New York State Real Property Actions and Proceedings Law (“RPAPL”) § 1921 and New York Real Property Law (“RPL”) § 275. RPAPL § 1921 and RPL § 275 both require a mortgagee to execute a satisfaction of mortgage and arrange to have the satisfaction recorded within 30 days. Failure of the mortgagee to do so entitles the borrower to a penalty based on when the satisfaction was recorded.
The penalty was sought to be enforced in a class action. Maddox v. BANK OF NY MELLON TR. CO., NA, Court of Appeals, 2nd Circuit 2021:
"The Bank of New York Mellon Trust Company ("BNY Mellon" or "the
Bank") appeals from an order of the United States District Court for the
Western District of New York (Arcara, J.) denying its motion for
judgment on the pleadings. The district court held that plaintiffs
Sandra Maddox and Tometta Maddox Holley (the "Maddoxes") have Article
III standing to seek statutory damages from the Bank for its violation
of New York's mortgage-satisfaction-recording statutes (the "statutes").
N.Y. Real P. Law ("R.P.L.") § 275; N.Y. Real P. Actions & Proc. L.
("R.P.A.P.L.") § 1921. These statutes require mortgage lenders to record
satisfactions of mortgage (also known as "certificates of discharge")
within thirty days of the borrower's repayment; a failure to record
renders the lender "liable to the mortgagor" for escalating statutory
damages in amounts dependent on the delay in the ultimate filing. Here,
the Bank did not record the satisfaction of the Maddoxes' mortgage, in
an amount of over $50,000, until almost one year after full payment was
received—nearly eleven months later than the law allows. For the filing
of a satisfaction over ninety days after discharge, the lender becomes
liable to the mortgagor for $1,500. R.P.L. § 275(1); R.P.A.P.L. §
1921(1). The Maddoxes sued to collect that penalty and to represent a
putative class of similarly wronged borrowers.
The district court certified for interlocutory appeal the question
whether the Maddoxes have Article III standing to sue the Bank for the
statutory damages and other relief. Our initial opinion on this appeal, Maddox v. Bank of N.Y. Mellon Tr. Co., N.A., 997 F.3d 436 (2d Cir. 2021), was the subject of a motion for rehearing in light of the intervening authority of TransUnion LLC v. Ramirez, — U.S. —, 141 S. Ct. 2190 (2021). After briefing on the impact of TransUnion, we grant the motion for rehearing and issue the instant opinion.
We now hold that the Maddoxes' allegations fail to support Article
III standing, and that they may not pursue their claims for the
statutory penalties imposed by the New York Legislature in federal
court.
Accordingly, we vacate the district court's order denying BNY
Mellon's motion for judgment on the pleadings and remand with
instructions that the case be dismissed.
BACKGROUND
I. The complaint's allegations.
The Maddoxes' complaint alleges the following facts, which we accept as true for purposes of this appeal. See Lynch v. City of New York, 952 F.3d 67, 74-75 (2d Cir. 2020).
On October 6, 2000, sisters Sandra Maddox and Tometta Maddox Holley
entered into a mortgage loan with Aegis Mortgage Corporation (the
"Loan"). The mortgage and assignment were recorded with the Erie County
Clerk's Office. The mortgage encumbered the Maddoxes' property at 149
Hampshire Street, Buffalo, New York 14213 (the "Property"). The Loan was
later assigned to BNY Mellon. In September 2014, the Maddoxes sold the
Property to individuals who are not parties to this suit.
On or about October 5, 2014, the Loan was fully paid and the debt
discharged. However, BNY Mellon failed to file a satisfaction of
mortgage with the Erie County Clerk's Office until nearly one year later
on September 22, 2015.
BNY Mellon's failure to record the discharge within thirty days of
payment violated New York's mortgage-satisfaction-recording statutes,
which require that the mortgage lender present a certificate of
discharge to the county clerk for filing within thirty days of the full
repayment of the debt. See R.P.L. § 275(1) (requiring timely
presentation of certificate and imposing monetary penalties for
noncompliance); R.P.A.P.L. § 1921(1) (same).
II. Procedural history.
On December 15, 2015, approximately three months after BNY Mellon had
recorded the satisfaction, the Maddoxes brought a class action suit
against BNY Mellon for violation of New York's
mortgage-satisfaction-recording statutes.
In late 2016, after the Supreme Court issued its decision Spokeo, Inc. v. Robins, 578 U.S. 330 (2016),
BNY Mellon moved to dismiss on the pleadings for lack of standing. It
argued—among other things—that the Maddoxes lack Article III standing
because they "suffered no actual damages in relation to the alleged
failure to record the satisfaction" and therefore "failed to plead a
concrete harm" under Spokeo. Maddox v. Bank of N.Y. Mellon Tr. Co., No.
