BFN Operations, LLC v. PLT Constr. Co.

616 B.R. 683

BFN OPERATIONS, LLC, Appellant,

v.PLT CONSTRUCTION COMPANY, INC., Appellee.

Civil Action No. 3:19-CV-2016-K

United States District Court, N.D. Texas, Dallas Division.

Signed May 19, 2020

Kara E. Casteel, Richard James Reding, Pro Hac Vice, ASK LLP, St. Paul, MN, for Appellant.

Ethan Fleischer, Pro Hac Vice, Bugg & Wolf PA, Durham, NC, Eric Michael Van Horn, Spencer Fane LLP, Dallas, TX, for Appellee.

MEMORANDUM OPINION AND ORDER

ED KINKEADE, UNITED STATES DISTRICT JUDGE

Appellant BFN Operations, LLC, appeals from an order of the United States Bankruptcy Court for the Northern District of Texas, Dallas Division granting partial summary judgment to Appellee PLT Construction Company, Inc., in Appellants' Chapter 11 bankruptcy proceeding. The Court has carefully reviewed the parties' briefing, the applicable law, and the appellate record. For the following reasons, the Court AFFIRMS the Bankruptcy Court's order granting partial summary judgment to PLT Construction.

I. Factual and Procedural Background

Appellant BFN Operations ("BFN") is a national nursery business that is headquartered in North Carolina. Appellee PLT Construction Company, Inc. ("PLT") is a construction company operating in the State of North Carolina. In October 2015, BFN contracted with PLT to build a storage pad and loading dock on a property leased by BFN in Sims, North Carolina (the "Lease"). BFN agreed to pay PLT $476,569, plus up to an additional $5,000 for optional testing, which was to be split over 7 invoices which BFN paid periodically. The Lease was documented by a Memorandum of Lease which stated that BFN was not permitted to encumber the leasehold interest, and that any improvements to the leasehold belonged to the lessor and not the lessee.

At the end of the construction, on March 25, 2016, BFN sent PLT a document requesting that it be released from any liens ("Final Lien Waiver"). The Final Lien Waiver language stated:

In consideration of the final payment amount of $47,876.05, the undersigned contractor waives and releases any and all liens, bonds, or other claims ... for labor, services, equipment, and/or materials furnished at any time, prior to or after the date of this Final Lien Waiver.

PLT signed and returned the document and no payment was made at that time. At the time of the execution, there were 3 remaining invoices totaling $290,532.21. This included the retainage payment of $47,876.05. BFN proceeded to pay the final 3 invoices over the next 2 months and PLT was paid in full on May 25, 2016. BFN filed for bankruptcy on June 17, 2016, which triggered the 90-day preference clawback period. The final 3 payments fell in the 90-day window, which was March 19, 2016 through June 17, 2016. BFN was acquired in a bankruptcy sale, and the Asset Purchase Agreement in the sale valued the improvements made by PLT at $431,913.45.

BFN sued PLT, arguing that the Final Lien Waiver released all liens on March 25, 2016, even though BFN still owed $290,532.21. PLT responded that the parties intended for the lien waiver to apply upon the final payment (of the $47,876 retainage). The parties filed cross-motions for summary judgment on March 4, 2019 and the Bankruptcy Court held oral arguments on the cross motions on May 15, 2019.

On June 4, 2019, the Bankruptcy Court granted partial summary judgment to PLT, finding that the contract was unambiguous and expressly conditioned upon receipt of the final payment. The Bankruptcy Court found that PLT held an inchoate lien, but that inchoate liens are enforceable where the creditor could have perfected at the time payment is made. It then found that BFN failed to show that PLT received more than it would have in a hypothetical liquidation because it had an enforceable lien in property that was valued greater than the remaining debt.

BFN contested PLT's ability to show the value of the leasehold (which secured the lien) was greater than the remaining debt at the time of execution of the Final Lien Waiver ($290,532.21), but the Bankruptcy Court rejected the argument because the burden to show the hypothetical liquidation value fell on BFN. Because BFN "ha[d] not presented any probative evidence suggesting [it] might be entitled to a ruling" on the "improved position" element, the Bankruptcy Court found that PLT was entitled to summary judgment.

BFN now appeals, arguing that the Final Lien Waiver immediately waived PLT's lien rights and that BFN carried its burden to show that PLT received more than it would have in a hypothetical chapter 7 liquidation. PLT responds that, consistent with the Bankruptcy Court's findings, the Final Lien Waiver was conditioned on PLT's receipt of full and final payment, and that BFN did not carry its burden on the "improved position" test because it provided no evidence of what the lease might be worth. PLT reasserts the contemporaneous exchange defense and argues the Court can find the defense applies on appeal even though the Bankruptcy Court did not reach it.

