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UIdaho Law Digital Commons @ UIdaho Law Idaho Supreme Court Records & Briefs, All Idaho Supreme Court Records & Briefs 12-12-2016 Washington Federal v. Hulsey Appellant's Reply Brief 1 Dckt. 43936 Follow this and additional works at: https://digitalcommons.law.uidaho.edu/ idaho_supreme_court_record_briefs Recommended Citation "Washington Federal v. Hulsey Appellant's Reply Brief 1 Dckt. 43936" (2016). Idaho Supreme Court Records & Briefs, All. 6356. https://digitalcommons.law.uidaho.edu/idaho_supreme_court_record_briefs/6356 This Court Document is brought to you for free and open access by the Idaho Supreme Court Records & Briefs at Digital Commons @ UIdaho Law. It has been accepted for inclusion in Idaho Supreme Court Records & Briefs, All by an authorized administrator of Digital Commons @ UIdaho Law. For more information, please contact [email protected]. IN THE SUPREME COURT OF THE STATE OF IDAHO WASHINGTON FEDERAL, Plaintiff-Appellant, Supreme Court Docket No. 43936-2016 vs. Shoshone County No. 2014-55 MICHAEL R. HULSEY, individually; SM COMMERCIAL PROPERTIES, LLC, an Idaho limited liability company; JOHN and JANE DOES 1-X; WHITE CORPORATIONS 1-X, Defendant-Respondent. APPELLANT-CROSS RESPONDENT'S REPLY BRIEF Appeal from the District Court of the First Judicial District for the County of Shoshone Honorable Benjamin R. Simpson, District Judge, Presiding Terry C. Copple, Esq. John F. Magnuson, Esq. Michael E. Band, Esq. 1250 Northwood Center Court, Suite A Davison, Copple, Copple & Copple, LLP Coeur d'Alene, Idaho 83814 Chase Capitol Plaza Attorneyfor Respondent-Cross Appellant 199 N. Capitol Blvd., Ste. 600 P.O. Box 1583 Boise, Idaho 83701 Attorneys for Appellant-Cross Respondent Ff PY DEC t'I. 2016 STATEMENT OF THE l ISSUES ON APPEAL ISSUES ON CROSS-APPEAL ............................................................................................. 1 ADDITIONAL ISSUES PRESENTED ON CROSS-APPEAL. ... .. STANDARD OF REVIEW ON CROSS-APPEAL ARGUMENT A. Summary of Arguments in Hulsey's Respondent's Brief ...................................................................... B. The District Court erred in Ruling that the Market Value Had Not Been Litigated Before the Bankruptcy Court The Mundlin Appraisal was Not Based Upon Subjective Factors D. The Gross Income Used in the Income Capitalization Approach was Properly Utilized by Mundlin Real Property Taxes were Properly Treated in the Appraisal The Property Management Fees Were Not Inflated 10 G. The Vacancy Rate for the Hulsey Property was Appropriately Treated by Mundlin 11 H. Mundlin's Capitalization Rate was Supported in the 12 T 1. Mundlin did Consider the Two Failed Offers 15 J. Hulsey's Six Hypothetical Six 15 APPELLANT'S BRIEF to Hulsey's Cross-Appeal 7 17 APPELLANT'S BR1EF 1 1 Stewart v. Gurley, 745 11 1196 (9th 1984) Sun Valley Newspaper. Inc. v. Sun World Corp., 171 B.R. 71 (1994). US. Bank v. CitiMortgage, Inc., 157 Idaho 446,337 P.3d 605 (20 STATUTES 11 U.S.C. § 362(d)(2)(A) 11 U.S.C. § 362(d)(2) ..................................................................... LC.§ 12-120(5) ..................................................................................................................... 17 LC. § 12-123 .......................................................................................................................... 17 RULES Idaho Rules of Evidence Rule 408 17 Idaho Appellate Rule 41. 17 APPELLANT'S BRIEF - iii - STATEMENT OF THE CASE statement at 3 set forth the Appellant's Brief. Likewise, as the Appellant's Brief, the Record on Appeal is cited herein as "R.;" the Reporter's Transcript on Appeal is as #" ru~d the exhibits admitted at the trial are cited as "Ex." ISSUES ON APPEAL Michael R. Hulsey, individually, and SM Commercial Properties, LLC ( collectively "Hulsey") has filed his Respondent's Brief asserting his arguments in responding to the following issues presented by Washington Federal on appeal: A. The District Court erred in ruling that market value had not been litigated before the Bankruptcy Court and thus, collateral estoppel of res judicata did not apply. B. The District Court erred by not accepting Washington Federal's evidence market value which was uncontradicted by substantial competent evidence from Hulsey. The District Court erred in denying Washington Federal an award of attorneys' fees and costs for its post-judgment collection efforts. D. The District Court erred in striking portions of Washington Federal's Roy Cuzner affidavit relating to attorneys' fees. ISSUES ON CROSS-APPEAL In addition to those issues presented by Washington Federal's appeal, Hulsey has presented the following two issues on cross-appeal: A. Did the District Court err in denying Hulsey's request for an award of attorneys' fees and APPELLANT'S BRIEF - l - ADDITIONAL ISSUES PRESENTED ON CROSS-APPEAL Is Washington Federal entitled to an award of its attorneys' fees and costs on cross-appeal? ST AND ARD OF REVIEW ON CROSS-APPEAL The appropriate standard of review regarding the issues presented