Stanley P. Kacher v. Kathy L. Kacher

CourtAlaska Supreme Court
DecidedJuly 22, 2015
DocketS15474
StatusUnpublished

This text of Stanley P. Kacher v. Kathy L. Kacher (Stanley P. Kacher v. Kathy L. Kacher) is published on Counsel Stack Legal Research, covering Alaska Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Stanley P. Kacher v. Kathy L. Kacher, (Ala. 2015).

Opinion

NOTICE Memorandum decisions of this court do not create legal precedent. A party wishing to cite such a decision in a brief or at oral argument should review Alaska Appellate Rule 214(d).

THE SUPREME COURT OF THE STATE OF ALASKA

STANLEY P. KACHER, ) ) Supreme Court No. S-15474 Appellant, ) ) Superior Court No. 3KN-12-00063 CI v. ) ) MEMORANDUM OPINION KATHY L. KACHER, ) AND JUDGMENT* ) Appellee. ) No. 1548 – July 22, 2015 )

Appeal from the Superior Court of the State of Alaska, Third Judicial District, Kenai, Charles T. Huguelet, Judge.

Appearances: Blaine D. Gilman, Gilman & Associates, Kenai, for Appellant. Shana Theiler, Walton, Theiler & Winegarden, LLC, Kenai, for Appellee.

Before: Fabe, Chief Justice, Winfree, Stowers, Maassen, and Bolger, Justices. Winfree, Justice, dissenting.

I. INTRODUCTION In this divorce case, each spouse owned a separate residence before the marriage, and the spouses placed both properties in joint title during their marriage. In the property distribution, the superior court acknowledged the presumption that separate property placed in joint title becomes part of the marital estate. But the court found that the parties had intended to maintain separate economic identities and did not intend for

* Entered under Alaska Appellate Rule 214. the properties to transmute into marital property. Because the record supports the court’s findings regarding the parties’ intent, we affirm. We remand, however, to allow the court to address a possible scrivener’s error. II. FACTS AND PROCEEDINGS A. The Parties’ Marriage And Separation Kathy Kacher and Stanley Kacher (Stan) met in 2004 when Stan, who lived in California, stayed at Kathy’s Anchor Point residence, which she was operating as a bed and breakfast. Stan returned to California, but he and Kathy continued to communicate. In 2006 Stan moved in with Kathy at her Anchor Point residence, and they married in July of that year. At the start of their marriage, Stan was in his mid sixties and Kathy in her late forties. Both parties were previously married. Both were self-employed professionals — Stan as a real estate agent and appraiser, Kathy as an accountant. Both were relatively well established financially. And both brought real property to the marriage: Kathy owned the Anchor Point residence, and Stan owned a house in California. Five years later the marriage was on the rocks. In December 2011 Kathy asked Stan to move out of the Anchor Point residence, and she moved to the basement apartment. The next month, while Stan was conducting appraisals out of town, Kathy moved Stan’s personal property to a storage unit and changed the residence’s locks. Stan filed for divorce the next day. Both parties behaved poorly during the separation. In January 2012, only days after filing for divorce, Stan asked to return to the Anchor Point residence to retrieve some remaining personal belongings. Kathy gave Stan permission to enter the garage for his items, so long as he stopped by while she was away. But when Stan

-2- 1548 retrieved his personal property, he also removed the starter relay from Kathy’s car and cut her Internet and television cables. Later in 2012 Kathy became suspicious that Stan was misrepresenting his financial situation to her and to the superior court, and she learned that he was storing business documents in a cargo trailer parked on a mutual acquaintance’s property. Although the parties dispute the exact details of what happened next, Kathy concedes that she broke into the cargo trailer and took Stan’s files and a computer. The files contained Stan’s appraisal records, and Kathy testified that the records — along with other documents she possessed — revealed that Stan had underreported his income to the Internal Revenue Service (IRS) for years and was mischaracterizing his financial situation during the divorce proceedings. B. The Properties In Dispute 1. The Anchor Point residence Kathy purchased the Anchor Point residence in 1990, owed about $37,000 on the mortgage at the beginning of the marriage, and finished paying off the mortgage before the parties separated. In 2008 Kathy quitclaimed the property to Stan and herself jointly. The parties dispute the reason for this change of title. Kathy testified that she placed the property in joint title only to take advantage of a senior-citizen tax exemption for which Stan qualified. Stan, while not disputing that the tax exemption was a factor, testified that Kathy also recognized his willingness to assist in maintaining the property. Stan contributed labor, funds, and building supplies toward improving the residence.1 Despite these improvements, the value of the Anchor Point residence fell sharply in September 2012, when heavy rains caused the coastal bluff on the property

1 Stan initially told the superior court in an affidavit that he had provided about $100,000 toward the improvements. On appeal he claims about $25,000, an estimate Kathy does not contest.

-3- 1548 to erode suddenly, leaving the house about 15 feet from the edge of the bluff. At trial Stan’s expert witness — a professional appraiser — testified that the property would probably be ineligible for mortgage financing because, at the current rate of erosion, the house would begin to collapse within 30 years. 2. The California residence Stan purchased the California residence for about $45,000 at an estate sale in 1995. At trial, he described the house as initially being “about 300 square feet [and] in very poor repair,” but he renovated it, increasing its size by 1,000 square feet and adding a 2,000 square-foot deck. Stan refinanced the mortgage on the California residence in March 2006 — only months before the marriage. The residence was valued at over $500,000 at the time, and Stan took out an additional $350,000 loan. He invested $100,000 of the loan proceeds in a business venture that ultimately failed and placed the remaining $250,000 in a personal bank account. Stan again refinanced the mortgage in 2008 to reduce his monthly payments. In doing so, he placed the property in joint title with Kathy. The parties dispute the reason for the change of title. Kathy testified that Stan’s income was insufficient for him to qualify for the refinance and that she agreed to take joint title and sign onto the loan solely to help Stan lower his mortgage payments. She further claimed that she “wanted nothing to do with that house.” In contrast, Stan testified that he was capable of qualifying for the refinance on his own, that the parties were making joint financial decisions at that time, and that the change in title reflected the parties’ marital status. But regardless of the reason for the change in title, Stan continued to pay the mortgage, taxes, and utility costs for the residence out of his separate account. By the time of trial, the value of the California residence had fallen significantly. Kathy arranged an appraisal, and the property was valued at around $230,000. The parties stipulated to this value. Because about $346,000 remained on the

-4- 1548 mortgage principal at the time of trial, the property had no equity and was about a $100,000 liability. C. Legal Proceedings Stan filed for divorce in January 2012. The next day, he requested an order allowing him to reside at the Anchor Point residence during the pendency of the divorce. Stan described the lockout as a “wrongful eviction,” and argued that “if [Kathy] feels uncomfortable sharing the marital residence with [me], she should move.” Kathy responded by claiming that the house was her “sole separate property” and noting that Stan continued to own and maintain the California residence. The superior court denied Stan’s request and ordered him not to return to the Anchor Point residence. Stan then asked the court to require Kathy to pay half of the mortgage payments on the California residence.

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Bluebook (online)
Stanley P. Kacher v. Kathy L. Kacher, Counsel Stack Legal Research, https://law.counselstack.com/opinion/stanley-p-kacher-v-kathy-l-kacher-alaska-2015.