Temple-Inland, Inc. v. United States

59 Fed. Cl. 550, 93 A.F.T.R.2d (RIA) 1116, 2004 U.S. Claims LEXIS 36, 2004 WL 360872
CourtUnited States Court of Federal Claims
DecidedFebruary 25, 2004
DocketNo. 99-699C
StatusPublished
Cited by6 cases

This text of 59 Fed. Cl. 550 (Temple-Inland, Inc. v. United States) is published on Counsel Stack Legal Research, covering United States Court of Federal Claims primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Temple-Inland, Inc. v. United States, 59 Fed. Cl. 550, 93 A.F.T.R.2d (RIA) 1116, 2004 U.S. Claims LEXIS 36, 2004 WL 360872 (uscfc 2004).

Opinion

OPINION

BRUGGINK, Judge.

This is one of several cases pending before this court and the Federal Circuit concerning Congress’ enactment of Section 13224 of the Omnibus Budget Reconciliation Act of 1993, Pub.L. No. 103-66, 107 Stat. 312, 485 (1993), also known as the “Guarini legislation.” See Nat’l Australia Bank v. United States, 55 Fed.Cl. 782 (2003); Local Am. Bank v. United States, 52 Fed.Cl. 184 (2002); Coast-to-Coast Fin. Corp. v. United States, 52 Fed.Cl. 352 (2002); Centex Corp. v. United States, 49 Fed.Cl. 691 (2001); First Heights Bank v. United States, 51 Fed.Cl. 659 (2001); First Nationwide Bank v. United States, 49 Fed.Cl. 750 (2001). These cases arose out of the savings and loan crisis of the 1980s, during [552]*552which time the Federal Savings and Loan Insurance Corp. (“FSLIC”) offered tax incentives to outside investors to induce them to acquire failing thrifts and restore them to financial viability. The plaintiffs in these cases are institutions that, in 1988, acquired failing thrifts in transactions supervised by FSLIC and the Federal Home Loan Bank Board (“FHLBB”). See Centex, 49 Fed.Cl. at 693.

Like the plaintiffs in the other tax benefits ■ cases, Temple-Inland Inc. (“Temple”) and its subsidiary, Guaranty Federal Savings Bank (“GFSB”), entered into a contract with FSLIC, approved by FHLBB, to acquire substantially all of the assets and liabilities of three failing thrifts. Plaintiffs allege that as part of that agreement, FSLIC promised, inter alia, to reimburse GFSB for losses GFSB incurred in the disposition of “covered assets.” In addition, plaintiffs state that FSLIC assured GFSB that it would be able to take a tax deduction for covered asset losses (“CALs”) even though losses were reimbursed with tax-free assistance from FSLIC.

Plaintiffs allege that the government breached its implied covenant of good faith and fair dealing in its agreement with plaintiffs by pursuing and then enacting the Guarini legislation, which was targeted at eliminating the CAL deduction. Plaintiffs alternatively allege that the FSLIC tax provisions, which allowed Temple to deduct CALs, were incorporated into Temple’s contract with the government, and that the government breached that express agreement by enacting the Guarini legislation. Additionally, plaintiffs argue that defendant breached the express terms of the “best efforts” clause contained in the agreement. Finally, plaintiffs invoke the Fifth Amendment, alleging either a taking of property or a violation of due process rights.

Defendant argues that a deduction for CALs was not actually available to plaintiffs, that plaintiffs assumed the risk of legislative change, and that the language of the parties’ express agreement precluded any implied rights under the contract. Defendant also argues that the Cooperation Clause of the parties’ agreement specifically precluded damages such as those sought by plaintiffs here. For reasons set out below, plaintiffs’ motion is granted in part and denied in part. Defendant’s motion is granted in part and denied in part.

