Rybner, M. v. Rybner, J.

CourtSuperior Court of Pennsylvania
DecidedMarch 18, 2020
Docket1790 MDA 2018
StatusUnpublished

This text of Rybner, M. v. Rybner, J. (Rybner, M. v. Rybner, J.) is published on Counsel Stack Legal Research, covering Superior Court of Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Rybner, M. v. Rybner, J., (Pa. Ct. App. 2020).

Opinion

J. A20004/19

NON-PRECEDENTIAL DECISION – SEE SUPERIOR COURT I.O.P. 65.37

MICHELLE L. RYBNER : IN THE SUPERIOR COURT OF : PENNSYLVANIA v. : : JACOB RYBNER, : No. 1790 MDA 2018 : Appellant :

Appeal from the Decree Entered September 26, 2018, in the Court of Common Pleas of Lancaster County Civil Division at No. CI-10-03913

BEFORE: GANTMAN, P.J.E., McLAUGHLIN, J., AND FORD ELLIOTT, P.J.E.

MEMORANDUM BY FORD ELLIOTT, P.J.E.: FILED: MARCH 18, 2020

Jacob Rybner (“Husband”) appeals from the September 26, 2018

divorce decree entered in the Court of Common Pleas of Lancaster County.

We affirm.

The record reflects that Husband and Michelle Rybner (“Wife”) married

on December 2, 2000. Wife filed for divorce on April 15, 2010. The trial court

appointed a divorce master with respect to Wife’s claims for equitable

distribution, alimony,1 attorney’s fees, costs, and expenses. The divorce

master held hearings on April 27, 2016 and October 19, 2016. On the date

of the first hearing, both parties were 40 years old. Wife was a college student

and worked as a house cleaner. Husband was self-employed and worked as

1The record reflects that Wife subsequently abandoned her claim for alimony. (See notes of testimony, 4/27/16 at 73-74.) J. A20004/19

a real estate developer, constable, and used car dealer. The parties had three

children born of the marriage, who were then 15, 12, and 10 years old.

The divorce master filed her report on January 16, 2018. The

trial court summarized the report, which divided the marital property into

eight categories, as follows:

1. Husband’s Real Estate Businesses

The Divorce Master valued Husband’s real estate businesses at $202,369.07. This was based upon the evidence that could be retrieved and presented to the Divorce Master. The Divorce Master noted that it was incredibly difficult for her to obtain clear, verifiable information about these businesses from Husband because he ignored both her and Wife’s counsel’s request for documentation to support the dealings of these businesses. Information received was often later contradicted by Husband, thus adding confusion. Wife did present testimony to support Husband’s many large cash transactions which indicated to the Divorce Master that Husband had access to greater financial assets than he alleged prior. There was no formal business valuation introduced by either party, only convoluted and contradictory testimony, much of which relied on the credibility of Husband. The Divorce Master arrived at the $202,369.07 number as Husband’s portion of the real estate businesses because that was the amount he paid to his brother, Leon, when they ceased joint business operations.

2. Proceeds from the Sale of the Marital Residence at 1939 [Kendale] Place

The marital residence was sold on February 14, 2014, and each party received approximately

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$12,708.14 from the proceeds of the sale for a total of $25,416.29. The Divorce Master recognized that Husband again desired to have these amounts offset by the “losses” he suffered on this property, though Husband did not present adequate evidence or testimony to establish any valid losses sustained. Further, this property was owned by Husband and Wife and not by any of the businesses so any housing expenses or mortgage payments would not be deducted from the proceeds of the sale to determine net equity.

3. Proceeds from the Sale of the Marital Property located at Old Delp Road

When this property was sold the proceeds deposited into the escrow accounts were in the amount of $206,833.49 and approximately $23,180.00. These amounts are what the Divorce Master used for valuation of the marital property for equitable distribution. The Divorce Master recognized that Husband desired to have these amounts offset by the “losses” he suffered on this property, though Husband did not present adequate evidence or testimony to establish these alleged losses.

4. Rent Received from Marital Property located in East Brunswick, New Jersey

The parties owned the Old Bridge Turnpike property in East Brunswick for several years. This property was originally their marital residence and then was later intended to be developed for a profit. The nature of the ownership of this property was unclear, whether it was a personal or business property. The property was owned jointly by Husband and Wife and Husband received rental income of approximately $2,000 a month which he did not share with Wife. In November 2015, Husband stopped paying the mortgage and taxes on the property. Nevertheless, Husband continued to

-3- J. A20004/19

receive rental income from November 2015 until February 2017, which amounts to $32,000. Husband claims that during the recent years, the property maintenance costs exceeded the rental income; thus, he should be credited with the losses during those years. Husband did not produce evidence to adequately substantiate these losses. Conversely, substantial evidence was presented that Husband received rental income from this marital property. The Divorce Master divided the $32,000 equally between Husband and Wife in her recommended distribution.

5. Real Estate Located in East Brunswick, New Jersey

The Divorce Master used the amount of $100,000 as the marital value of the Old Bridge Turnpike property in East Brunswick in light of the parties’ testimony that the property would be sold to Serge Shapiro for $100,000 to extinguish an outstanding loan Serge had with Husband. The nature of the ownership of this property was unclear, whether it was a personal or business property. It was deeded in Husband and Wife’s name, but the mortgage was in Husband’s name alone. The property was bought in 2004 for $650,000.00 with a plan to develop the property to make a million dollars. Husband never obtained the necessary approvals to develop the land. As of February 2016, the mortgage balance was $354,800.00. After the cost of sale and assuming that they could sell the property for appraisal value, the net equity would be $249,700.00. Husband testified to massive losses he sustained on the property, but did not produce adequate evidence for the Divorce Master to adequately determine those loss amounts. When asked what he would like the Court to do in equitable distribution, Husband replied, “the property in Jersey, I’d like to write off to Serge for the money that’s owed to him and wish him good

-4- J. A20004/19

luck with it.” Accordingly, the Divorce Master set the marital value of the East Brunswick property at $100,000.00, which is the amount that Husband testified he owed to Serge.

Trial court opinion, 9/26/18 at 1-5 (record citations omitted). The divorce

master identified the remaining three categories of marital property subject

to equitable distribution as the marital portion of Husband’s whole life

insurance policy, a 2005 Dodge Caravan, and the parties’ personal property,

which were all determined to have no value for purposes of equitable

distribution. (Id. at 5.)

The divorce master valued the marital estate at $589,798.85.2 The

divorce master recommended that Husband be awarded the marital value of

the real estate businesses in the amount of $202,369.07 and the parties’

New Jersey real estate valued at $100,000 and that Wife be awarded the

proceeds of the sale of the marital property located at Old Delp Road, totaling

$230,013.49. The divorce master recommended an equal division of the

proceeds from the sale of the marital residence at Kendale Place and the rent

received from the marital property located in New Jersey, which amounted to

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