Crawford v. Senex Law, P.C.Crawford v. Senex Law, P.C.
MEMORANDUM OPINION
Plаintiffs bring this action pursuant to the Fair Debt Collection Practices Act, 15 U.S.C. § 1692 et seq. (the “FDCPA”). The matter is currently before the court on defendant’s motion to dismiss. For the reasons stated, the motion will be denied.
Background
The following summary of the facts, taken from the plaintiffs’'complaint, is accepted as true for purposes of the defendant’s motion to dismiss. See Erickson v. Pardus,
Within five to seven days after being late on his or her rent payment, each named plaintiff received a written “Notice of Noncompliance” (hereinafter “Notice” or. “Notices”). The Notice appears to be sent , from the landlord, as it is on the landlord’s letterhead and contains an electronic signature from the landlord. The Notice instructs the tenant tо send payments to the landlord, and .provides the landlord’s address. Each. Notice lists the amount owed, including late fees and at least $27 in attorney’s fees for generating the Notice. The letter specifically states that the landlord has “retained Senex Law, PC and they have already drafted this notice and provided legal advice due to your noncompliance.” Compl. Ex. A. The envelope in which the letter is sent notes the name of the relevant apartment complex. However, the return address is from
Plaintiffs allege that,-by-sending the Notices, Senex is acting as a debt collector, imposing certain disclosure requirements on Senex.. The gravamen of the plaintiffs’ complaint is that Senex sends dunning lettеrs to plaintiffs without identifying itself as a debt collector and without certain statutorily-required disclosures, in violation of the FDCPA. Specifically, plaintiffs contend that Senex uses the following process to send the Notices to residents who are late on rent payments: (1) the landlord serids Senex a list of accounts for which a debt is allegedly past due; (2) Senex prepares the Notice of Noncompliance on landlord letterhead; (3) Senex affixes the landlord’s electronic signature; and (4) Se-nex then prints and sends the Notice "direсtly to the tenant. Plaintiffs assert that Senex intentionally fails to include the required disclosures when it sends the Notices. ■
Plaintiffs’ complaint alleges one count for violations of the FDCPA, Plaintiffs assert that Senex has violated §§ 1692d, prohibiting harassment or abuse in the collection of debt; 1692e, prohibiting the use of false or misleading representations; and 1692g, requiring certain information about the validity of the debt to be included in the debt collection communications. The five named plaintiffs also seek to certify a class of present and former tenants of residential properties located in Virginia whose landlords' engaged- Senex to facilitate overdue rent collection. Plaintiffs seek statutory damages for each class member, compensatory damages, and attorney’s fees and costs. The parties have been fully heard on the issues, and the matter is ripe for review.
Standard of Review
Rule 12(b)(6) of the Federal Rules of Civil Procedure permits a party to move for dismissal of a complaint for failure to state a claim upon which relief can be granted. To survive dismissal for failure to state a claim, a plaintiff must' establish “facial plausibility” by pleading “factual content that allows the court to draw thé reasonable inference that the defendant is liable for the misconduct alleged.” Ashcroft v. Iqbal,
Discussion
“The FDCPA protects consumers from abusive and deceptive practices by debt collectors, and protects non-abusive debt collectors from competitive disadvantage.” Yarney v. Ocwеn Loan Serv., LLC,
In the instant case, there is no dispute that plaintiffs are consumers within the meaning of the FDCPA. However, Senex makes two arguments in support of its motion to dismiss. First, Senex asserts that when it sends out the Notices, it is not a debt collector. Instead, it is performing a ministerial function for the landlords, who are the creditors and not subject to the FDCPA. Second, Senex argues that plaintiffs are subject to a heightened pleading standard, which they have not met.'
I. Debt Collector
The FDCPA applies to “debt collectors,” which is statutorily defined-as “any person who uses any instrumentality of interstate commerce or the mails in any business the principal purpose of which is the collection of any debts, or who regularly collects or attempts to collect, directly or indirectly, debts owed or due or asserted tо be owed or due another.” 15 U.S.C. § 1692a(6). The FDCPA “generally does not regulate creditors when they collect debt on their own account.” Henson v. Santander Consumer USA, Inc.,
It is well-settled that “companies that perform ministerial duties ... such as stuffing and printing the debt collector’s letters” are . not debt collectors for purposes of the FDCPA. White v. Goodman,
From these cases, it becomes clear that several factors are material to the determination of whether a sender engages in merely ministerial functions, rendering it not subject to the FDCPA, or whether the sender is actively colleсting debt for another. These factors include: (1) whether the sender instructs the debt- or to contact the sender or the creditor about the debt; (2) whether the sender was substantially involved in the drafting of the letter; (3) whether the sender provides follow-up debt collection services; (4) the extent to which the sender can settle the matter; (5) the compensation structure for the sender; and (6) the extent to which the sender keeps its own- records regarding the debtors.
Just as it is well-established that the FDCPA does not apply to ministerial functions, it is similarly well-settled thаt the FDCPA can apply to lawyers. “who ‘regularly’ engage in consumer-debt-collection activity.” Heintz v. Jenkins,
(1) The absolute number of debt collection communications issued, and/or collection-related relevant period(s), (2) the frequency of such сommunications and/or litigation activity, including whether any patterns of such activity are discernible, (3).whether the entity has personnel specifically assigned' to work on debt collection activity; (4) whether the entity has systems or contractors in place to facilitate such activity, and (5) whether the activity is undertaken in connection with ongoing' client relationships with entities that have retained the lawyer or firm to assist in the collection of outstanding consumer debt obligations....' Whether the law practice seeks debt collectiоn business by marketing itself as having debt collection expertise may also be an indicator of the regularity of collection as part of the practice.