BACKGROUND

A combination of high interest and inflation in the 1970s and the early 1980s threw the savings and loan industry into a crisis not experienced since the Great Depression. See United States v. Winstar, 518 U.S. 839, 844, 116 S.Ct. 2432, 135 L.Ed.2d 964 (1996). Faced with having to liquidate a vast number of failing thrifts, the government, acting through the FHLBB and FSLIC, contracted with various financial institutions and private investment groups to merge with or acquire failing thrifts and thereby acquire the assets and assume the liabilities of those thrifts. See Coast-to-Coast, 52 Fed.Cl. at 355-56. To enhance FSLIC’s ability to find parties willing to enter into such agreements, Congress authorized FSLIC to provide financial assistance to protect the acquirer against losses by reason of the acquisition. The financial incentives offered by FSLIC included payments to reimburse acquirers for capital losses incurred on disposition of covered assets of the acquired institution that had a fair market value less than their book value. See Centex, 49 Fed.Cl. at 693. Under FSLIC-specific provisions of the Internal Revenue Code,1 FSLIC’s reimbursement of CALs was not included in the acquirers’ gross income. Id. Furthermore, the Internal Revenue Code provided a tax deduction for CALs even though those losses were reimbursed with tax-free assistance from the FSLIC. Id. It was well understood by tax experts working inside and outside the government that the deduction for CALs was one of the tax benefits available to an acquirer in an FSLIC-assisted thrift acquisition. Id. at 693-94.

[553]*553As part of the Tax Reform Act of 1986,2 Congress provided that these tax provisions would be repealed as of December 31, 1988, for transactions completed after that date. Id. at 694. The December 31, 1988 sunset was prospective only; if an acquirer completed a transaction before that date it would be entitled to the tax benefits for the life of the transaction. The sunset provision therefore provided an incentive for acquirers and FSLIC to complete FSLIC-assisted acquisitions before the end of 1988. Under pressure from the FHLBB, FDIC, and the Treasury Department, Congress extended and modified the FSLIC tax provisions as part of the Technical and Miscellaneous Revenue Act of 1988 (“TAMRA”).3 See id. Specifically, section 4012(a) of TAMRA extended the special FSLIC tax provisions that were set to expire on December 31, 1988 for an additional year. For transactions entered into during 1989, however, CALs and other “tax attributes” were reduced by 50% of the amount of FSLIC assistance excluded from gross income.

Temple entered into the thrift industry in 1986 with the acquisition of Kilgore Federal Saving and Loan, considered a small but healthy thrift. In late 1987 or 1988, Temple decided that it was interested in growing its financial services division by expanding its presence in the thrift market. In order to do so, Temple, jointly with Mason Best Co., a Texas-based merchant bank, and Trammell Crow Co., a large real estate company, (collectively, the “Temple Group”), decided it would bid to acquire one or more fading thrifts in an FSLIC-assisted transaction. The members of Temple Group agreed that the transaction would be structured to assure that the new thrift would be a member of the Temple Group for federal income tax purposes. According to the then-managing director of Mason Best, Clarence Mayer, in consultation with the other members of Temple Group, Temple analyzed the size of a tax benefit that Temple could use efficiently, and, based on that calculation, Temple asked FHLBB for a certain size package of thrifts on which to bid.

The thrift crisis of the 1980s was particularly dire in Texas and the Southwest. See 1987 FHLBB ANN. REP. at RC00059. In February 1988, the FHLBB introduced the “Southwest Plan” through which it marketed failing thrifts in Texas and across the Southwest. As part of its marketing strategy, FSLIC and FHLBB sent a written “Request for Proposals” (“RFP”) to prospective acquirers, including members of the Temple Group. The RFP, in pertinent part, stated:

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59 Fed. Cl. 550, 93 A.F.T.R.2d (RIA) 1116, 2004 U.S. Claims LEXIS 36, 2004 WL 360872, Counsel Stack Legal Research, https://law.counselstack.com/opinion/temple-inland-inc-v-united-states-uscfc-2004.