Mary Harvin Center Limited Partnership v. Benchmark Bank

CourtDistrict Court, S.D. Ohio
DecidedFebruary 11, 2020
Docket2:17-cv-00135
StatusUnknown

This text of Mary Harvin Center Limited Partnership v. Benchmark Bank (Mary Harvin Center Limited Partnership v. Benchmark Bank) is published on Counsel Stack Legal Research, covering District Court, S.D. Ohio primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mary Harvin Center Limited Partnership v. Benchmark Bank, (S.D. Ohio 2020).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF OHIO EASTERN DIVISION

FEDERAL INSURANCE COMPANY,

Plaintiff, : Case No. 2:17-cv-135

-vs- Judge Sarah D. Morrison Magistrate Judge Elizabeth Preston Deavers BENCHMARK BANK, : Defendant.

OPINION AND ORDER This matter is before the Court on cross-motions for summary judgment filed by Plaintiff Federal Insurance Company and Defendant Benchmark Bank. (ECF Nos. 51, 53). For the reasons that follow, the Court DENIES Plaintiff’s Motion and DENIES IN PART and GRANTS IN PART Benchmark’s Motion. I. BACKGROUND Non-party Woda Cooper Companies, Inc. (“Woda”), formerly known as Valhalla Management & Real Estate, LLC, dba Woda Management, develops low income affordable housing in the form of apartment communities. (George Depo., 23, ECF No. 45; ACH Agreement, ECF No. 1-2). At the relevant time, Woda operated as the parent company to three subsidiaries—Woda Cooper Development, Woda Construction, Inc. (“WCI”), Woda Management & Real Estate, LLC—and managed several hundred affiliates through limited partnerships, including Mary Harvin Center Limited Partnership and Boury Lofts Limited Partnership (the “Limited Partnerships”). (George Depo., 38, 118; Ferrell Depo., 10–14, ECF No. 47). Woda is owned by managing directors David Cooper, Jr. and Jeffrey Woda. (George Depo., 18–19, 43). Plaintiff Federal Insurance Company (“Plaintiff”) is the subrogee of the Limited Partnerships. (Phair Aff., ¶ 6, ECF No. 53-1). A. Woda’s Banking Relationship with Benchmark On March 28, 2011, Woda entered into a Business Online Access Banking Agreement (“Banking Agreement”) with Defendant Benchmark Bank (“Benchmark”) to provide Woda with

electronic banking access for various commercial accounts under its control. (ECF No. 1-3). At that time, Mr. Cooper and Mr. Woda were both on Benchmark’s Board of Directors. (George Depo., 60–61; Caldwell Decl., ¶ 3, ECF No. 51-2). Woda established hundreds of banking accounts at Benchmark, including for the Limited Partnerships and WCI. (Caldwell Decl., ¶ 7). On the same date, Woda also entered into an ODFI-ACH Originator Agreement (“ACH Agreement”) with Benchmark, allowing Woda to initiate online ACH transfers for designated accounts listed in Schedule C. (ECF No. 1-2). Laura George (Vice President and Controller at Woda) was named as the company-authorized representative with respect to security procedures in the Agreement. (Id. Scheds. B, C). Schedule C was never formally amended after March 28, 2011. (George Depo., 105–06). But it was Benchmark’s understanding that all Woda accounts

that were added after March 28, 2011 and requested ACH access, including the Limited Partnerships, would fall under the original ACH Agreement—there did not need to be a new or updated Schedule C each time an authorized account was added. (Vincent Depo., 89–92, ECF No. 43; Caldwell Decl., ¶ 8). Pursuant to the Agreement, ACH transfers were only delivered through the internet banking system. (ACH Agreement, Sched B). Woda declined the delivery options of 3.5-inch diskette, manual report, and any “other” mechanism. (Id.). The maximum limit on the dollar amount of single ACH transfers was $50,000. (Id. Sched C). B. Benchmark’s Security Procedures After the Agreements were signed, Ms. George met with Jan Vincent (a Business Banker at Benchmark), and Jerry Caldwell (Chief Executive Officer, Chairman, and President of Benchmark) to establish parameters for Woda’s online banking with Benchmark.1 (Vincent Decl., ¶ 4, ECF No. 51-4; Vincent Depo., 10–11, 49; George Depo., 65–66; Caldwell Decl., ¶ 2). Following this discussion, one unique username and password was assigned to each Woda