II. Applicable Legal Standards

In an appeal from a bankruptcy court, the district court applies the same standard of review used by federal appellate courts. This Court reviews the bankruptcy court's factual findings for clear error, with proper deference to the bankruptcy court's opportunity to make credibility determinations. See In re Dennis , 330 F.3d 696, 701 (5th Cir. 2003). "A finding of fact is clearly erroneous only if ‘on the entire evidence, the court is left with the definite and firm conviction that a mistake has been committed.’ " Id. (quoting In re Perez , 954 F.2d 1026, 1027 (5th Cir. 1992) ). The Court reviews the bankruptcy court's conclusions of law de novo. In re Dennis , 330 F.3d at 701. The bankruptcy court's evidentiary rulings are reviewed under an abuse of discretion standard. In re Repine , 536 F.3d 512, 518 (5th Cir. 2008).

III. Issues on Appeal

Appellants raise two issues on appeal. First, Appellant argues that the Bankruptcy Court erred in finding that PLT retained its lien rights after executing the Final Lien Waiver. Second, Appellant argues that the Bankruptcy Court erred in finding that BFN failed to establish the "improved position" element necessary to show a preference payment occurred. If BFN's argument that PLT waived its lien is correct, PLT would be an unsecured creditor for the entire $290,532.21. If PLT was an unsecured creditor, the payment in full would be a preference because PLT would have received more than the other unsecured creditors in a hypothetical Chapter 7 liquidation (unsecured creditors would not be paid in full). If PLT's position is correct, PLT would've been secured to that amount and would not have received more than they were entitled to in a hypothetical Chapter 7 liquidation. PLT argues that, even if the Court found the lien was waived, it is entitled to the affirmative defense of contemporaneous exchange for new value.

A. PLT did not waive its lien rights

Appellants contend the Bankruptcy Court erred in finding that PLT retained its lien rights until final payment on May 25, 2016, despite signing the Final Lien Waiver on March 25, 2016. The Final Lien Waiver language stated: "In consideration of the final payment amount of $47,876.05, the undersigned contractor waives and releases any and all liens, bonds, or other claims prior to or after the date of this Final Lien Waiver." Appellants argue that because the language is written in the present tense, PLT released any lien rights it had on that date. PLT contends that that intent of the parties was to release the lien upon receipt of the final installment payment and that PLT would not release its lien rights without receipt of full payment for the project.

In their brief, Appellants state that the Bankruptcy Court relied upon parole evidence and improperly imputed a commercially reasonable standard when construing the language of the Final Lien Waiver. BFN contends that "absent ambiguity the plain meaning of a contract will control." See Martin v. Vance , 133 N.C.App. 116, 121, 514 S.E.2d 306, 309 (1999). "If there is any dispute over the meaning of the terms of a contract, the dispute is to be resolved against the drafter." Wood-Hopkins Contracting Co. v. N. Carolina State Ports Auth. , 284 N.C. 732, 738, 202 S.E.2d 473 (1974). Because PLT drafted the contract, any ambiguity that is found to exist must be interpreted in BFN's favor. PLT responds that the language is unambiguous and conditioned on full and final receipt of payment.

Because the reference to "final" payment is embedded in the waiver language, the Court finds that the parties intended for the waiver to apply upon final payment. Under North Carolina law, the goal of contract interpretation is to arrive at the contracting parties' intent at the time of contracting. Singleton v. Haywood Elec. Membership Corp. , 357 N.C. 623, 629, 588 S.E.2d 871 (2003). Interpreting a contract requires the court to examine the language of the contract itself for indications of the parties' intent at the time of execution. See Lane v. Scarborough, 284 N.C. 407, 409–10, 200 S.E.2d 622 (1973). "If the plain language of a contract is clear, the intention of the parties is inferred from the words of the contract." Walton v. City of Raleigh, 342 N.C. 879, 881, 467 S.E.2d 410 (1996). When the terms of a contract "are plain and unambiguous, there is no room for construction. The contract is to be interpreted as written." State v. Philip Morris USA Inc. , 363 N.C. 623, 632, 685 S.E.2d 85 (2009).

BFN argues that the contract plainly and unambiguously waives the liens because it is drafted in the present tense. The contract states, "In consideration of the final payment amount of $47,876.05, the undersigned contractor waives and releases any and all liens, bonds, or other claims which meant all liens were waived on that date." BFN's interpretation hinges on the present tense of the two verbs without reference to the context in which they are embedded. That reading...