Skip to main content
banner

ABI Blog Exchange

M.D.N.C.: Atkinson v. Coats II – “Breach of the Peace” in Repossession Requires More Than a Deputy’s Quiet Presence

M.D.N.C.: Atkinson v. Coats II – “Breach of the Peace” in Repossession Requires More Than a Deputy’s Quiet Presence Ed Boltz Thu, 10/16/2025 - 17:43 Summary: When a repossession turns into a shouting match—or worse, when the debtor is still inside the car—any lawyer who’s ever seen the phrase “without breach of the peace” in N.C. Gen. Stat. § 25-9-609 should immediately start thinking “state-court claim and delivery,” not “self-help.” In Atkinson v. Coats II, No. 1:22-cv-369 (M.D.N.C. Sept. 23 2025), Judge Osteen followed the Fourth Circuit’s earlier decision in Atkinson v. Godfrey, 100 F.4th 498 (4th Cir. 2024), and dismissed the remaining claims against the Harnett County Sheriff, finding no Monell liability for the deputy’s role in a contentious repossession. The tow operator had called the sheriff’s office for “assistance” after lifting the debtor’s vehicle—with her still inside—off the ground. A deputy arrived, ordered her out, and the repo was completed. The debtor alleged that the sheriff’s office had a policy of aiding creditors in self-help repossessions. No Clear Constitutional Violation, No Policy Liability The Fourth Circuit had already held that the deputy was entitled to qualified immunity because neither North Carolina nor federal precedent clearly established that his conduct—ordering the debtor from the car—was unconstitutional. Judge Osteen reasoned that if the constitutional “terrain was murky,” there could be no notice to the Sheriff sufficient to support municipal liability. The plaintiff’s claims that Harnett County had a “policy” of helping repossessors were conclusory, based only on this single incident and “information and belief.” Without multiple examples or evidence of an official directive, there was no “express policy,” “custom,” or “deliberate indifference” sufficient to meet Monell’s standards. Why This Matters for Consumer Counsel While Atkinson II ultimately shields the sheriff’s office from federal § 1983 liability, it leaves open a key state-law issue: repossession “without breach of the peace.” Under U.C.C. § 9-609 and North Carolina’s enactment, self-help repossession is permissible only so long as it does not breach the peace. That standard is a factual, state-law inquiry—and when an officer’s presence or command compels a debtor’s compliance, the line from “peacekeeping” to “state-sanctioned seizure” may be crossed. Consumer debtor attorneys should therefore remind creditor counsel—particularly those representing buy-here-pay-here dealers and third-party repossessors—that bankruptcy “surrender” does not itself authorize self-help repossession. If the debtor refuses access or remains in possession, the creditor’s lawful course is a claim-and-delivery action under N.C. Gen. Stat. § 1-472 et seq., not a midnight tow backed by a deputy’s badge. Attempting repossession in those circumstances risks both tort and UDTPA exposure, as well as possible contempt in bankruptcy court if the vehicle remains property of the estate. Practice Pointer Advise creditors: even post-bankruptcy, obtain judicial process before repossessing over objection. Advise debtors: document any law-enforcement involvement, as the presence of an officer often transforms a private dispute into state action. Advise law enforcement: “civil standby” should never become “civil participation.” In short, Atkinson v. Coats II narrows federal liability but reminds everyone else—especially those holding tow straps and titles—that repossession power ends where the peace begins. With proper attribution, please share this post. To read a copy of the transcript, please see: Blog comments Attachment Document atkinson_v._coats_ii.pdf (191.87 KB) Category Middle District

N.C. Ct. App.: Pelc v. Pham – Contempt Vacated; Execution, Not Incarceration, Required for Enforcement of Money Judgment