Id. at 62-63; see also James v. Wadas,
In Dowling v. Kucker Kraus & Bruh, LLP, No. 99CIV11958RCC,
Similarly, in Khaytin v. Stern & Stern, Esqs., the defendant law firm “prepared a rent-demand letter and .caused it to be sent .to Plaintiff, by and through Plaintiffs landlord, that failed to includе certain warnings and notices required by the FDCPA.” No. 12-CV4169,
Turning to the plaintiffs’ complaint in the instant case, it is clear that sоme factors suggest that Senex simply peíforms a ministerial function when sending out the dunning letters. For example, the letters appear on the creditor-landlord’s letterhead and instruct plaintiffs to contact the landlord about the debt. Additionally, plaintiffs have alleged no facts indicating that Senex can settle the matter at this initial stage.
On the other hand, certain factors tend to support plaintiffs’ argument that Senex is a debt collector when it sends the dunning letters. Plaintiffs have-.alleged that Senex drafts, sends and administers the Notices. The cоntention that Senex drafts and sends the Notices is bolstered by the fact that-each Notice contains virtually identical text, despite the Notices allegedly coming from different landlords. It can be inferred from the complaint as a whole that the landlords merely passively provide Senex with the debtor’s contact information, and Senex then institutes the collection efforts, which includes everything from sending the initial communications to filing the unlawful detainer actions. Compl. Ex. A. Furthermore, the text of the letter indicates that Senex charges attorney’s fees for sending the letter, and is not paid per letter sent. Id. This fact could suggest that Senex is providing more than a ministerial service. Furthermore, Senex concedes that it institutes the unlawful detainer actions, and when it files these civil suits, it acts as a debt collector. Def.’s Br. in Supp. 3 n.4, Docket No. 14.
Moreover, looking to several of the factors discussed in Goldstein,. plaintiffs have asserted facts suggesting that Senex regularly engages in debt collectiоn activity. First, the complaint establishes a pattern of sending out the Notices within five to seven days of rent being due. Within twenty to forty days thereafter, Senex institutes an unlawful detainer action. These facts indicate a “frequency of such communications ... including [a] pattern of such activity.” Goldstein,
Therefore, from the facts contained" in the complaint, the court finds that plaintiffs have stated a claim that, if true, could subject Senex to the FDCPA as a debt collector. In that instance, a consumer need only prove one violation to collect statutory or actual damages. See Spencer v. Hendersen-Webb, Inc.,
II. Pleading Standard
Senex contends that to state a claim under- the FDCPA, plaintiffs must satisfy the heightened pleading standards articulated in Rule 9 of the Federal Rules of Civil Procedure. Rule 9(b) requires a party alleging fraud or mistake to “state with particularity the circumstances constituting fraud or mistake.” Fed. R. Civ. P. 9(b). These “circumstances” are “the time, place, and contents of the false representations, as well as the identity of the person making the misrepresentation and what he obtained thereby.” Harrison v. Westinghouse Savannah River Co.,
Senex correctly points out that several district courts, even those within the Western District of Virginia, require a plaintiff to meet the Rule 9(b) standard when bringing a claim pursuant to the FDCPA. See, e.g., Blick v. Wells Fargo Bank, 3:11CV00081,
In the Eastern . District of Virginia, Judge Smith applied Rule 8(a)’s liberal notice pleading requirements to an FDCPA claim,’ reasoning that § 1692e of the FDCPA differs from fraud in three important ways. See Neild,
The FDCPA prohibits certain fraudulent and misleading practices, including the “the use of any business, company, or organization name other than the true name of the debt collector’s business, company, or organization.” 15 U.S.C. § 1692e(14). Additionally, “dunning letters can violate the FDCPA even if the language in the letters is not overtly or explicitly false ... or deceptive.” Fariasantos v. Rosenberg & Associates, LLC,
Here, the court believes the complaint “state [s] with particularity the circumstances constituting fraud.” Fed. R. Civ. P. 9(b), It contains specific allegations of fact as to each plaintiff. For example, the complaint lists the specific dates that Teri Crawford received а Notice. Examples of the Notices are attached to the complaint, effectively incorporating the contents of the allegedly false representation. See Goines v. Valley Cmty. Servs. Bd.,
III. Class Certification
The named plaintiffs also seek to establish a class of present and former tenants of residential properties located in Virginia whose landlords engaged Senex to facilitate overdue rent collection. Normally, a district court should decide class certification “as soon as practicable.” Fed. R. Civ. P. 23(c). “However, compliance with Rule 23 is not to be tested , by a motion to dismiss for failure to state a claim.” Gillibeau v. City of Richmond,
IV. Damages
Finally, defendant contests plaintiffs’ request for statutory damages and argues that the claim for statutory damages should be dismissed as a matter of law. “In an FDCPA class action, the named ' plaintiff may recover statutory damages up to $1,000 for himself. For the class as a whole, damages are capped at $500,000 or 1% of the net worth of the
“[A]n improvident inclusion of a monetary figure in the ad damnum clause should not be grounds for dismissal.” Buhro v. Dent, No. 5:13CV81,
Conclusion
For the foregoing reasons, the defendant’s motion to dismiss will be denied and plaintiffs will be granted leave to amend the ad damnun clause of their complaint. The Clerk is directed to send copies of this memorandum opinion and the accompanying order to all counsel of record.