Justia U.S. 7th Circuit Court of Appeals Opinion Summaries

The Debtor leased a building and, during liquidation in bankruptcy, assumed the lease, 11 U.S.C. 365, and sold the leasehold interest (and other assets) to Tenant. The bankruptcy judge approved the transaction in 2007, after Landlord did not object to the Debtor’s assertion that Landlord did not have any outstanding claim against the Debtor. The approval barred any claims based on pre‐sale events. The lease requires Tenant to maintain the roof. In 2010 the Landlord sued Tenant in state court, based on that obligation. By motion in the closed bankruptcy proceeding, Tenant asked the bankruptcy court to interpret the 2007 order as blocking the claim. The bankruptcy judge concluded that the order did not affect continuing obligations such as the duty to keep leased premises in good repair; Landlord requested a prospective remedy, not damages. The district court disagreed, ruling that Landlord can enforce the good‐repair clause only to the extent that defects in the roof first occurred after the lease’s assumption in bankruptcy. The Sixth Circuit dismissed an appeal for lack of jurisdiction, because the district court did not enter an injunction. The court expressed hope that the bankruptcy judge or the district judge will attend to several issues inherent in both opinions. View "Harrison Kishwaukee, LLC v. Rockford Acquisition, LLC" on Justia Law

Plaintiff and his mother lived in public housing. His mother was arrested and charged with possession of cocaine and resisting law enforcement officers; she later pleaded guilty. Less than one month later she received notice that her arrest violated her lease agreement, that she had 30 days to vacate, and that she could contest termination of her lease during the eviction procedure. The Housing Authority subsequently filed an eviction action in Indiana state court. Before that hearing, plaintiff sought a preliminary injunction. The district judge conducted a telephonic hearing and denied the motion, based mainly on the Anti-Injunction Act, 28 U.S.C. 2283, and in consideration of "the principles of equity, comity, and federalism that restrain a federal court, while recognizing the respect due the courts of a sovereign state." The state court ruled in favor of the Housing Authority, issuing an order for immediate possession of the property and eviction. The Seventh Circuit dismissed, as moot, an appeal from the denial of an injunction.

Plaintiff entered into a lease with the housing authority in 2007 as "Resident" and named her two sons as "Household Members." The lease provided that certain criminal activities could lead to immediate eviction. Plaintiff received a notice to vacate a few weeks later, after a visit by her daughter led to a gunfight in the parking lot. While plaintiff's challenge was pending, second and third notices issued. Police had been called to her apartment and determined that plaintiff had stabbed her husband, who was living at the apartment and was high on cocaine. Officers found joints on the counter. Plaintiff vacated. The district court granted summary judgment in favor of the defendants on federal claims and declined to exercise jurisdiction over state law claims. The Seventh Circuit affirmed. The case is moot because plaintiff never contested the second and third notices and, therefore, cannot be restored to the apartment; there was evidence that she lied on her application and was never eligible for tenancy. She incurred no expenses and state court proceedings provided all the process that was due. The court rejected a claim of emotional distress and a claim that the complex constituted segregated housing.

The tenant appealed an eviction order. The appeals court reversed, finding that the management company had not given notice required by state law. One member of the state appellate panel opined that the company violated the Fair Debt Collections Practices Act, 15 U.S.C. 1692. The tenant sought damages in federal court. The district court dismissed. The Seventh Circuit affirmed, holding that the management company is not a debt collector under the Act. The company is an agent of the building owner and "obtained" an interest a debt when it was given the right to collect the tenant's rent, before she fell behind on payments.