N.C. Ct. App.: Pelc v. Pham – Contempt Vacated; Execution, Not Incarceration, Required for Enforcement of Money Judgment Ed Boltz Wed, 10/15/2025 - 20:17 Summary: In Pelc v. Pham (No. COA25-27, filed Oct. 15, 2025), the North Carolina Court of Appeals (Tyson, J.) vacated a Mecklenburg County contempt order imprisoning a former spouse for failure to pay a contractual debt arising from a Form I-864 “Affidavit of Support” and related loan. The appellate court held that the trial court lacked jurisdiction to use contempt powers to enforce a money judgment grounded in breach of contract. The Court reaffirmed the longstanding principle that monetary judgments must be enforced through execution proceedings under N.C. Gen. Stat. § 1-302, not contempt. The Court also noted that the debtor had properly filed a Motion to Claim Exempt Property under N.C. Gen. Stat. §§ 1C-1601 and -1603, which the trial court erroneously disregarded when assessing his “ability to pay.” After years of litigation between the parties—whose disputes began over financial obligations from a failed international marriage and immigration sponsorship—the district court had ordered payment of damages for breach of the Affidavit of Support and unjust enrichment. When the defendant failed to pay, the court imprisoned him for civil contempt. The Court of Appeals found this improper, vacating the order and remanding with instruction that the creditor may instead proceed by execution, “subject to Defendant’s statutory and lawful exemptions.” Commentary: This decision stands out as a rare example of the North Carolina appellate courts interpreting and applying the state’s exemption procedures under N.C. Gen. Stat. § 1C-1601, particularly in the context of enforcing a civil judgment outside of bankruptcy or domestic-support enforcement. The Court’s holding underscores the sharp statutory distinction between (1) support obligations enforceable by contempt (e.g., child support under § 50-13.4(f)) and (2) contractual or quasi-contractual debts, which must proceed through execution and respect debtor exemptions. Judge Tyson’s opinion reinforces both the jurisdictional limits of the contempt power and the policy underlying the North Carolina Exemptions Act—to preserve a debtor’s basic means of living and prevent imprisonment for debt. The trial court’s refusal to honor Pelc’s claimed exemptions (including his residence and Australian retirement account) improperly blurred the line between contempt and execution, essentially transforming a civil money judgment into an imprisonable offense. In practical terms, this opinion reminds creditors (and domestic attorneys dealing with Affidavit-of-Support claims or other contractual obligations) that execution—not contempt—is the lawful enforcement mechanism, and that exemption procedures under §§ 1C-1601 et seq. must be afforded full effect. For consumer and bankruptcy practitioners, Pelc v. Pham also offers an instructive illustration of how North Carolina exemption law continues to operate outside of bankruptcy proceedings—rare appellate guidance in a state where exemption jurisprudence is more often developed in the bankruptcy courts than in the North Carolina appellate courts. Additionally worth noting is that based on the Form I-864 “Affidavit of Support” and unjust enrichment / loan repayment, this debt would likely be dischargeable in bankruptcy, though with nuances depending on how it’s characterized and which chapter is used. With proper attribution, please share this post. To read a copy of the transcript, please see: Blog comments Attachment Document plec_v._pham.pdf (149.57 KB) Category NC Court of Appeals

M.D.N.C.: Scott v. Full House Marketing — No “Bad Faith” in FCRA Claim, Even After Jury Loss

