Reznik v. Garaffo

2006 Mass. App. Div. 25, 2006 Mass. App. Div. LEXIS 33
CourtMassachusetts District Court, Appellate Division
DecidedFebruary 22, 2006
StatusPublished
Cited by3 cases

This text of 2006 Mass. App. Div. 25 (Reznik v. Garaffo) is published on Counsel Stack Legal Research, covering Massachusetts District Court, Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Reznik v. Garaffo, 2006 Mass. App. Div. 25, 2006 Mass. App. Div. LEXIS 33 (Mass. Ct. App. 2006).

Opinion

Per Curiam.

Bay Avary Associates, LLC, a Massachusetts limited liability company engaged in commercial and residential real estate development, was [26]*26selected by the Town of Sudbury from a group of competitive bidders to build the Frost Farm Village Condominiums (“Frost Farm”), a 44-unit condominium complex for moderate-income senior citizens. Bay Avary and the Town executed a ground lease of the Frost Farm site in July, 2001, and construction began thereafter. The project was plagued by successive legal and construction obstacles and resulting delays. Even after occupancy permits were issued, a number of unit owners complained about a host of post-construction problems ranging in severity from serious basement flooding to mismatched kitchen cabinet doors. The appendix on this appeal prepared by plaintiff-appellant Mark Reznik (“Reznik”) contains more than 60 pages of copies or duplicate copies of Sudbury newspaper articles, transcripts of Reznik’s electronic mail (“e-mail”) correspondence with a local reporter, and selected pages of pleadings filed by subcontractors or other Frost Farm residents in lawsuits unrelated to this one. Those materials underscore the climate of hostility between some residents and the Frost Farm developers, but they are not probative of Reznik’s far more straightforward claims.2

While Reznik’s amended complaint of December 16, 2004,3 excoriates the defendants for allegedly utilizing Frost Farm as a “golden opportunity” for “making money on elderly people” through extortion, “coercion, threats, blackmail, ill faith and scam,” Reznik’s lawsuit has little to do with the legitimate grievances of a few of his Frost Farm neighbors. Reznik’s complaint instead seeks an award of damages for interest on a 2001 pre-construction deposit he paid upon the execution of, and as required by, the purchase agreement for his Frost Farm condominium unit. The deposit was paid to and held by Bay Avary, not even named by Reznik as a party to this suit, and no interest on the deposit was contemplated in the purchase agreement. Yet Reznik alleges that he is entitled to interest on his deposit because the defendants intentionally misrepresented his unit’s occupancy date at the time the deposit was paid and deliberately delayed construction completion thereafter. However, neither the defendants, nor Bay Avary, could have orchestrated the series of construction setbacks which apparently occurred.4

Reznik also seeks recovery of the cost of a full basement in his unit, which was ordered and paid for pursuant to a purchase agreement attachment for unit extras or upgrades and “finishes” signed by Reznik’s wife, Helen, and [27]*27defendant Avary, R.T.G., Inc. (“RTG”).5 Reznik failed in his attempt to negotiate a waiver of the basement cost by RTG prior to the Rezniks’ purchase of the unit, and now seeks to recover his payment for the full basement the Rezniks ordered and RTG constructed by charging that the defendants compelled him to order the upgrade by extortion, coercion, duress and unfair and deceptive practices in violation of G.L.c. 93A.

The actual contract signed by the Rezniks and concrete information about the progression of the Frost Farm project appear not in Reznik’s complaint, but in materials filed by the defendants in support of their Mass. R. Civ. R, Rule 12(b)(6), motion. Reznik has appealed, inter alia, the allowance of both the defendants’ dismissal motion and motion for monetary sanctions against him for commencing a frivolous, vexatious suit.

While the defendants’ eagerness to terminate Reznik’s harassment (see discussion, infra) is understandable, their efforts to do so fell short of the full procedural compliance necessary for a judgment in their favor at this initial litigation stage.