by Washington Federal' s appeal has been previously set forth in Appellant's Brief at 13-14. Hulsey's cross-appeal focuses on whether its application for attorneys' fees was properly denied by the District Court. The appropriate standard of review is stated by this Court in Contreras v. Rubley, 142 Idaho 573, 130 P.3d 1111 (2006): The district court's decision to award attorney fees is a discretionary decision, subject to the abuse of discretion standard of review. To determine whether the trial court abused its discretion, this Court considers ( 1) whether the trial court correctly perceived the issue as one of discretion; (2) whether the trial court acted within the outer boundaries ofits discretion and consistently with the legal standards applicable to the specific choices available to it; and (3) whether the trial court reached its decision by an exercise of reason. When the award of attorney fees depends on the interpretation of a statute giving rise to that award, however, a different standard ofreview applies. The interpretation of a statute is a question of law over which this Court exercises free review. Where the language of a statute is unambiguous, the plain meaning ofthe statute will govern and there is no need to consult extrinsic evidence. Id. at 576, 130 P.3d at 1114 (internal citations omitted). ARGUMENT For the reasons as set forth in this brief, Washington Federal respectfully requests ( 1) that the Court reverse the District Court's ruling that Washington Federal is not entitled to deficiency judgment against Hulsey; and (2) that Washington Federal is not entitled to its post-judgment APPELLANT'S BR1EF - 2 - an Summary of arguments in Hulsey's Respondent's Brief. Hulsey makes the following arguments in his Respondent's Brief which Washington Federal 1 , 1 ' _Q_ J:' t. ' 1,. ' ' responas [O as neremauer set 10rt11 m tue remammg .,--uv••'-' 1. The doctrine of collateral estoppel does not apply in this litigation because Chief Bankruptcy Judge Terry L. Myers did not determine the fair market value of the property owned by Hulsey involved in this foreclosure. 2. The MAI appraiser, Vicki K. Mundlin ("Mundlin"), based her determination of the fair market value of the Hulsey property based upon subjective assumptions. 3. Mundlin used low market rental rates in her appraisal to support the income capitalization methodology. 4. Mundlin did not properly treat the real property tax burden of the property. 5. Mundlin depressed the fair market value of the property by inflating the prior property management fees for it. 6. The vacancy rate used in the appraisal was unreasonably high. 7. The capitalization rate of 8.25% was not reasonable and decreased the fair market value of the property. 8. Mundlin did not consider two failed third-party offers to purchase the property in her valuation testimony for trial. 9. Hulsey's six hypothetical rebuttal exhibits proved that Mundlin's appraisal was defective and unpersuasive. 10. Washington Federal is not entitled to an award of attorneys' fees pursuant to its loan documentation and Idaho law after the entry of the Judgment and Decree of Foreclosure. 11. The District Court properly struck portions of the affidavit of Roy Cuzner of Washington Federal filed in opposition to Huisey 's request for attorneys' fees under Idaho Rule of Evidence 408 and on the ground that the affidavit contained heresy. APPELLANT'S BRIEF the reasons, should by this Court B. The District Court Erred in Ruling that the Market Value Had Not Been Litigated Before the Bankruptcy Court. Hulsey argues to this Court that Judge Myers only determined that there was no equity in the property. This argument ignores the obvious fact that the lack of equity in the property can only be determined based upon a determination of the difference between the value of the property and the encumbrances upon it as required by 11 U.S.C. § 362(d)(2)(A). It is for this reason that the United States Bankruptcy Appellate Panel of the Ninth Circuit in Sun Valley Newspaper, Inc. v. Sun World Corp., 171 B.R. 71 (1994) held: Section 362(d)(2) provides that "on request of a party in interest and after notice and hearing, the court shall grant relief from the stay with respect to a stay of an act against property . if.-(A) the debtor does not have an equity in such property; and (B) such property is not necessary to an effective reorganization." 11 U.S.C. § 362(d)(2). *** The Ninth Circuit Court of Appeals has held that the property definition of "equity" for purposes of§ 362(d)(2)(A) is the difference between the value of the property and all the encumbrances upon it. Stewart v. Gurley, 745 F.2d 1194, 1196 (9th Cir. 1984 ). At the time the motion for relief from the stay was filed, there is evidence that the fair market value of the property was $3,581,390 and the liquidation value was $1,113,495. The indebtedness secured by liens against the property was $5,289,114.54. Accordingly, the bankruptcy court correctly concluded that there was no equity in the property.

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