M.D.N.C.: Scott v. Full House Marketing — No “Bad Faith” in FCRA Claim, Even After Jury Loss Ed Boltz Wed, 10/15/2025 - 18:40 Summary: In Scott v. Full House Marketing, Inc., No. 1:21-cv-242 (M.D.N.C. Sept. 30, 2025), Judge William Osteen, Jr. denied the defendant’s motion for attorneys’ fees and costs after a jury verdict in its favor on claims under the Fair Credit Reporting Act (FCRA). Full House Marketing argued that both the plaintiff, Derrick Scott, and his counsel acted in “bad faith” by pursuing a baseless claim and prolonging litigation unnecessarily. The court disagreed, holding that neither 15 U.S.C. § 1681n(c) nor 28 U.S.C. § 1927 justified a fee award. Scott had sued Full House Marketing and its background-check vendor, Resolve Partners, alleging that he was denied employment based on an inaccurate consumer report that confused him with another person. Although the jury found for Full House on the negligence claim, it found against Resolve. After the verdict, Full House sought sanctions and fees, asserting that Scott had fabricated portions of his résumé and continued litigating after evidence undermined his case. Judge Osteen found that the FCRA’s bad-faith fee provision requires proof of subjective bad faith at the time of filing — not merely that the claims later failed. He emphasized that earlier rulings denying Rule 11 sanctions and summary judgment already established that Scott’s claims had “some factual basis.” Likewise, § 1927 sanctions against counsel were inappropriate, since overestimating a case’s strength or rejecting settlement offers is not “unreasonable and vexatious” conduct. As the court concluded, “[a] mistake in judgment does not amount to bad faith.” Commentary: This decision offers a measured reaffirmation of the high bar for fee-shifting under both the FCRA and § 1927 — a bar that remains especially relevant in consumer litigation where plaintiffs’ counsel often press close factual questions against corporate defendants. The court’s refusal to equate loss at trial with bad faith in filing stands as an important guardrail against chilling legitimate, if ultimately unsuccessful, FCRA claims. For consumer practitioners, Scott reinforces two parallel themes familiar from dischargeability and fee-reasonableness disputes: Objective weakness ≠ subjective bad faith. Just as an unsuccessful § 523(a)(2) complaint does not automatically trigger § 523(d) fees, a losing FCRA claim is not “bad faith” merely because a jury disagreed. The focus remains on the filer’s mental state at filing — a distinction crucial when creditors attempt to penalize debtors or their counsel for asserting rights under the FCRA, FDCPA, or RESPA. Counsel’s persistence is not misconduct. Judge Osteen’s observation that “a mistake in judgment does not amount to bad faith” could easily apply to debtors’ attorneys who litigate plan confirmation or stay-violation claims that later fail. Zealous advocacy and aggressive strategy — even when frustrating to the other side — are not sanctionable absent genuine vexatiousness or dishonesty. In sum, Scott v. Full House Marketing tempers the reflexive urge to punish consumer plaintiffs after a defense verdict, reminding courts that losing a close case is not the same as filing a frivolous one. With proper attribution, please share this post. To read a copy of the transcript, please see: Blog comments Attachment Document scott_v._full_house_marketing.pdf (170.83 KB) Category Middle District

N.C. Ct. App.: TOM, LLC v. South River Land Co. — “Time Is of the Essence” Clause Ends $2.7M Flip Deal, All Claims Dismissed

