United States of America ex rel. Britney Harrell v. Unified Residential Management, LLC

District Court, W.D. Tennessee·Decided September 30, 2024·No. 2:23-cv-02009·Unknown

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF TENNESSEE WESTERN DIVISION UNITED STATES OF AMERICA ex rel. ) BRITNEY HARRELL, ) Plaintiff, ) ) v. ) No. 2:23-cv-02009-SHL-cgc ) UNIFIED RESIDENTIAL ) MANAGEMENT, LLC ) and ORO CAPITAL ADVISORS, LLC, ) Defendants. ) ORDER GRANTING DEFENDANTS’ MOTION TO DISMISS COMPLAINT AND DENYING AS MOOT PLAINTIFF’S SECOND MOTION TO EXTEND THE TIME TO AMEND COMPLAINT

Before the Court are Defendants Unified Residential Management, LLC and Oro Capital Advisors, LLC’s Motion to Dismiss Complaint (ECF No. 27), filed October 17, 2023; Plaintiff United States of America ex rel Britney Harrell’s response (ECF No. 49), filed July 17, 2024; Defendants’ reply (ECF No. 50), filed July 31, 2024; Plaintiff’s Second Motion to Extend the Time to Amend Complaint (ECF No. 40), filed November 14, 2023; and Defendants’ response (ECF No. 44), filed November 28, 2023. For the following reasons, Defendants’ motion to dismiss is GRANTED, and Plaintiff’s motion to extend the time to amend is DENIED AS MOOT. BACKGROUND1 Plaintiff Britney Harrell worked as an assistant manager and manager at The Vale

1 The facts are taken from Harrell’s amended complaint (ECF No. 9) and are accepted as true for purposes of this motion. Defendants’ response argues facts both contrary to and not stated in Harrell’s pleading. (See, e.g., ECF No. 27-1 at PageID 128 (“The only condition placed upon a landlord who agreed to accept ERA funds . . . was the landlord could not evict the tenant for the non-payment.”).) As Defendants are aware, their own allegations are not considered at this stage. Apartments, a multi-family apartment complex in Memphis, Tennessee, managed by Defendant Unified Residential Management, LLC and owned by Defendant Oro Capital Advisors, LLC. (ECF No. 9 at ¶ 7.) As an assistant manager, Harrell managed the books and handled the “day- to-day accounting for tenants’ rent payments.” (Id.) As a manager, she oversaw operations,

supervised evictions, and addressed tenants’ complaints. (Id.) Harrell worked for Defendants during the COVID-19 pandemic, when tenants across the country struggled to pay their rent. (See ECF No. 9 at ¶¶ 7, 15–18, 27.) In an effort to assist people at risk of losing their housing, Congress authorized Emergency Rental Assistance funding through the United States Department of the Treasury. (Id. at ¶ 15.) The Treasury distributed funds to the city of Memphis and Shelby County, who then distributed those funds to landlords through the Memphis and Shelby County Emergency Rental Assistance Program. (Id. at ¶¶ 16–17.) The Memphis program awarded funds to landlords for tenants who met certain eligibility requirements. (Id. at ¶ 17.) Before awarding funds to cover rent for eligible tenants, the Memphis program required

landlords to submit an electronic application to verify the tenancy with documentation like the landlord’s W-9, the tenant’s photo identification, and the lease agreement. (Id. at ¶ 18.) The landlord also agreed to temporarily halt the eviction process and promised to remove late fees. (Id.) The application required landlords to certify that their statements were true and that they would abide by the conditions of the Memphis program. (Id.) The application warned landlords that a false claim could lead to an action under the False Claims Act. (Id. at ¶ 19.) After the Memphis program approved an application, it sent the funds directly to the landlord or the landlord’s representative, who was then required to apply the total award to the tenant’s account. (Id. at ¶ 20.) These payments typically came in the form of bulk settlement checks containing the combined award for a group of approved tenants. (Id.) The tenants themselves only received a letter detailing the number of covered payments and the total amount paid by the program. (Id. at ¶ 21.) Defendants hired S. Joshua Kahane to submit the required documentation on their behalf. (Id. at ¶¶ 22–23.)2 Kahane negotiated with the Memphis program to obtain payments for

