Wayne Jensen v. United States Bankruptcy Court for the District of Colorado

CourtBankruptcy Appellate Panel of the Tenth Circuit
DecidedJune 7, 2019
Docket18-89
StatusPublished

This text of Wayne Jensen v. United States Bankruptcy Court for the District of Colorado (Wayne Jensen v. United States Bankruptcy Court for the District of Colorado) is published on Counsel Stack Legal Research, covering Bankruptcy Appellate Panel of the Tenth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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Wayne Jensen v. United States Bankruptcy Court for the District of Colorado, (bap10 2019).

Opinion

NOT FOR PUBLICATION1

UNITED STATES BANKRUPTCY APPELLATE PANEL

OF THE TENTH CIRCUIT

—————————————————

IN RE WAYNE E. JENSEN and BAP No. CO-18-089 VALERIE A. JENSEN,

Debtors. __________________________________

EDWARD and ANNA PINO, Bankr. No. 16-21724 Adv. No. 17-01078 Appellants, Chapter 7 v.

WAYNE E. JENSEN,

Appellee. OPINION

————————————————— Appeal from the United States Bankruptcy Court for the District of Colorado ————————————————— Submitted on the briefs.2

1 This unpublished opinion may be cited for its persuasive value, but is not precedential, except under the doctrines of law of the case, claim preclusion, and issue preclusion. 10th Cir. BAP L.R. 8026-6. 2 After examining the briefs and appellate record, the Court has determined unanimously to honor the parties’ request for a decision on the briefs without oral argument. See Fed. R. Bankr. P. 8019(b). ————————————————— Before NUGENT, Chief Judge, CORNISH and HALL, Bankruptcy Judges. —————————————————

HALL, Bankruptcy Judge.

Unfortunately, this case presents the all too common circumstance of a “home

remodel gone wrong” that resulted in the contractor filing for bankruptcy protection and

the homeowners seeking to hold the contractor responsible for broken promises and

unsatisfactory results. The outcome is not surprising given the lack of customary

business formalities ordinarily employed in projects of this magnitude. After a trial, the

bankruptcy court concluded the homeowners did not meet their burden of proving any

debts were nondischargeable pursuant to 11 U.S.C. § 523(a)(2)(A), (a)(4), or (a)(6)3 and

entered judgment in favor of the contractor. The homeowners now appeal, arguing the

bankruptcy court failed to consider relevant evidence that contradicted its findings as to

the elements of fraudulent misrepresentation, actual fraud, breach of fiduciary duty, and

willful and malicious injury. Upon review of the briefs, the voluminous record, and the

applicable law, we find no error in the bankruptcy court’s analysis or ruling, and

therefore, AFFIRM.

I. FACTUAL AND PROCEDURAL HISTORY4

3 Unless otherwise indicated, hereafter all references to “Sections” and “§” are to the Bankruptcy Code, Title 11 of the United States Code. 4 This factual background is drawn from the bankruptcy court’s Findings of Fact and Conclusions of Law (“Opinion”), in Appellants’ App. at 56, unless otherwise noted.

2 Appellants Edward and Anna Pino (the “Pinos”) lived in a downtown Denver loft,

but due to a growing family, purchased a future home at 75 Southmoor Drive, Denver,

Colorado (the “Property”) in 2012.5 While still living in the downtown loft, the Pinos

solicited construction bids to completely remodel and renovate the Property, including the

addition of a second story to the home pursuant to plans drawn up by their architect (the

“Project”). The Pinos received bids from several potential contractors, including one

from New Century Builders LP (“NCB”), a limited partnership owned by

debtor/defendant Wayne E. Jensen (“Jensen”), in the amount of $635,000.6 The Pinos

also received a bid from Red Corp. for between $800,000 and $900,000.

The Pinos accepted NCB’s lower bid and, in March 2014, a contract (the

“Contract”) was prepared setting the contract price at $600,0007 and requiring the Project

to be completed within nine months. However, an executed copy of the Contract was not

introduced into evidence by the parties. Mr. Pino testified that, at some point, the

Contract price was changed to “between 600 and 650,000.”8 Further, Jensen testified the

$600,000 was “a target price to shoot for,”9 but that the Contract price was “635,000 plus

the cabinets and installation,” and extra for anything asked for that was outside the cost of

5 Transcript Day 1 at 19, in Appellants’ App. at 104. 6 Exhibit 1-1 (Proposal), in Appellants’ App. at 552. 7 Exhibit 1-3 (Contractor Agreement), in Appellants’ App. at 554. 8 Transcript Day 1 at 27, in Appellants’ App. at 112. 9 Transcript Day 1 at 197, in Appellants’ App. at 282.

3 the Project as designed.10 The Contract provided for payment through monthly

construction draws following submission of a draw schedule,11 but the parties instead

agreed to payment on a “schedule of completion.”12 A review of the invoices suggests it

was combination of the two methods.13 There was no construction loan, escrow

arrangement, or trust account. The Pinos paid NCB directly by cash or check when

provided with invoices by NCB upon completion of particular stages of the Project or for

a construction draw.

The Contract gave NCB access to the Property beginning March 26, 2014, and

required the Project to be completed within nine months. However, the Contract also

provided that work could not be commenced until all necessary approval, consent, and

authority required under any law had been obtained, any applicable mortgage bond had

been registered, and the Property was receiving required utilities. Due to numerous

factors, including (i) disputes between the Pinos and their architect Andrew Abraham

(“Abraham”) that delayed obtaining construction permits and (ii) lack of required

electricity at the Property, work on the Project did not begin until several months after the

10 Transcript Day 2 at 161, in Appellants’ App. at 481. 11 Exhibit 1-3 (Contractor Agreement), in Appellants’ App. at 554. 12 Exhibit 2-1 (Monthly Expenditure History), in Appellants’ App. at 562; Transcript Day 1 at 199, in Appellants’ App. at 284. 13 See Exhibits 7-9, in Appellants’ App. at 1049-1117. Some contain the words “Construction Draw, some contain the words “Materials Reimbursement,” and some contain both.

4 date anticipated by the Contract.

The construction delays continued for several reasons. First, there were

subcontractor and labor shortages in the Denver area. Second, after firing Abraham,14 the

Pinos made many substantial changes, additions, and deletions to the Project’s design and

materials, but no formal change orders were ever drawn up15 even though anticipated by

the Contract.16 During the two and one-half year relationship, the parties were in nearly

constant communication, and the Pinos inspected the Project and met with Jensen

frequently, as is substantiated by the large number of emails admitted into evidence at

trial and the content thereof, as well as the parties’ testimony.17

14 According to Jensen, the Pinos had paid Abraham $80,000 for his services, but he would not give them their plans. Transcript Day 2 at 171, 182, in Appellants’ App. at 491,502. Abraham would not verify that he received $80,000 from the Pinos, but testified that it was an “hourly contract and I recall that it was much higher than the estimate because we went through a number of design reviews.” Transcript Day 2 at 52, in Appellants’ App. at 372. Further, Jensen testified that when he got involved “[Abraham] had been suspended on the [P]roject . . . when I got on, [Abraham] was never part of the [P]roject. He was never going to be. . . . I was asked point blank by the Pinos, can I build this residence without the architect being involved.” Transcript Day 2 at 173-74, in Appellants’ App. at 493-94. Additionally, Dr. Pino testified that they “stopped utilizing [Abraham’s] services” in early 2014. Transcript Day 1 at 92, in Appellants’ App.

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