1. Mass. R. Civ. E, Rule 12(b) (6), Motion to Dismiss. Defendant Richard T. Garaffo (“Garaffo”) was served on January 10, 2005. He thus had until Monday, January 31, 2005, either to serve his answer, Mass. R. Civ R, Rule 12(a), or to serve a Mass. R. Civ R, Rule 12(b) motion, which would have tolled the time for filing a responsive pleading. Garaffo mailed his Rule 12(b) (6) motion to the trial court on January 31, 2005. The motion was received and docketed, and thus filed, on February 2, 2005. Mass. R. Civ. R, Rule 77(c). See also Barrett v. Lynn Ladder & Scaffolding Co., 1994 Mass. App. Div. 217, 218. Further, the motion was not effectively served by January 31, 2005. While service, unlike filing, is complete upon mailing, Mass. R. Civ. R, Rule 5(b), Richardson v. Foodmaster Supermarkets, Inc., 1998 Mass. App. Div. 49, 51, Garaffo did not mail the dismissal motion. He instead forwarded it on January 31, 2005 by Federal Express overnight delivery. No signature was required. A Federal Express tracking order evidences that the motion was in fact delivered to Reznik’s front door on February 1, 2005. However, such delivery did not satisfy Rule 5(b) requirements, which provide that service by delivery to a person like Reznik, who has no office, is accomplished by “leaving [the motion] at his dwelling or usual place of abode with some person of suitable age and discretion then residing therein.” While the trial court could have properly concluded that Reznik’s explanations for his [28]*28alleged non-receipt of the delivered motion were less than credible,6 the record does not permit the determination that Garaffo effectively served his Rule 12(b) (6) motion by the January 31, 2005 responsive pleading deadline.

Conversely, the Rule 12(b) (6) motion was not untimely as filed by defendant RTG because Reznik elected not to serve RTG with process. In the absence of service, the Rule 12(a) twenty-day period for RTG’s filing of a responsible pleading never began to run.7 See Curly Customs, Inc. v. Pioneer Financial, 62 Mass. App. Ct. 92 (2004). Again, however, delivery of the motion did not comply with Rule 5(b).

Moreover, the defendants’ motion was not limited to the inadequacies of the complaint itself, but was predicated on significant additional material outside of the pleadings, including affidavits. See Orion Ins. Co. v. Shenker, 23 Mass. App. Ct. 754, 757 (1987). In such a case, a Rule 12 (b) (6) motion may be properly converted [29]*29to one for a Mass. R. Civ. R, Rule 56, summary judgment "with notice to the opposing party and an opportunity to present additional responsive material. White v. Peabody Constr. Co., 386 Mass. 121, 127 (1982). While Reznik continued to file all manner of additional matters, relevant and otherwise, in support of other motions pending contemporaneously with the defendants’ dismissal motion, he filed nothing substantive in opposition to that motion. Compare The Stop & Shop Cos. v. Fisher, 387 Mass. 889, 892 (1983) (“A party may be held to have constructive notice that the court is treating a Rule 12(b) (6) motion as a motion for summary judgment when it has, itself, submitted extra-pleading material”); Marram v. Kobrick Offshore Fund, Ltd., 442 Mass. 43 n.4 (2004) (conversion of Rule 12(b) (6) motion unnecessary where plaintiff had notice of additional materials and relied on them in framing his complaint).

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Related

Reznik v. Yelton
2011 Mass. App. Div. 1 (Mass. Dist. Ct., App. Div., 2011)
Jillson Co. v. Reznik
2008 Mass. App. Div. 63 (Mass. Dist. Ct., App. Div., 2008)
Reznik v. Garaffo
2008 Mass. App. Div. 58 (Mass. Dist. Ct., App. Div., 2008)

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2006 Mass. App. Div. 25, 2006 Mass. App. Div. LEXIS 33, Counsel Stack Legal Research, https://law.counselstack.com/opinion/reznik-v-garaffo-massdistctapp-2006.