Leon Washington v. First Nat'l Bank of Penn.

CourtCourt of Appeals for the Sixth Circuit
DecidedJune 26, 2026
Docket25-3673
StatusPublished

This text of Leon Washington v. First Nat'l Bank of Penn. (Leon Washington v. First Nat'l Bank of Penn.) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Leon Washington v. First Nat'l Bank of Penn., (6th Cir. 2026).

Opinion

RECOMMENDED FOR PUBLICATION Pursuant to Sixth Circuit I.O.P. 32.1(b) File Name: 26a0185p.06

UNITED STATES COURT OF APPEALS FOR THE SIXTH CIRCUIT

┐ LEON WASHINGTON; VANESSA WASHINGTON, │ Plaintiffs-Appellants, │ > No. 25-3673 │ v. │ │ FIRST NATIONAL BANK OF PENNSYLVANIA, originally │ named as First National Bank, │ Defendant-Appellee. │ ┘

Appeal from the United States District Court for the Northern District of Ohio at Cleveland. No. 1:23-cv-01104—David A. Ruiz, District Judge.

Decided and Filed: June 26, 2026

Before: COLE, STRANCH, and BUSH, Circuit Judges.

_________________

COUNSEL

ON BRIEF: Thomas C. Loepp, ATTORNEY LOEPP, Stow, Ohio, for Appellants. Lyle Washowich, BURNS WHITE LLC, Pittsburgh, Pennsylvania, for Appellee.

STRANCH, J., delivered the opinion of the court in which COLE, J., concurred, and BUSH, J., concurred in part and in the result. BUSH, J. (pp. 12–16), delivered a separate concurring opinion. _________________

OPINION _________________

JANE B. STRANCH, Circuit Judge. Leon and Vanessa Washington brought suit against First National Bank of Pennsylvania (FNB) alleging claims of race and disability discrimination in violation of the Fair Housing Act (FHA), Ohio law, the Equal Credit Opportunity Act No. 25-3673 Washington, et al. v. First Nat’l Bank of Penn. Page 2

(ECOA), and the Americans with Disabilities Act (ADA), related to FNB’s handling of the Washingtons’ application for a Veterans Administration (VA) home loan. The district court granted FNB’s motion to dismiss the Washingtons’ claims, concluding that their pleadings failed to establish the prima facie elements of FHA and ECOA discrimination claims, similarly failed to state a claim under Ohio law, and failed to allege a cognizable ADA claim.

As explained below, the district court mistakenly applied prima facie evidentiary standards to the Washingtons’ discrimination claims at the pleading stage. This error was harmless, however, because the Washingtons fail to state plausible claims for relief under the well-established pleading standards that apply to their claims. We therefore AFFIRM.

I. BACKGROUND

Leon Washington is a disabled veteran, and he and his wife Vanessa are both of mixed-race background. The Washingtons filed suit against FNB in the Cuyahoga County Court of Common Pleas on May 2, 2023, and FNB timely removed the action to the U.S. District Court for the Northern District of Ohio. The district court granted the Washingtons’ motion for leave to amend and deemed their amended complaint (Complaint) filed as of June 13, 2023. The Washingtons’ Complaint alleges that, but for their race and Leon’s disability, FNB would have granted their loan application and asserts discrimination claims against FNB under the FHA (Count 1), 42 U.S.C. §§ 3601–3619, Ohio law (Count 2), Ohio Rev. Code Ann. § 4112.02(H)(3),1 the ADA (Count 3), 42 U.S.C. §§ 12101–12213, and the ECOA (Count 4), 15 U.S.C. §§ 1691–1691f.

The following allegations are drawn from the Complaint. In August 2020, the Washingtons made initial inquiries with FNB seeking a VA home loan, and FNB knew their ethnicities and that Leon was disabled. Throughout the loan application process, they promptly submitted all documents that FNB requested, and FNB repeatedly assured them that they were eligible for a VA loan. But FNB provided them with false and misleading information, made

1The Washingtons’ Complaint cited Ohio Rev. Code Ann. § 4122.02 as the basis for their state law claim. The district court construed this as a claim arising under Ohio Rev. Code Ann. § 4112.02(H)(3), and the Washingtons have not challenged this construction on appeal. No. 25-3673 Washington, et al. v. First Nat’l Bank of Penn. Page 3

mistakes with the loan paperwork, repeatedly missed important deadlines, and never informed the Washingtons whether it was going to approve or deny their loan application. The Washingtons applied to another mortgage lender on or around May 10, 2021, were approved, and closed the loan within ten days. They filed a grievance against FNB with the Department of Veterans Affairs asking it to investigate FNB’s handling of their loan application.

FNB moved to dismiss the Washingtons’ Complaint under Federal Rule of Civil Procedure 12(b)(6), arguing that it failed to state claims on which relief could be granted because it did not plausibly allege the required elements of prima facie discrimination claims under the FHA, the ECOA, and Ohio law, and did not allege a cognizable ADA claim. FNB further argued that the Washingtons could not pursue both an ECOA claim and a state law discrimination claim. The district court granted FNB’s motion to dismiss, ruling that the Washingtons had failed to allege the prima facie elements of FHA and ECOA discrimination claims and failed to show that FNB actually refused their loan application as is required to state a claim under Ohio law. With respect to their ADA claim, the district court ruled that the Complaint did not allege workplace discrimination, discrimination by a public entity, or discrimination in a place of public accommodation as is necessary to state a claim under the ADA.

The Washingtons’ timely appeal argues that, contrary to the district court’s order, their Complaint plausibly alleges that FNB discriminated against them in violation of the FHA, Ohio law, and the ECOA. They do not address the district court’s dismissal of their ADA claim. FNB argues that the Washingtons have forfeited their appellate arguments by failing to address the district court’s reasoning in their opening brief and that, if reviewed, the Complaint fails to state any plausible claims for relief.

II. STANDARD OF REVIEW

We review a district court’s grant of a Rule 12(b)(6) motion to dismiss de novo. Keys v. Humana, Inc., 684 F.3d 605, 608 (6th Cir. 2012). In so doing, “we construe the complaint in the light most favorable to the plaintiff, accept all well-pleaded factual allegations in the complaint as true, and draw all reasonable inferences in favor of the plaintiff.” Courtright v. City of Battle Creek, 839 F.3d 513, 518 (6th Cir. 2016). Federal Rule of Civil Procedure 8(a)(2) requires only No. 25-3673 Washington, et al. v. First Nat’l Bank of Penn. Page 4

“a short and plain statement of the claim showing that the pleader is entitled to relief.” Fed. R. Civ. P. 8(a)(2). However, the complaint’s factual allegations must be sufficient to notify the defendant of the plaintiff’s alleged claims, “and the plaintiff must plead ‘sufficient factual matter’ to render the legal claim plausible, i.e., more than merely possible.” Fritz v. Charter Twp. of Comstock, 592 F.3d 718, 722 (6th Cir. 2010) (quoting Ashcroft v.

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Leon Washington v. First Nat'l Bank of Penn., Counsel Stack Legal Research, https://law.counselstack.com/opinion/leon-washington-v-first-natl-bank-of-penn-ca6-2026.