicated the real estate had an appraised value of $1,000,000. The land was to be subdivided into three lots.”

Lacourse Builders was responsible for the construction of homes on land purchased by Crestwood Builders; and Mr. D’Anello was responsible for keeping and maintaining the books, records and accounts of Crestwood Builders, including all checking accounts and financial records. Mr. Lacourse described the arrangement succinctly: “He [Mr. D’Anello] would handle all the books, the payments of the subs, any of the daily bookkeeping of the company, and I would handle all the site visits, site construction costs, outside construction, and scheduling of the subcontractors.” In other words, Mr. Lacourse scheduled and hired the subcontractors and ordered the materials, while Mr. D’Anello paid the invoices submitted for materials and labor. Mr. D’Anello, as the manager, had the sole check writing authority.

Crestwood Builders developed and constructed three residences in Framingham, Massachusetts, at least two of which sold for over $1.0 million. As discussed in more detail below, it obtained financing for the acquisition of the land and construction costs from Heritage Hill Finance. In ad[17]*17dition to his responsibilities for managing the finances of Crestwood Builders, Mr. D’Anello was involved with the sale of that property, engaging a broker and attending the closing on its behalf.

Mr. Lacourse testified, however, that after the construction of the first home, problems arose. He stated:

After the first house was completed, Lot 3, we moved all our operation over to the second lot. Halfway through I got a lot of complaint calls from the subcontractors saying they weren’t getting paid. When I confronted Mr. D’Anello about it, he had said that he would take care of it, he’ll look into it. Couple weeks, a month went by. I requested a look at the books to see why these guys weren’t getting paid and he just basically said that he just didn’t have the money in the account to pay them and I requested the books otherwise our project was going to stop because these guys were going to walk off and leave the development.
I had asked him why the subcontractors weren’t getting paid. They were getting pretty upset and they threatened to lien the project if they didn’t get paid. He had said, “I’ll take care of it. Let me see who they are.” I gave him the names of the people that hadn’t get— hadn’t been paid and we left it alone at that stage of it.

Despite the efforts of Mr. Lacourse, the subcontractors remained unpaid and the progress on the project slowed.2

Mr. Lacourse made a more formal demand on Mr. D’Anello to examine the books and records of Crestwood Builders, but he failed to respond. Lacourse Builders engaged counsel and then commenced legal action against Mr. D’Anello and MD Management on February 24, 2009 by filing a complaint in the Middlesex Superior Court, Department of the Trial Court, CA No. 2009-00717.3 It obtained injunctive relief ordering the Debtor to turn over the books, records and documents requested by Lacourse Builders. On April 16, 2009, Lacourse Builders retained Mr. Fantasia, a forensic accountant, to review books, records and documents of Crestwood Builders turned over to Lacourse Builders by the Debtor. Mr. Fantasia determined that there were serious and substantial monies improperly and inappropriately taken and misused by Mr. D’Anello for his own purpose and benefit and not for the business purposes of Crestwood Builders. In the Superior Court action, the parties agreed to a settlement, but the Debtor failed to comply with its terms. On April 30, 2010, the Superior Court entered an order enforcing the settlement agreement. The order, which was docketed on May 4, 2010, provided the following:

After hearing and upon review and consideration, this Court finds that the parties reached a settlement agreement in this action on or about December 2, 2009, and reported the case settled to the court on that date, which thereafter entered a decree nisi. The terms of that agreement were (1) that the defendants would pay the plaintiff the sum of $215,000 (later amended to 218,000 [sic] [18]

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Cite This Page — Counsel Stack

Bluebook (online)
477 B.R. 13, Counsel Stack Legal Research, https://law.counselstack.com/opinion/lacourse-builders-llc-v-danello-in-re-danello-mab-2012.