The bankruptcy court applied the proper standard for determining “reasonably equivalent value” in the tax sale of the debtor’s home where it used a hypothetical foreclosure sale as the comparator rather than the fair market value. The Rooker-Feldman doctrine prevented the bankruptcy court from nullifying the sale despite procedural irregularities. And even where the debtor won, she lost. The court limited her damages based on the tax buyer’s violation of state consumer protection laws to minor pecuniary loss where it found emotional distress damages are unavailable under state law. Marshall v. Abdoun (In re Marshall), No. 22-10 (E.D. Pa. March 20, 2023). Read More
Tag Archive: emotional distress damages
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Tax Sale Survives Multiple Attacks
Posted by NCBRC - March 31st, 2023
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NACBA Helps Debtor Win on Sovereign Immunity Issue
Posted by NCBRC - September 6th, 2018
“Sovereign immunity does not preclude an award of emotional distress damages against the United States for willful violation of the Bankruptcy Code’s automatic stay.” Hunsaker v. U.S.A., No. 16-35991 (9th Cir. Aug. 30, 2018).
After Jonathan and Cheryl Hunsaker filed for chapter 13 bankruptcy the IRS continued to send them collection notices. The bankruptcy court found the IRS’s conduct was a willful violation of the automatic stay under section 362(k) and awarded damages for emotional distress. The district court reversed on the grounds that Congress did not waive sovereign immunity for emotional distress damages.
The Hunsakers appealed and NACBA/NCBRC filed an amicus brief in support of reversal. Read More
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Emotional Distress Damages Available for Stay Violation
Posted by NCBRC - April 19th, 2017
Emotional distress damages may be awarded for willful violation of the automatic stay. Lansaw v. Zokaites (In re Lansaw), No. 16-1867 (3rd Cir. April 10, 2017).
Garth and Deborah Lansaw operated a day care center out of property they leased from Frank Zokaites. The Lansaws and Mr. Zokaites had numerous disputes during the course of their relationship and the Lansaws eventually entered into a lease with a third party. Mr. Zokaites asserted a lien against the Lansaws’ personal property for unpaid rent and, the next day, the Lansaws filed a bankruptcy petition. Despite notice of the bankruptcy, Mr. Zokaites entered the day care center during business hours, took photographs and behaved in a physically threatening manner toward Ms. Lansaw. Mr. Zokaites also entered the property during off hours, confronted Ms. Lansaw’s mother who was there to clean, and padlocked the door, allowing Ms. Lansaw to reenter only in the company of a police officer. Additionally, Mr. Zokaites threatened the Lansaws’ new landlord with legal action if he did not end the lease with the Lansaws. After a lengthy procedural history, and a hearing, the bankruptcy court awarded the Lansaws $7,500 for emotional distress, $2,600 in attorney fees, and $40,000 in punitive damages. Read More
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Debtors May Recover Damages for Emotional Distress from IRS
Posted by NCBRC - February 16th, 2016
Sovereign Immunity does not preclude emotional distress damages for violation of the automatic stay by the IRS. Hunsaker v. United States (In re Hunsaker), 2016 Bankr. LEXIS 134, No. 12-64782, Adv. Proc. 14-6218 (Bankr. D. Or. January 13, 2015). Read More
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