N.C. Ct. App.: TOM, LLC v. South River Land Co. — “Time Is of the Essence” Clause Ends $2.7M Flip Deal, All Claims Dismissed Ed Boltz Tue, 10/14/2025 - 18:17 Summary: In this unpublished but instructive decision, Judge Wood (joined by Judges Stroud and Carpenter) affirmed the dismissal of an attempted “flip” real-estate buyer’s sprawling complaint after the collapse of a $2.7 million contract to buy the Seawatch at Sunset Harbor subdivision in Brunswick County. Jack Carlisle, acting through his closely held entities TOM, LLC and Hoosier Daddy, LLC, contracted in late 2020 to buy Seawatch from South River Land Company, LLC (“South River”) for $2.8 million—later reduced to $2.7 million—with a non-refundable $100,000 deposit and a “time is of the essence” closing clause. The contract expressly acknowledged that South River didn’t yet own the property—it was still to acquire it from the North Myrtle Liquidating Trust (“NMLT”), which held Seawatch under a complex “Bond Replacement Agreement” securing subdivision improvements dating back to 2013. When Seawatch at Sunset Harbor, LLC (the prior developer) sued NMLT and obtained an injunction prohibiting any transfer unless new improvement bonds were posted, the sale collapsed. Eleven months passed without communication between buyer and seller. By the time the litigation ended in late 2021, South River (through a related entity, South River Communities, LLC) purchased Seawatch itself for about half the original price. Carlisle then sued nearly everyone in sight—South River, its principal Steven Tatum, NMLT and trustee Andrew Bolnick, Brunswick County, and the bonding company—alleging breach of contract, fraud, voidable transfers, UDTPA, and civil conspiracy. The Court of Appeals methodically affirmed dismissal of every claim: Breach of Contract: The “time is of the essence” clause controlled. The final amendment extended closing to January 29, 2021, and plaintiffs neither tendered performance nor alleged any waiver. The contract therefore “naturally terminated” by operation of its own terms—much like the analysis in S.N.R. Mgmt. Corp. v. Danube Partners 141, LLC, 189 N.C. App. 601 (2008). Fraud: The “as-is” contract expressly incorporated the Bond Replacement Agreement, defeating any reasonable reliance on alleged nondisclosures. Plaintiffs also failed to allege what defendants gained by any supposed deceit beyond earnest money they in fact refunded. Voidable Transfer & UDTPA: Without an enforceable contract, plaintiffs were not “creditors” and could not show any unfair or deceptive conduct “in or affecting commerce.” Civil Conspiracy: Could not stand absent an underlying tort, and mere overlap of corporate officers didn’t establish any conspiratorial agreement. Moot Parties: Because all substantive claims failed, Brunswick County and the bonding company—named only as nominal defendants—were properly dismissed as moot. Commentary: This case is a reminder that “flip” buyers operating on speculation and optimism—especially when their seller doesn’t yet own the property—stand on perilously thin legal ground once a “time is of the essence” date expires. Carlisle’s attempt to recharacterize a dead deal into a multi-defendant fraud and conspiracy suit foundered on the same shoals as countless expired purchase agreements: no timely tender, no enforceable contract, no claim. The opinion also underscores a pragmatic lesson: North Carolina courts will enforce “time is of the essence” provisions strictly, even where parties later amend or extend closing dates, so long as the clause is incorporated by reference. Attempts to imply waiver from post-deadline negotiations will not save a lapsed contract. While TOM, LLC v. South River Land Co. held that parties without an enforceable contract were not “creditors” and thus could not claim unfair or deceptive conduct “in or affecting commerce,” the Fourth Circuit’s decision in Koontz v. SN Servicing reaches the opposite conclusion for consumers. In Koontz, the court held that the FDCPA, and by extension similar consumer-protection statutes like RESPA and N.C. Gen. Stat. §§ 75-50 et seq., can apply even when the underlying personal debt is no longer enforceable, such as after a bankruptcy discharge. What matters is that a creditor or servicer acts as if the debt remains collectible or communicates in a way that could mislead or pressure the consumer. Thus, TOM in contrast reflects a commercial contract principle—no enforceable obligation, no standing to sue for unfair trade practices—whereas Koontz affirms a consumer-protection principle—even a legally unenforceable debt can trigger liability if a collector’s conduct is deceptive or coercive. With proper attribution, please share this post. To read a copy of the transcript, please see: Blog comments Attachment Document tom_v._south_river_land_co.pdf (195.46 KB)

Bankr. W.D.N.C.: In re Ford (II) — Court Rejects “Tribal Sovereignty” Claims, Denies Recusal, and Increases Sanctions Against Debtor for Pseudo-Legal Defenses

