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

Bankruptcy Appellate Panel of the Tenth Circuit·Decided June 7, 2019·No. 18-89·Published

Opinion

NOT FOR PUBLICATION1

UNITED STATES BANKRUPTCY APPELLATE PANEL OF THE TENTH CIRCUIT

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.

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.

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. at 177. 15 Transcript Day 1 at 24, 32-33, in Appellants’ App. at 109, 117-18.

16 Paragraph 2.0 of the Contract provides “Any Changes to the project materials and or labor requested by the Owner that result in a change in the contract sum will be assigned a separate change order and will be paid by the Owner separate to and in addition to the Contract Sum.” Exhibit 1-3 (Contractor Agreement), in Appellants’ App. at 554. 17 See Plaintiff’s Admitted Exhibits 11-13, in Appellants’ App. at 1126-1404; see also Transcript Day 1 at 33, in Appellants’ App. at 118 (Dr. Pino’s testimony); Transcript Day 1 at 137, in Appellants’ App. at 222 (Mrs. Pino’s testimony).

Though NCB performed a considerable amount of work,18 the Project was still not completed more than two years after work began. In late July 2016, the Pinos, anxious to move in before the beginning of the coming school year, offered NCB a $15,000 bonus if it completed the Project by September 2, 2016, under the revised contract price of $650,000. Jensen rejected the offered bonus as he did not feel comfortable taking it, even though he was losing money on the Project. Nevertheless, Jensen told the Pinos that he would finish the Project for $650,000 by September 2, 2016, stating “I made an agreement with you and I will honor it.”19 Notwithstanding Jensen’s representations, and the fact that the Pinos had paid NCB $630,182.22,20 the Project remained incomplete throughout September and October 2016.

On October 31, 2016, the Pinos fired NCB. At the time NCB was fired, all suppliers and subcontractors had been paid, and there were no liens on the Property.21 The Pinos then hired Red Corp., who originally bid on the Project at a much higher price, to finish the remodeling job on the Property. Red Corp. estimated the Project would take two to three months to complete. The Pinos paid Red Corp. $485,163.44 to complete the

18 Completed work included addition of the second story, plumbing, electrical, drywall installation, window and garage door installation, cabinet and tile installation, and work done in each bedroom, bathroom, and the kitchen. 19 Transcript Day 1 at 123, in Appellants’ App. at 208.

20 The Pinos did not pay NCB’s last two invoices totaling $14,845.

21 Even though the Pinos did not pay its last two invoices, NCB did not file a lien on the Property.

Project, but ultimately the Project took more than seven months to complete, and the Pinos were not able to move into the Property until June 2017.

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