Mansfield Apartment Owners Association v. City of Mansfield

988 F.2d 1469, 1993 U.S. App. LEXIS 4470, 1993 WL 65719
CourtCourt of Appeals for the Sixth Circuit
DecidedMarch 12, 1993
Docket92-3021
StatusPublished
Cited by73 cases

This text of 988 F.2d 1469 (Mansfield Apartment Owners Association v. City of Mansfield) 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
Mansfield Apartment Owners Association v. City of Mansfield, 988 F.2d 1469, 1993 U.S. App. LEXIS 4470, 1993 WL 65719 (6th Cir. 1993).

Opinions

KENNEDY, Circuit Judge.

Plaintiffs Mansfield Apartment Owners Association appeal the order of the District Court granting summary judgment in favor of defendants City of Mansfield, et al., in this civil rights action challenging the defendants’ policy of refusing to provide water service to landlords until the delinquent accounts of plaintiffs’ former tenants are paid. Plaintiffs argue on appeal that the District Court erred in granting summary judgment, that defendants’ practices and policies deprived plaintiffs of the due process of law, and that Ohio’s four-year residual personal limitations period should govern this action. For the reasons that follow, we affirm the District Court’s grant of summary judgment.

I.

The City of Mansfield provides water service to its citizens under the guidelines provided in the City’s Water Division Regulations, issued pursuant to City Ordinances. Under those Regulations, the water account may be established in either the name of the tenant or the landowner when the City provides water service to a rental property. Pursuant to Water Division Regulation 941.04(e),1 where a landowner has obtained the beneficial arrangement of having water service connected to the property and the tenants pay their own water bills, the landowner is held ultimately responsible for the tenant’s unpaid water bills.

When a water bill is in the name of the tenant and the tenant’s bill is delinquent, i.e. approximately one month overdue, a [1472]*1472termination notice is sent to the tenant stating that water service will be terminated unless payment is made by a specified date. The notice states the reason for the termination, the action the tenant may take to avoid the termination, and the hearing procedures available to contest the reasons for the termination. At the same time notice is sent to the tenant, a water termination notice is also sent to the landowner advising of the tenant’s delinquency, and the landowner’s own right to a hearing to contest the termination.

If a delinquent bill has not been paid and no hearing has been requested, the tenant receives a second notice of water termination (approximately two weeks later). The landowner does not receive a second notice. However, upon inquiry, landowners have access to all information regarding the status of water accounts in the names of their tenants. According to the landowners, it takes at least thirty minutes to check the payment record of one tenant. If the water bill has not been paid by the termination date, a crew is sent to give final notice and shut off the tenant’s water.2

Pursuant to City Ordinance and Water Division Regulations, the landowner is held primarily liable for all charges for each water service account at the owner’s premises. Therefore, when a tenant moves out of the premises without paying a delinquent water bill, the City of Mansfield Utilities Collection Department transfers the delinquency to the landowner’s account. The landowner receives notice of the transfer. The landowners may request that water service to the property be terminated to avoid the transfer of additional delinquencies to their accounts.

The City’s water department will not establish new service to any person who has a delinquent water service account. Because of the administrative difficulties involved in tracking the movements of all tenants, the City keeps track of delinquencies by property and not by person.

When a property is sold and the new purchaser receives a water bill for delinquencies incurred by the former owner or tenant, the purchaser merely needs to provide the Utility Collection Department with evidence of the purchase in order to negate his responsibility for the bill. However, in the event a lien has been placed on the tax record and duplicate by the County Auditor for delinquent water bills prior to the time of the purchase, then the new purchaser is obligated to pay the charges.

Whenever “customers” or “consumers”3 have a dispute regarding water service and bill collection, they may request a hearing by filling out a “Form-6” provided by the water department. Once a customer has properly requested a hearing to contest any charge assessed by the City, the customer is not required to pay the bill in question unless and until ordered to do so by the decision of the hearing officer or upon settlement of the dispute.

Upon receipt of the written request for hearing, the Utility Collections Department sends a notice of hearing and of hearing rights, setting forth the time arid date of the hearing, to the requesting party.4 At the hearing, the customer may present evidence or testimony and may be represented by an attorney. After hearing the evidence, a decision is issued by the Board of Utility Appeals.

[1473]*1473As of March 1, 1991, according to the recoras of the Manager of the Utility Collections Department, the plaintiffs together owed $30,551.00 for water and sewer service provided their properties. Due to these delinquencies, the plaintiffs were not permitted to put new water service in their own names.

On June 20, 1988, the plaintiffs filed their complaint with the District Court, alleging that the manner in which the City provides water service, collects delinquent water bills, and resolves disputes regarding such water service, violated their right to due process under the Fourteenth Amendment. On October 23, 1991, the District Court granted summary judgment in favor of the defendants, finding that the City’s policies and practices did not violate the due process clause. The court further found that plaintiffs’ section 1983 claims were barred by their failure to pursue adequate state remedies, and the appropriate statute of limitations was Ohio’s two-year residual or general statute of limitations for personal injury actions. This appeal followed.

II.

Plaintiffs contend that the District Court erred in granting summary judgment for the defendants. We review a grant of summary judgment de novo, making all reasonable inferences in favor of the non-moving party. EEOC v. University of Detroit, 904 F.2d 331, 332 (6th Cir.1990). Summary judgment is appropriate only when there is no genuine issue of material fact and the moving party is entitled to summary judgment as a matter of law. Celotex Corp. v. Catrett, 477 U.S. 317, 322-23, 106 S.Ct. 2548, 2552, 91 L.Ed.2d 265 (1986). The inquiry is whether there is sufficient evidence supporting a factual dispute that a judge or jury is required to “resolve the parties differing versions of the truth at trial.” Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 249, 106 S.Ct. 2505, 2510, 91 L.Ed.2d 202 (1986) (quoting First National Bank of Arizona v. Cities Service Co., 391 U.S. 253, 288-89, 88 S.Ct. 1575, 1592, 20 L.Ed.2d 569 (1968)).

Plaintiffs claim that in granting summary judgment, the District Court relied upon the defendants’ factual assertions and ignored issues of fact raised by the plaintiffs. However, in its decision, the District Court set forth the facts based upon the affidavit of Plaintiff Wallace Toward.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Wells v. Ponder
E.D. Tennessee, 2025
Sprouse v. Mitchell
S.D. Ohio, 2024
Lohr v. Kiefer-Erb
S.D. Ohio, 2023
Rita Johnson v. City of Saginaw
980 F.3d 497 (Sixth Circuit, 2020)
Sanders v. City of Pembroke
W.D. Kentucky, 2020
Brooks v. Werth
N.D. Ohio, 2020
Johnson v. City of Saginaw
365 F. Supp. 3d 818 (E.D. Michigan, 2019)
Steele-Brown v. Stoddard
192 F. Supp. 3d 812 (E.D. Michigan, 2016)
Cherry v. Howie
191 F. Supp. 3d 707 (W.D. Kentucky, 2016)
Powell v. Town of Georgetown
188 F. Supp. 3d 851 (S.D. Indiana, 2016)

Cite This Page — Counsel Stack

Bluebook (online)
988 F.2d 1469, 1993 U.S. App. LEXIS 4470, 1993 WL 65719, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mansfield-apartment-owners-association-v-city-of-mansfield-ca6-1993.