Bankr. W.D.N.C.: In re Ford (II) — Court Rejects “Tribal Sovereignty” Claims, Denies Recusal, and Increases Sanctions Against Debtor for Pseudo-Legal Defenses Ed Boltz Tue, 10/14/2025 - 17:43 Summary: In In re Ryan Lashon Ford, Judge Edwards issued two companion opinions chronicling the court’s escalating efforts to bring order to what she aptly described as an “atypical” pro se Chapter 7 case that had metastasized into a performative exercise in pseudo-law. Background and Procedural History Beginning in December 2024, the debtor filed a barrage of more than two hundred pleadings—motions to dismiss, convert, compel, and “declare tribal property”—along with serial assertions that her assets belonged not to the bankruptcy estate but to the self-styled “Xi Amaru Tribal Government,” a group offering “jurisprudence” courses and “law consultation” to its adherents. When questioned, the debtor could recall neither what she had paid for these courses nor basic details about her bank accounts, transfers, or tenants. The Chapter 7 Trustee and Bankruptcy Administrator sought routine discovery into these transfers and the “course materials” that appeared to be generating her pleadings. Despite multiple continuances, explicit directives, and an Omnibus Order requiring production of bank and course records, the debtor refused—citing non-existent federal statutes, fabricated tribal immunity, and even copyright restrictions. The court entered a civil-contempt order with daily sanctions and, after continued defiance, increased the fine to $150 per day. The July 2025 Opinion ( In re Ford I) The earlier opinion had already sanctioned the debtor for contempt after repeated failures to comply with discovery orders. The court recounted her pattern of evasive testimony, including claims that production of the “tribal coursework” would violate “15 U.S.C. § 114”—a statute that, as the court dryly noted, “does not exist.” The decision catalogued her shifting explanations and concluded that her refusal to comply was deliberate bad faith warranting escalating sanctions. The September 2025 Opinion ( In re Ford II) The latest decision addressed the debtor’s “Amended Motion for Recusal” seeking removal of both the Trustee and the Bankruptcy Administrator. Judge Edwards patiently—but firmly—reiterated that (1) the Trustee’s duties under § 704 run to the estate and creditors, not to the debtor; and (2) both the Trustee and Bankruptcy Administrator are statutorily required to investigate omissions, object to improper claims, and ensure orderly administration. Finding no factual basis for bias or misconduct, the court emphasized that adverseness to the debtor is not only permissible but inherent in those fiduciary roles. The debtor’s filing of a state-bar grievance against the Trustee, moreover, was itself prohibited under the Barton Doctrine and the automatic stay—echoing In re Seertech Corp. (W.D.N.C. 2007)—and could not be wielded to create the very “conflict” she alleged. Judge Edwards then dismantled the debtor’s claims of “tribal” privilege and bias. Analogies drawn by the Trustee and Administrator between the debtor’s filings and the sovereign-citizen movement, she wrote, did not equate recognized tribal sovereignty with pseudo-legal theories; they merely illustrated that unrecognized assertions of sovereignty cannot nullify federal law. “[A]nalogies,” she observed, “are a bridge, not a mirror.” Commentary: This pair of orders, in what (given the persistence of sovereign citizens) might eventually be termed the Ford Trilogy, underscores Judge Edwards’ measured but increasingly direct confrontation with the growing sovereign-citizen phenomenon in bankruptcy. As noted in commentary previously circulated to the bankruptcy bar on August 5, 2025 (but withheld from public posting to avoid inflaming a sovereign citizen), I wrote that: While Judge Edwards rightly imposed sanctions and attempted to bring order to the case, it is fair to question whether the court's extended engagement with the debtor’s pseudo-legal defenses gave undeserved credence to what is, ultimately, sovereign-citizen nonsense. By parsing phantom statutes and issuing repeated compliance orders, the court risked signaling that these filings were defective pleadings rather than fantasies. Yet, with these later opinions, Judge Edwards appears to have reached the same conclusion—drawing a bright doctrinal line between legitimate procedural patience and indulgence of performative obstruction. The opinions now serve as a practical template for future cases: a record of escalating judicial responses—from explanation, to order, to contempt, to sanctions—culminating in a clear reaffirmation that bankruptcy courts are courts of law, not forums for tribal mythos or AI-generated “jurisprudence.” More decisive early action—whether through dismissal under § 707(a) for bad faith, denial of discharge under § 727(a)(4) for false oaths, or referral for unauthorized practice—could conserve judicial resources and deter the cottage industry of “sovereignty educators” peddling this nonsense to vulnerable debtors. With proper attribution, please share this post. To read a copy of the transcript, please see: Blog comments Attachment Document in_re_ford_ii.pdf (616.9 KB) Document in_re_ford_i.pdf (481.9 KB) Category Western District