employee who was granted access to any Woda bank accounts. (George Depo., 73–74; Vincent Decl., ¶ 6). Each employee also had to set up security questions and answers that were triggered by a risk score algorithm. (George Depo., 86; Caldwell Decl., ¶ 6). Although Fiserv usually generated temporary passwords for new accounts, there was at least one occasion where Mr. Caldwell sent Ms. George an e-mail that listed generic temporary passwords for new Woda users. (Vincent Depo., 128–29; Ex. F., ECF No. 44-4;). At some point, Ms. Vincent or Mr. Caldwell also offered Ms. George banking tokens as an additional security feature. (George Depo., 79; Vincent Depo., 50–52; George Aff., ¶ 11, ECF No. 53-3). However, when Ms. George was told that Woda did not have to use tokens, she declined because they were “inconvenient.” (George Depo., 137–38).

Upon any attempted log in, Fiserv’s software would verify that the username, password, and security questions, if prompted, were correct. (Vincent Depo., 36). If someone tried to log in with bad credentials, they would be locked out after three unsuccessful attempts. (Id.). Benchmark would then get a Fiserv report the next day that showed any log in attempts and account lockouts. (Id. at 37). Fiserv utilized IP blacklisting as well. (Vincent Decl., ¶ 6). In addition to these security measures, ACH transfers required dual authorization. (George Depo., 75, 91–92). This allowed Woda to assign users who could initiate ACH transfers but then require another approved internal user to authorize the transfer before funds

1 Benchmark’s online banking platform was provided by Fiserv, Inc. (Vincent Depo., 20). were released to Benchmark to either reject or approve the request. (Vincent Depo., 54–56). However, at Woda’s request, designated employees could bypass dual authorization and both initiate and approve ACH transfers. (George Depo., 78, 93; Vincent Decl., ¶ 7). Benchmark’s Board of Directors set out the procedures and policies for the bank, including the required

security procedures and the ACH policy. (Vincent Depo., 44; Decl. Caldwell, ¶ 9; Ex. B, ECF No. 44-2). Part of Ms. Vincent’s job was to assist Benchmark customers, including Woda, in generating ACH transfers through the online banking system. (Vincent Depo., 30–32). Ms. Vincent would designate specific individuals as ACH users per instructions from the customer. (Id. at 38). This included filling in each person’s online banking profile with their personal data, e-mail, what accounts they had access to, and any accounts “they would be signers on.” (Id. at 40). In approving or rejecting an ACH request, Ms. Vincent would look to see if the ACH transfer was generated by a known authorized user, the debits and credits balanced, and the account the user was transferring money from had money in it to cover the transfer. (Id. at

31; ACH Agreement, ¶ 2(a)). If the ACH transfer met this criterion, Ms. Vincent would release the funds to the designated recipient. (Vincent Depo., 31). Ms. George was one of the supervisors responsible for managing the list of Woda employees who had access rights to bank accounts at Benchmark, including who could initiate and/or approve ACH transfers and from which accounts. (George Depo., 72, 89). Ms. George communicated any changes to that list to Ms. Vincent by e-mail, phone, and/or in person. (Id. at 72–73; Vincent Depo., 97). As long as the request for access came from Ms. George, Jill Clifford (Development Controller), or Amy Brown (Head of Accounting), Ms. Vincent would make the necessary authorization. (Vincent Depo., 76). While Ms. Vincent relied on Ms. George to keep her apprised of which Woda employees should have ACH access and to what accounts, Ms. Vincent would sometimes initiate a check to see if Woda had any new personnel who should have ACH access or if anyone left and their account should be terminated. (Id. at 74). According to Ms. George, Woda had a high, almost daily, rate of employee turnover among all its

subsidiaries and affiliates. (Id. at 74; George Depo., 107–10; Ex. 5, ECF No. 46-2). C. The Fraudulent Transfers On March 22, 2016, Ms. Clifford emailed Ms.

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Mary Harvin Center Limited Partnership v. Benchmark Bank, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mary-harvin-center-limited-partnership-v-benchmark-bank-ohsd-2020.