Moorman v. Bremm

CourtDistrict Court, D. Connecticut
DecidedOctober 5, 2022
Docket3:21-cv-01300
StatusUnknown

This text of Moorman v. Bremm (Moorman v. Bremm) is published on Counsel Stack Legal Research, covering District Court, D. Connecticut primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Moorman v. Bremm, (D. Conn. 2022).

Opinion

UNITED STATES DISTRICT COURT DISTRICT OF CONNECTICUT

GEMMA MOORMAN and : JEFFREY MOORMAN, : Plaintiffs, : : v. : Civil No. 3:21-CV-1300(OAW) : JAMES BREMM and JASON : KONSCHNIK, : Defendants. :

RULING ON DEFENDANTS’ MOTION TO DISMISS Gemma and Jeffrey Moorman (“Mrs. Moorman,” “Mr. Moorman” and collectively “the Moormans” or “Plaintiffs”) bring this action against James Bremm (“Mr. Bremm”) and Jason Konschnik (“Mr. Konschnik”) (collectively “Defendants”), alleging that Defendants are liable for fraud, breach of contract, and fraudulent concealment, arising from misrepresentations concerning property located at 896 Cedar Road in Southport, Connecticut (“the Property”). Plaintiffs additionally assert claims for defamation and abuse of process against Defendants’ counsel. Plaintiffs invoke this court’s jurisdiction pursuant to 28 U.S.C. § 1332.1 Defendants have filed a Motion to Dismiss Plaintiffs’ claims (ECF No. 28). Plaintiffs have filed a Motion to Join Additional Party (ECF No. 59) and the parties have filed several discovery-related motions. For the reasons stated herein, the court GRANTS Defendants’ motion, DENIES Plaintiffs’ motion, and finds the remaining motions MOOT.

1 28 United States Code section 1332 provides, in relevant part, as follows: “(a) The district courts shall have original jurisdiction of all civil actions where the matter in controversy exceeds the sum or value of $75,000, exclusive of interest and costs, and is between-(1) citizens of different States . . . .” 28 U.S.C. § 1332(a). I. BACKGROUND a) Factual Allegations In 2017, Defendants purchased the Property from Nils and Joan Sterner (“the Sterners”) and “undertook a complete renovation.” Second Amended Complaint (“SAC”),

ECF No. 25 at 3 ¶ 1. The Sterners made Defendants aware of drainage problems on the Property and provided Defendants with documents in support of their mitigation efforts with respect to those issues. Id. at ¶ 2. On September 25, 2018, six to eight inches of rain fell in the vicinity of the Property. Id. at ¶ 4. A parcel known as Hull’s Farm Estate (“Hull’s Farm”) abuts the north and west portions of, and is at a “considerably higher” elevation than, the Property. Id. at ¶ 5. On that date, runoff from Hull’s Farm “washed grass, soil, fertilizer and other organic debris,” onto the Property, causing contamination of the in-ground swimming pool thereon. Id. at ¶ 6. Defendants hired Marquee Pools and Service (“Marquee”) to clean the pool. Id. at

¶ 7. Marquee performed service on three occasions, in order to complete the cleaning. Id. at ¶¶ 8-10. Marquee’s invoices marked “PAID” were billed to Defendants. Id. at 11. While Defendants resided at the Property, rain runoff from an abutting property washed organic debris into the in-ground pool, caused the Property’s sump pumps to activate. Id. at 2. Defendants “could see water flowing from the sump pumps and pooling in the cul de sac.” Id. Defendants “engaged Marquee Pools and Service to clean the pool in three separate service visits over the course of one week.” Id. Defendants resided at the Property, id. at ¶ 3, until, in the latter part of 2018, or early 2019, they made a decision to sell it. Id. at 13. On February 6, 2019, Defendants executed a “Residential Property Condition Disclosure Report” (“Disclosure Report”), in compliance with Conn. Gen. Stat. [§] 20- 237b. Id. at ¶¶ 14–15. In the Disclosure Report, Defendants answered “no” to a question regarding the existence of “water drainage problems” on the Property. Id. at ¶ 16. The Disclosure Report “was incorporated into the Fairfield County Bar Association Residential

