Layko Properties v. M-OK Distribution, Inc.

2026 IL App (3d) 220269-U
CourtAppellate Court of Illinois
DecidedMarch 17, 2026
Docket3-22-0269
StatusUnpublished

This text of 2026 IL App (3d) 220269-U (Layko Properties v. M-OK Distribution, Inc.) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Layko Properties v. M-OK Distribution, Inc., 2026 IL App (3d) 220269-U (Ill. Ct. App. 2026).

Opinion

NOTICE: This order was filed under Supreme Court Rule 23 and is not precedent except in the limited circumstances allowed under Rule 23(e)(1).

2026 IL App (3d) 220269-U

Order filed March 17, 2026 ____________________________________________________________________________

IN THE

APPELLATE COURT OF ILLINOIS

THIRD DISTRICT

LAYKO PROPERTIES, ) Appeal from the Circuit Court ) of the 18th Judicial Circuit, Plaintiff-Appellant, ) DuPage County, Illinois, ) v. ) Appeal No. 3-22-0269 ) Circuit Nos. 2014-L-80, M-OK DISTRIBUTION, INC., M-OK ) 2018-MR-750 (cons.) FREIGHT LINES CORP., TERRENCE ) O’KEEFE and PHIL MICELI, ) Honorable ) Robert Rohm, Defendants-Appellees. ) Judge, Presiding. ____________________________________________________________________________

JUSTICE HOLDRIDGE delivered the judgment of the court. Presiding Justice Hettel and Justice Brennan concurred in the judgment. ____________________________________________________________________________

ORDER

¶1 Held: The trial court’s assessment of sanctions against the defendants under Illinois Supreme Court Rules 137 and 219 was not an abuse of discretion; and (2) the trial court did not abuse its discretion in any of its evidentiary rulings.

¶2 Plaintiff-Appellant, Layko Properties (Layko), sued Defendant-Appellant, M-OK

Distribution, Inc. (M-OK Distribution), and its principals, Phil Miceli and Terrence O’Keefe, for

breach of the parties’ lease agreement and was granted a default judgment. Layko filed motions

to discover assets against the defendants and against M-OK Freight Lines Corp. (M-OK Freight), which Layko argued was a successor in interest to M-OK Distribution. The defendants claimed

that M-OK Distribution had ceased to exist and had no assets, that M-OK Distribution and M-

OK Freight were unrelated businesses, and that M-OK Distribution did not own trucks or

transportation equipment. After approximately eight years of litigation, the defendants conceded

that M-OK Freight was a successor in interest to M-OK Distribution and that M-OK Distribution

owned trucks and transportation equipment.

¶3 Layko filed a motion for sanctions against the defendants under Illinois Supreme Court

Rule 137 (eff. Jan. 1, 2018) and Rule 219 (eff. July 1, 2002). Layko argued that the defendants’

lies about M-OK Distribution’s assets and its relationship to M-OK Freight caused Layko to

spend more than $500,000 in litigation costs and attorney fees.

¶4 After conducting an evidentiary hearing, the trial court sanctioned the defendants for

lying about M-OK Distribution’s ownership of trucks and transportation equipment but declined

to impose sanctions for other acts of misconduct alleged by Layko.

¶5 In this appeal, Layko asks us to vacate trial court’s sanctions order and award the full

amount of sanctions Layko sought in the proceedings below, plus the costs Layko incurred in

bringing this appeal.

¶6 I. BACKGROUND

¶7 On September 3, 2009, Layko entered into a lease agreement with M-OK Distribution, a

trucking company that purported to broker freight. Pursuant to the agreement, Layko leased

warehousing and storage space to M-OK Distribution in Burr Ridge, Illinois. O’Keefe and

Miceli executed the lease on behalf of M-OK Distribution. At some time thereafter, M-OK

Distribution abandoned the leased premises and stopped paying rent.

2 ¶8 On January 27, 2014, Layko sued M-OK Distribution in the Circuit Court of DuPage

County to recover damages owed to it under the terms of the lease. On April 29, 2014, Layko

obtained a default judgment against M-OK Distribution in the amount of $144,913.60.

¶9 In July of 2014, Layko attempted to collect on the judgment by serving non-wage

garnishments on M-OK Distribution’s bank and on Group Scholle Packaging, Inc. (Scholle),

which was the primary customer of M-OK Distribution and M-OK Freight. In its answer to the

garnishment, Scholle stated that it was receiving transportation and warehousing services under

an agreement with M-OK Distribution which “ha[d] been extended effective April 1, 2015 with

[M-OK Freight].” Neither the bank nor Scholle acknowledged the existence of assets available

for satisfaction of the April 29, 2014, judgment against M-OK Distribution.

¶ 10 On November 17, 2014, M-OK Distribution filed a petition for postjudgment relief

seeking to vacate the 2014 judgment. In an affidavit attached to the petition, Miceli swore that

M-OK Distribution had ceased doing business prior to the entry of the April 29, 2014, judgment

and had no assets. In support of that statement, M-OK Distribution submitted a certificate of

dissolution from the state of North Carolina, which certified that M-OK Distribution, a North

Carolina corporation, had been administratively dissolved for failure to file an annual report as of

January 14, 2014. The certificate noted that a corporation administratively dissolved “may apply

to the Secretary of State for reinstatement” by complying with the procedure set forth in the

governing North Carolina statute. Miceli further swore that M-OK Freight was a different

company from M-OK Distribution. M-OK Distribution withdrew its petition in 2016, before a

hearing on the petition was conducted.

¶ 11 On June 15, 2016, Layko served a citation to discover assets pursuant to section 1402 of

the Illinois Code of Civil Procedure against M-OK Distribution through Miceli and O'Keefe.

3 (735 ILCS 5/2-1402 (West 2016)). The citation directed M-OK Distribution to supply, among

other things, a statement of “all trucks, trailers and other personal property owned or leased by

[M-OK Distribution] for the years 2010, 2011, 2012, 2013, and 2014” and copies of all lease

agreements in which M-OK Distribution was a lessor or a lessee. M-OK’s counsel, Andrew

Duncan, produced several documents in response to Layko’s citation, including bank account

records, QuickBooks records, the transportation services agreement between M-OK Distribution

and Scholle, the trailer plate requests for trailers leased by M-OK Distribution, and an

“accountant authorization” so Layko could obtain records directly from the company’s

accountant. Layko’s counsel was also provided with IRS Form 4506 so he could obtain copies of

the tax returns filed by M-OK Distribution directly from the IRS.

¶ 12 On September 22, 2016, the court ordered M-OK Distribution to provide an affidavit of

completeness attesting under penalty of perjury that M-OK Distribution had provided all

available documents responsive to Layko’s citation to discover assets. Miceli signed an affidavit

to that effect.

¶ 13 On May 1, 2018, O’Keefe submitted to a citation examination. During the examination,

O’Keefe swore under oath that M-OK Distribution did not have trucks or trailers. He stated that

M-OK Distribution was in the business of brokering freight, not shipping freight.

¶ 14 On May 24, 2018, Layko filed a complaint against M-OK Freight to collect on the April

29, 2014, judgment against M-OK Distribution based upon a theory of successor liability and

under the Illinois Fraudulent Transfer Act (740 ILCS 160 et seq. (West 2018)). In the complaint,

Layko alleged that the principals of M-OK Distribution incorporated M-OK Freight on or about

March 22, 2013, and immediately thereafter transferred all the assets of M-OK Distribution to

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2026 IL App (3d) 220269-U, Counsel Stack Legal Research, https://law.counselstack.com/opinion/layko-properties-v-m-ok-distribution-inc-illappct-2026.