By Zachary Dunn
October 25, 2017
An
unpublished opinion from the Sixth Circuit provides a useful application of the
statute of limitations to bar a debtor’s claims under the Equal Credit
Opportunity Act, 15 U.S.C. § 1691e (“ECOA”).
In Guy v. Mercantile Bank Mortg.
Co., 2017 U.S. App. LEXIS 19329 (6th Cir. 2017), the Guys, a married African-American
couple, owned and operated separate businesses.
Id. at *1-2. Each business received a loan from Mercantile
Bank Mortgage Company (“Mercantile”) through one loan officer, Pat Julien, in
2000 and 2006, respectively. Each loan
was subsequently refinanced at least once through Julien. Id. at
*2.
When
Julien left Mercantile in 2006, the Guy’s accounts were transferred to a
different loan officer. The Guys alleged
that they began receiving different treatment after their loans were
transferred, and Paula Guy, one of the plaintiffs, wrote a letter to Mercantile
expressing her concern that black clients were “being treated differently” than
they had been under Julien. Id. Mercantile changed its policies between 2006
and 2009, and began to “aggressively enforce standards it had ignored for
years” with the goal, the Guys alleged, of “eliminat[ing] minority business
borrowers.” Id. at *2-3.
In
January 2008, Mercantile “pulled the funding” on the Guys’ projects and
accelerated the debt, citing alleged payment delinquencies and past-due
real-property taxes. While the bank
previously accepted late payments during a “grace period,” Mercantile did not
accept any late payments from the Guys after January 2008, and Mercantile
eventually seized the Guys’ real property, foreclosed on other collateral,
garnished their wages, and obtained a deficiency judgment against them. Id. at *3.
The
Guys initially sought legal representation in 2008, but did not retain counsel. The Guys did not pursue their claims against
Mercantile until 2015, when they filed suit alleging Mercantile’s adverse loan
actions “were pretextual and that Mercantile terminated its lending
relationship with them, at least in part, because of their race.” Id. at
*4. The district court noted that
Mercantile disclosed emails though discovery which “arguably show racial
animus,” but dismissed the Guys’ complaint as barred by the statute of
limitations. Id. The Guys appealed,
arguing that the statute of limitations was extended by the discovery rule or
by the doctrine of fraudulent concealment.
The
Sixth Circuit disagreed with the Guys on each issue, and affirmed the judgment
of the district court. The court began
by noting that while the discovery rule will generally toll the running of a
statute of limitations until a plaintiff discovers or should have discovered
his or her injury, the US Supreme Court has “been at pains to explain that
discovery of the injury, not discovery of the other elements of a claim, is
what starts the clock.” Rotella v. Wood,
528 U.S. 549, 555, 120 S. Ct. 1075, 145 L. Ed. 2d 1047 (2000). The Guys were injured, and knew they were
injured, when Mercantile took adverse lending actions against them. Those injuries took place in 2008 and 2009,
making the Guys’ claims barred by the statute of limitations. The court went on to hold that even if the
discovery rule applied to the ECOA, the Guys sought legal representation in
2008, shortly after the adverse lending actions occurred, which indicated they
“were not only aware of their injuries but also that legal recourse might be
available.” Id. at *7.
The
court also found that the Guys’ claims could not survive under the doctrine of
fraudulent concealment. In order to toll
the statute of limitations based on fraudulent concealment, a plaintiff must
prove that: “(1) [the] defendant[] concealed the conduct that constitutes the
cause of action; (2) defendant['s] concealment prevented plaintiffs from
discovering the cause of action within the limitations period; and (3) until
discovery, plaintiffs exercised due diligence in trying to find out about the
cause of action.” Id. at *7 (citations omitted).
While false statements that conceal facts respecting the merits of a
plaintiff’s claims may serve as a basis for equitable tolling, “such relief is
warranted only when the defendant's allegedly fraudulent statements constituted
a plausible explanation that lulled the plaintiffs into not filing their claims
sooner.” Id. at *8. Here, the Guys
admitted in their complaint that they immediately doubted the veracity of
Mercantile’s stated reasons for calling their loans, which demonstrated that
they were not “lulled” into not filling their complaint sooner.
As
this case makes evident, a debtor’s actions immediately after an adverse
lending decision can have decisive implications for his or her claims. If a debtor files a lawsuit under ECOA for
actions which took place years earlier, seeking discovery into his or her
actions immediately after the adverse lending decision may prove useful.
Zachary Dunn is an attorney practicing in Smith Debnam's Consumer Financial Services Litigation and Compliance Group.