United States of America v. Nichols et al
Filing
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ORDER GRANTING UNITED STATES MOTION FOR ENTRY OF FORECLOSURE AND JUDICIAL SALE. Granting 46 Plaintiff's Motion for Order of Sale. Signed by Judge Thomas O. Rice. (LLH, Courtroom Deputy)
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UNITED STATES DISTRICT COURT
EASTERN DISTRICT OF WASHINGTON
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UNITED STATES OF AMERICA,
NO: 2:13-CV-0167-TOR
Plaintiff,
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v.
DON O. NICHOLS and TERRY A.
NICHOLS, and LAST DAY TRUST,
ORDER GRANTING UNITED
STATES’ MOTION FOR ENTRY OF
FORECLOSURE AND JUDICIAL
SALE
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Defendants.
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BEFORE THE COURT is Plaintiff’s motion for order of sale (ECF No. 46).
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This matter was submitted for consideration without oral argument. The Court has
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reviewed the briefing and the record and the files herein, and is fully informed.
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BACKGROUND
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On May 29, 2013, the United States filed its first amended complaint
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seeking: (1) judgment against Defendants Don and Terry Nichols (“the Nichols”)
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for unpaid federal income taxes and civil penalties for the years 1999; 2001-2009;
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(2) a determination that real property purchased by the Nichols and located near
ORDER GRANTING UNITED STATES’ MOTION FOR ENTRY OF
FORECLOSURE AND JUDICIAL SALE ~ 1
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Reardon, Washington (the “subject property”), had been fraudulently transferred to
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Defendant Last Day Trust; (3) in the alternative, a determination to what extent
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Last Day Trust holds title to the subject property as the nominee or alter ego of the
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Nichols; (4) a determination that the United States has valid tax liens against the
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Nichols’ property; and (5) an order foreclosing on the subject property to satisfy
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the tax liens. ECF No. 3.
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On September 25, 2015, after stipulation, the Court entered judgment in
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favor of the United States and against Defendants in the amount of $155,018.83,
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plus interest accruing after July 14, 2015 as provided by law. ECF No. 44; see 26
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U.S.C. § 6621. See also 28 U.S.C. § 1961(c)(1) (explaining that § 6621 applies in
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“any internal revenue tax case”).
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The United States now moves the Court for an order of foreclosure and
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judicial sale. ECF No. 46. The Nichols filed a response in partial opposition.
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ECF No. 48.
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DISCUSSION
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The Nichols’ request that the Court deny the United States’ motion and
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direct the United States to “enter into a reasonable monetary plan for defendants to
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make payments on their tax debt.” Id. at 3.
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Under 26 U.S.C. § 7403, the United States Government is empowered to
enforce its tax liens against a delinquent taxpayer by requesting the judicial sale of
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FORECLOSURE AND JUDICIAL SALE ~ 2
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the taxpayer’s real property. United States v. Rodgers, 461 U.S. 677, 691-92
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(1983). A district court “may decree a sale of such property.” 26 U.S.C. §
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7403(c). “Section 7403 affords district courts limited equitable discretion in
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determining whether to order the sale of property to satisfy delinquent tax
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liabilities.” United States v. Gibson, 817 F.2d 1406, 1407 (9th Cir. 1987) (citing
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Rodgers, 461 U.S. at 680). “District courts may exercise this limited discretion in
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individual cases to take into account both the government’s interest in prompt and
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certain collection of delinquent taxes and the possibility that innocent third parties
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will be unduly harmed by that effort.” Id. A district court’s “limited discretion
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accorded by § 7403 should be exercised rigorously and sparingly.” Rodgers, 461
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U.S. at 711.
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The Nichols have presented no evidence that any third party would be
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unduly harmed by the Plaintiff’s foreclosure of the subject property. The Nichols
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contend they will suffer hardship if the sale is to go forward. See ECF No. 48 at 2.
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(arguing that the Nichols are prejudiced by a forced sale because, among other
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things, they are in their late sixties, retired, have health issues, and have lived in the
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home for many years). However, the Supreme Court has stated that there are
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“virtually no circumstances … in which it would be permissible to refuse to
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authorize a sale simply to protect the interests of the delinquent taxpayer himself or
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herself.” Rodgers, 461 U.S. at 709. Thus, the Nichols do not provide the Court
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FORECLOSURE AND JUDICIAL SALE ~ 3
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with a valid reason to exercise its “limited discretion” to deny the United States’
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motion.
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Here, the United States has complied with the requirements of § 7403 for
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entry of an order of judicial sale. Defendants have failed to pay their federal tax
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liabilities, and the Court has entered judgment against Defendants. ECF Nos. 44;
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45. The United States commenced this action in the district court, and all parties
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“having liens upon or claiming any interest in the property involved in such
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action,” 26 U.S.C. § 7403(b), have been named as Defendants. See ECF No. 1 ¶¶
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5-10. Accordingly, the United States is entitled to foreclose its valid federal tax
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liens on the real property at issue as a matter of law. The Court will issue a
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separate order of sale.
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ACCORDINGLY, IT IS HEREBY ORDERED:
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The District Court Executive is hereby directed to enter this Order and
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furnish copies to the parties.
DATED November 6, 2015.
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THOMAS O. RICE
United States District Judge
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ORDER GRANTING UNITED STATES’ MOTION FOR ENTRY OF
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