Law Review (Economics): Choi, James J. and Huang, Dong and Yang, Zhishu and Zhang, Qi, How Good is Ai at Twisting Arms? Experiments in Debt Collection (April 2025). NBER Working Paper No. w33669

Law Review (Economics): Choi, James J. and Huang, Dong and Yang, Zhishu and Zhang, Qi, How Good is Ai at Twisting Arms? Experiments in Debt Collection (April 2025). NBER Working Paper No. w33669 Ed Boltz Tue, 10/14/2025 - 17:41 Available at: https://ssrn.com/abstract=5215980 Abstract: How good is AI at persuading humans to perform costly actions? We study calls made to get delinquent consumer borrowers to repay. Regression discontinuity and a randomized experiment reveal that AI is substantially less effective than human callers. Replacing AI with humans six days into delinquency closes much of the gap. But borrowers initially contacted by AI have repaid 1% less of the initial late payment one year later and are more likely to miss subsequent payments than borrowers who were always called by humans. AI’s lesser ability to extract promises that feel binding may contribute to the performance gap. Commentary: A recent study published by the National Bureau of Economic Research examining Chinese consumers’ reactions to debt collection, including the use of AI-driven “collectors,” offers interesting insights—but while its conclusions rest heavily on psychological and behavioral research conducted by U.S. scholars on fairness, compliance, and emotional response in debt collection and originated in the American context leaves substantial questions about how transitive those findings really are between the sharply different regulatory and social environment in China and the United States (let alone elsewhere.) In China (with a full admission that I'm only a North Carolina Bankruptcy Expert!), consumer bankruptcy remains rare, with only limited pilot programs in a handful of provinces and far fewer formal protections for over-indebted individuals. Without leaning too hard on cultural generalizations, collection practices therefore tend to rely on social pressure and moral appeals, often leveraging family networks and reputational risk, rather than the structured statutory regimes familiar to U.S. practitioners. Against this backdrop, the finding that Chinese consumers respond more favorably to “empathetic” or “respectful” AI collectors may reflect local cultural expectations about deference and face-saving, rather than a universal truth about human-machine interaction. By contrast, in the United States, debt collection operates within a robust legal framework of consumer protection—anchored by the Fair Debt Collection Practices Act (FDCPA), the Fair Credit Reporting Act (FCRA), and state Unfair and Deceptive Trade Practices Acts (UDTPA) such as North Carolina’s § 75-1.1. While social stigma and moral hazard still play a substantial role, these laws don’t merely regulate behavior; they define the very boundaries of communication. A U.S. consumer must be told who is collecting the debt, how much is owed, and how to dispute it—and harassment or misrepresentation is strictly prohibited. Moreover, Chapter 7 and Chapter 13 bankruptcy provide predictable, court-supervised debt-relief channels unavailable to most Chinese consumers, fundamentally altering both the power dynamics and the perceived legitimacy of collection efforts. Given that backdrop, an AI debt collector operating in the United States would almost certainly be required not only to disclose that it is a debt collector, but also that it is an artificial intelligence system. Failure to do so could violate the FDCPA’s prohibitions on “false, deceptive, or misleading representations,” particularly if the AI’s design made a consumer believe they were conversing with a human being. The CFPB’s 2024 digital-communication guidance and the FTC’s emerging policies on AI transparency both suggest that accuracy of identity and medium are integral to consumer protection. (The viability of these policies, however, may be in doubt under the current U.S. administration.) The deeper lesson, then, is that technology doesn’t operate in a vacuum. It reflects the social and legal system that deploys it. Where Chinese law emphasizes harmony and moral rehabilitation over statutory procedure, AI may simply mechanize social pressure. In the United States, by contrast, our debt-collection system—grounded in disclosure, due process, and the constitutional promise of a “fresh start” through bankruptcy—would demand that even machines play by the same rules of fairness and honesty that govern human collectors. With proper attribution, please share this post. To read a copy of the transcript, please see: Blog comments Attachment Document ai-debt-collection-20250331.pdf (3.47 MB) Category Law Reviews & Studies