Defendants’ tenants. (Id. at ¶ 23.) In exchange, Plaintiff alleges that Defendants allowed Kahane to retain ten percent of the funds awarded to each tenant. (Id.) The Memphis program sent Defendants’ bulk settlement checks directly to Kahane, who took his ten percent fee off the top before he issued checks on his law firm account to Unified Residential for the remaining funds. (Id. at ¶¶ 24–25.) Defendants knew about the reduction—indeed, they allowed it—but they failed to restore the ten percent balance to the affected tenants’ accounts. (Id. at ¶ 25.) The Vale’s tenants complained to Harrell that they did not receive their full payment as described by the Memphis program and that late fees remained on their accounts. (Id. at ¶¶ 26– 27.) Harrell then raised the issue with Shavaugh Sierras, an accountant for Oro Capital. (Id.)

Sierras emailed documents to Harrell confirming that the accounts for several tenants were missing ten percent of their total award. (Id. at ¶ 28.) For her part, Sierras tried to contact the Memphis program twice to obtain information about the total amount awarded to each affected tenant so she could correct any discrepancies in their accounts.3 (Id. at ¶¶ 29–30.) But before the program could provide any insight, Kahane directed Oro Capital to block further communication between the two. (Id. at ¶ 31.)

2 Kahane works at the same firm as Defendants’ counsel in this matter. (ECF No. 9 at ¶ 23.) Neither party raised a conflict of interest, so none is addressed. 3 Harrell states that she has possession of all documents referenced in her First-Amended Complaint. (ECF No. 9 at PageID 38 n.1.) After Kahane’s intervention, Sierras and Harrell began working together to credit the missing ten percent back into the tenants’ accounts. (Id. at ¶ 32.) Sierras credited the missing money to the tenants’ residential ledgers by inputting a ten percent debit coded as “r-conone” with the description, “To correct charge code.” (Id. at ¶¶ 33–34.) Harrell describes six different examples of Sierras’s inputs on different residential ledgers.4 (Id. at ¶ 34.)

Sierras and Harrell’s efforts were short lived—after a few weeks of working together, Harrell learned that Oro Capital no longer employed Sierras. (Id. at ¶ 37.) But the complaints kept coming. (Id. at ¶ 38.) Tenant J.R. showed Harrell the letter J.R. received from the Memphis program promising an award of $5,944.06. (Id.) J.R.’s residential ledger only showed a deposit of $5,349.65. (Id.) Tenant T.T. showed Harrell the letter confirming an award of $9,887.00. (Id. at ¶ 39.) T.T.’s account only reflected a deposit of $8,898.33. (Id.) Each time, ten percent was missing and late fees remained. (Id.) Tenant P.K. even complained to the Tennessee Attorney General’s Office, who then emailed Harrell about “rent assistance not being applied” to P.K.’s account. (Id. at ¶ 40.)

After receiving so many similar complaints, Harrell sent an email to Unified Residential listing the names of more than twenty tenants whose accounts did not reflect their total award. 5 (Id. at ¶ 43.) Not long afterwards, Unified Residential terminated Harrell’s employment. (Id. at

4 Harrell listed examples for the following tenants: J.L.; T.L.; L.T.; L.T.; T.C.; and T.C. (ECF No. 9 at ¶ 34.) Harrell also describes an encounter with tenant Q.I., who complained to her about a ten percent shortage in Q.I.’s account as of December 16, 2021. (Id. at ¶ 36.) Q.I. threatened to report Defendants if they did not correct the shortage. (Id.) Unified Residential’s representative assured Q.I. that reporting would not be necessary. (Id.) On December 22, 2021, Sierras inputted the missing ten percent under the code “r-conone” with the description, “extra 901 money per Josh.” (Id.

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United States of America ex rel. Britney Harrell v. Unified Residential Management, LLC, (W.D. Tenn. 2024).

United States of America ex rel. Britney Harrell v. Unified Residential Management, LLC (United States of America ex rel. Britney Harrell v. Unified Residential Management, LLC) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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