Real Estate Sales Agreement ("Agreement") for the sale of the Subject Property by the Defendants to the Plaintiff[, Mrs. Moorman,] as a rider.” Id. ¶ 17.2 On June 2, 2019, Defendants signed the Agreement regarding the sale of the Property to Mrs. Moorman. Id. at ¶ 18. During a “walk through” of the Property, Bremm denied that the sump pumps had ever been triggered, in response to Mr. Moorman’s inquiry. Id. at ¶ 19. Defendants failed to give Plaintiffs the Disclosure Report and, instead, left it and other documents in a kitchen cabinet. Id. at ¶ 22. The additional documents included an April 2015 contract for waterproofing services between Quality Dry Basements (“Quality”) and the Sterners. Id. at ¶ 23.

Despite the Agreement’s stated requirements regarding misrepresentations and notice, id. at ¶¶ 24-26, no notice was sent to Plaintiffs with respect to water drainage problems. Id. at ¶ 27. In reliance on the Disclosure Report and lack of other notice, Plaintiffs decided to purchase the Property. Id. at ¶¶ 28.

2 Although the SAC states that the Agreement was between Plaintiffs and Defendants, the Agreement, which is attached to Plaintiffs’ Opposition, ECF No. 32, lists as signatories only Defendants and Mrs. Moorman. ECF No. 32, Pl. Ex. B at 19. As stated infra, on a motion brought pursuant to Rule 12(b)(1), asserting a fact-based challenge to the existence of subject matter jurisdiction, the parties may submit, and the court may consider, evidence outside of the allegations stated in the complaint. See infra at 7 (citing Carter v. HealthPort Techs., LLC, 822 F.3d 47, 57 (2d Cir. 2016)). On August 1, 2019, Defendants conveyed title to the property to Gemma M. Moorman, Trustee of the Thorin Revocable Living Trust (“the Trust”). Warranty Deed, ECF No. 28-1, Def. Ex. A at 10.3 On July 9, 2021, four inches of rain fell in the area of the Property and resulted in runoff effecting the Property’s pool, for which Plaintiff’s engaged MJ Pools. Id. at ¶¶ 30-

31. From September 1 through September 2, 2021, a hurricane in the area of the Property deposited six inches of rain, resulting in the aforementioned runoff into the pool and, additionally, causing the grout in the pool apron to erode. Id. at ¶ 32. In early October, Plaintiffs hired Rizzo Pool and Masonry (“Rizzo”) to remedy the damage. Id. at ¶ 33. Upon their investigation, Plaintiffs discovered, through the statements of two neighbors, id. at ¶ 35, and Marquee, id. at ¶¶ 36-37, the 2018 remediation for runoff issues on the Property.

The Second Amended Complaint states that Defendants knew or should have known that drainage problems did exist on the Property. Id. at 2. In particular, “when there is heavy rainfall . . . runoff from an abutting property would wash soil, grass, fertilizer and other organic debris into the in-ground swimming pool on the Subject Property and

3 Despite the statement in the SAC that Plaintiffs purchased the property, the Parties’ 26f Report, states as an undisputed fact that “[o]n August 1, 2019, the Plaintiffs conveyed title to 896 Cedar Road, Southport, CT 06890 to Gemma M. Moorman, Trustee of the Thorin Revocable Living Trust.” ECF No. 20 at 3 (emphasis added). It is unclear whether this “undisputed fact” erroneously listed “Plaintiffs,” rather than “Defendants,” or whether at some point immediately after an initial transfer of the Property, Plaintiffs then conveyed it to the Trust. Regardless, the Warranty Deed, ECF No. 28-1, Def. Ex. A at 10, lists as signatories both Defendants and Mrs. Moorman, in her capacity as Trustee of the Thorin Revocable Living Trust. Therefore, the Warranty Deed, and associated Title Examination, which also is attached to Defendants’ Motion, establish that the Trust owned the property on August 1, 2019, through at least December 21, 2021. Title Examination Report and Warranty Deed, ECF No. 28-1 at 4, 10. contaminate it.” Id.

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