N.C. Ct. of Appeals: Irish Creek HOA v. Rogers - Foreclosure Set Aside as Covid-Era Service was Insufficient

N.C. Ct. of Appeals: Irish Creek HOA v. Rogers - Foreclosure Set Aside as Covid-Era Service was Insufficient Ed Boltz Wed, 10/01/2025 - 18:05 Summary : Trenita Rogers bought her Winterville home in 2010, subject to the Irish Creek HOA. In 2021, after allegedly failing to pay $1,391.23 in assessments, the HOA filed liens and moved forward with foreclosure. Notice was attempted by certified mail during the USPS’s Covid-19 “contactless” protocol—where carriers often signed “C19” themselves instead of obtaining the addressee’s signature—and by sheriff posting without a proper court order. Rogers never appeared at the foreclosure hearing, and the property was sold at auction in 2022 after a lengthy upset bid process, ultimately bringing over $221,000. Rogers claimed she had never actually been served, that she did not recall receiving HOA bills, and that she would have cured the arrears had she known of the hearing. She moved to set aside the foreclosure under Rule 60, but both the Clerk and Superior Court rejected her arguments, finding service sufficient and her neglect “inexcusable.” The trial court even ordered her to pay over $26,000 in attorney’s fees to the HOA, the trustee, and the purchaser for bringing a “meritless” motion. When Rogers attempted appeal, the Superior Court dismissed it for failure to timely serve the proposed record on appeal under Rule 11(b), citing her supposed lack of diligence and candor. Holding: The Court of Appeals reversed. First, it found the trial court abused its discretion by dismissing the appeal without applying the Dogwood framework for whether a procedural violation was a “substantial failure” or “gross violation.” More importantly, it held that USPS Covid-19 contactless protocols did not satisfy the strict requirements of Rule 4 service by certified mail. With no signature of Rogers or even her initials, there was no valid service, and thus no jurisdiction for the foreclosure order. The Court reversed the denial of Rogers’ Rule 60 motion, vacated the attorney fee awards, and remanded for consideration of remedies, including whether the purchaser was a good-faith buyer and whether the foreclosure price was adequate. Commentary: This case illustrates how procedural shortcuts in service can unravel an entire foreclosure years later, especially when courts and trustees relied on the USPS’s makeshift Covid protocols. The appellate court rightly emphasized that the purpose of certified mail service is to prove actual notice, and “Covid-19” scrawled by a mail carrier does not create jurisdiction. It is also a cautionary tale about the tendency of trial courts to punish homeowners with crushing attorney fee awards when they contest foreclosures. Rogers was saddled with nearly $30,000 in fees for daring to argue she had not been served—a position ultimately vindicated by the Court of Appeals. The panel’s decision to vacate those awards restores some balance. Finally, the case tees up important questions on remand: what happens to the purchaser, who paid over $220,000 in upset bids, and whether the sale price was “grossly inadequate” under North Carolina law. This tension between protecting homeowners from defective process and protecting finality for bidders will continue to play out. To read a copy of the transcript, please see: Blog comments Attachment Document irish_creek_hoa_v._rogers.pdf (213.29 KB) Category NC Court of Appeals