Woodstock Housing Corp. v. Johnson (In Re Johnson)

242 B.R. 283, 1999 Bankr. LEXIS 1599, 1999 WL 1258890
CourtUnited States Bankruptcy Court, E.D. Pennsylvania
DecidedDecember 23, 1999
Docket19-11499
StatusPublished
Cited by15 cases

This text of 242 B.R. 283 (Woodstock Housing Corp. v. Johnson (In Re Johnson)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, E.D. Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Woodstock Housing Corp. v. Johnson (In Re Johnson), 242 B.R. 283, 1999 Bankr. LEXIS 1599, 1999 WL 1258890 (Pa. 1999).

Opinion

OPINION

DAVID A. SCHOLL, Bankruptcy Judge.

A. INTRODUCTION

The instant adversary proceeding (“the Proceeding”) requires application of 11 U.S.C. §§ 523(a)(2)(A), 523(a)(2)(B), and 523(a)(4) in a factual setting distinct from any cases either the well-represented parties or we ourselves have been able to uncover. FELICIA JOHNSON (“the Debtor”) was, at all relative times, a young adult resident of federally-subsided housing in a unit of which her mother was the designated “head of household.” In the latter years of the tenancy, the Debtor was elected to the housing development’s Board of Directors and served as its Treasurer. The end of the tenancy of the Debtor’s household resulted shortly after it was discovered that the household’s income, on which the portion of the rent payable by it was computed, had been significantly under-reported for many years.

We find that none of the several statutory bases invoked by WOODSTOCK HOUSING CORPORATION (“the Plaintiff’) support the conclusion that the Debt- or’s particular liability for additional rent, as contrasted with the potential liability of her mother had she been a debtor, is nondischargeable. Basically, the claims all fail due to lack of proof of an intent to deceive on the part of the Debtor and due to the failure of the Plaintiff to prove that it suffered any actual loss or damage due to the misrepresentations made. Also, the Plaintiff failed to prove the issuance of a statement of the Debtor representing her financial condition, as is required under § 523(a)(2)(B). The § 523(a)(4) claim, based on the Debtor’s status as the Plaintiffs officer and board member, also fails because the Plaintiff was unable to prove *287 the requisite link between the Debtor’s fiduciary capacity and the alleged frauds.

B. PROCEDURAL AND FACTUAL HISTORY

The Debtor filed the underlying individual voluntary Chapter 7 bankruptcy case on July 12, 1999. On October 14, 1999, just prior to the October 15, 1999, deadline for filing objections to the Debtor’s discharge or the dischargeability of any of her debts, the Plaintiff filed the Proceeding, seeking a determination that the Debtors alleged obligations to it were non-dischargeable pursuant to 11 U.S.C. §§ 523(a)(2)(A), 528(a)(2)(B), 523(a)(4), and 523(a)(6). The Proceeding is the only significant event in this case, which would otherwise be ready for the entry of a discharge and closing.

The trial of the Proceeding was held on December 2, 1999. At its conclusion, the Plaintiff agreed to file its post-trial submission by December 10, 1999, and the Debtor had by December 17, 1999, to respond. Both were timely filed and served.

Joan Johnson, the Debtor’s mother (“the Mother”), entered into an occupancy agreement (“the Lease”) with the Plaintiff on July 3, 1986. The Mother was identified in the Lease as the household head or “Member,” and the Debtor, then 21 years old and recently having become the mother of the youngest of her three children, was designated as a “family member.”The Lease was executed by the Mother only and not the Debtor. There was no evidence that the Debtor ever signed this or any subsequent lease with the Plaintiff.

The Lease set forth a monthly housing charge which the “Member agrees to pay.” It further recited that the monthly housing charge “shall be subject to change by reason of changes in the Member’s family income.”

The Debtor testified that the Mother handled all of the matters involving the Lease, including all of the reporting requirements. She further explained that, when it was necessary that certain forms, particularly those related to her income, be executed by her, the Mother brought the forms to the Debtor and directed her where to sign. The Debtor claimed that she did not at any time understand the income-certification process, nor was she aware of what the Mother reported to the Plaintiff. All of the annual recertification forms (“50059 Forms”) between 1990 and 1994 required by the United States Department of Housing Development (“HUD”), which subsidized the tenants’ rents under Section 8 of the United States Housing Act, 42 U.S.C. § 1437f, that were produced by the Plaintiff at trial were signed by the Mother and not by the Debt- or.

In March, 1995, Interstate Realty Management Co. became the Plaintiffs management agent and assigned William Canteen to the project as its site manager. Shortly thereafter, Canteen was directed to review all tenants’ files. Pursuant thereto, the Debtor was asked to sign a recertification form. That form, dated March 22, 1995, indicated that her annual income was $30,264. This figure greatly exceeded the income previously reported for the Debtor, and led to the discovery of the household’s prior income-report misstatements.

The record also contains a June 23, 1995, 50059 Form, signed only by the Mother but to which the Plaintiff attached an undated certification form signed by the Debtor as well as the Mother. That Form disclosed the Debtor’s annual income of $12,480. The Debtor stated that she “can’t tell” from looking at it whether that form disclosed her income and whether she in fact certified the accuracy of its contents.

The Debtor was elected to the Plaintiffs Board of Directors and served as its Treasurer at some time in 1994 and 1995. However, she testified that those positions gave her no insight into the tenant recerti-fication process and that, as Treasurer, her *288 only responsibility was to hold and .write checks at the Board President’s direction.

The Plaintiff subsequently obtained complete records of the income of the Debtor and the Mother from the Pennsylvania Department of Labor and Industry and computed the difference in the household’s proper share of the rent compared to what it actually paid for the period from September, 1990, through December 31, 1995. The Plaintiff determined that the household received excessive house assistance payments (“HAPs”) in the total amount of Thirty-Seven Thousand Five Hundred Fifty-One Dollars ($37,551.00) over that period.

The Plaintiff instituted an action against the Debtor and the Mother in state court in May, 1996, to recover possession of the unit occupied by the household and to obtain a judgment for the excess HAPs. In January, 1998, the Johnson household vacated the unit.

Canteen testified that HUD was entitled to be reimbursed by the household for the excess HAPs paid on its behalf.

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Bluebook (online)
242 B.R. 283, 1999 Bankr. LEXIS 1599, 1999 WL 1258890, Counsel Stack Legal Research, https://law.counselstack.com/opinion/woodstock-housing-corp-v-johnson-in-re-johnson-paeb-1999.