15-cv-01053, 2017 WL 449962, at *2 (W.D.N.Y. Jan. 30, 2017) (Report and
Recommendation ("R&R")) (quoting Bank's Memorandum). The Bank did
not dispute that the discharge was untimely filed.[1]
The Maddoxes countered that the Bank's eleven months of noncompliance
impaired access to accurate financial information about them in the
interval and created a false impression adverse to their credit status.
The Maddoxes argued that the right to be free of these harms was
recognized by the state legislature, that the harms bear a strong
relationship to harms traditionally actionable at common law, and that
the violations caused substantive harms and otherwise created concrete
injuries that endow them with standing to seek remedies in federal
court. The Maddoxes further argued that the Bank's period of
noncompliance subjected them to a sufficiently real risk of other
concrete and particularized harms—failure to obtain financing for other
properties and damage to personal credit, for example—and that those
risks also gave rise to an injury in fact supporting their Article III
standing to sue. Finally, in conjunction with their opposition to the
Bank's motion, the Maddoxes submitted an affidavit made by Tometta
Maddox Holley attesting to her loss of time, her legal expenses, and her
emotional trauma occasioned by the belated filing, which she learned
about some time before the satisfaction was finally filed. Her
attestations were not alleged in the complaint.
A magistrate judge issued a Report and Recommendation suggesting that
the district court deny the motion to dismiss. R&R, 2017 WL 449962,
at *4. The district court accepted the recommendation and denied BNY
Mellon's motion for judgment on the pleadings. Maddox v. Bank of N.Y.
Mellon Tr. Co., No. 15-cv-01053, 2018 WL 3544943, at *2 (W.D.N.Y. July
24, 2018). It held that the Bank's violation was a "procedural
violation" that satisfied the injury-in-fact requirement for Article III
standing because the Bank's violation of the statutes created a
"material risk of harm" to them. Id. (internal quotation marks omitted).
The district court reasoned that failure to timely record a mortgage
satisfaction could cloud title to real property, inhibit sale of the
property, and affect a mortgagor's credit.
At the same time, the district court took note of the Eleventh Circuit's contrary decision in Nicklaw v. Citimortgage, Inc., 839 F.3d 998 (11th Cir. 2016), reh'g en banc denied, 855 F.3d 1265 (2017), and a footnote in our decision in Strubel v. Comenity Bank, 842 F.3d 181, 194 n.15 (2d Cir. 2016),
which cites Nicklaw with apparent approval. It accordingly identified
the question as a close one and on that basis certified the question for
interlocutory appeal. We accepted the certification and addressed that
question, which has indeed proved close.
As a threshold issue, we decided that a state legislature, like
Congress, has the power to create legal interests whose violation can
satisfy Article III standing. See Maddox, 997 F.3d at 443-44 (2d Cir. 2021).
We then affirmed the district court's holding on alternative grounds.
First, we held that the statutes are "substantive" provisions and that
therefore "the Maddoxes need allege no harm greater than that their
discharge was untimely recorded . . . to establish a concrete,
intangible injury of the sort that gives them Article III standing." Id.
at 447. Second, we held that even if the statutes were "procedural" in
nature, the Maddoxes still would have established an injury in fact,
since the Bank's violation of the statutes exposed them to a "material
risk of [concrete] harm," including the risk of not being able to borrow
during the period of delay. Id. at 447-48 (alteration in original)
(quoting Spokeo, 578 U.S. at 342).
After our initial disposition, BNY Mellon filed a petition for panel
rehearing or rehearing en banc (the "Petition"), and the United States
Supreme Court decided TransUnion LLC v. Ramirez, ___ U.S. ___, 141 S. Ct. 2190 (2021),
which expanded upon the standing principles raised by this case. The
parties submitted supplemental letter briefs discussing the impact, if
any, of TransUnion on our previous decision. Because TransUnion bears
directly on our analysis, we hereby grant the Petition, withdraw our
opinion of May 10, 2021, and issue this amended opinion in its place.
Additional oral argument is unnecessary.
DISCUSSION
We review a district court's decision regarding judgment on the pleadings de novo. See Lanning v. City of Glens Falls, 908 F.3d 19, 24 (2d Cir. 2018).
Article III standing requires plaintiffs to show (1) an "injury in
fact," (2) a "causal connection" between that injury and the conduct at
issue, and (3) a likelihood "that the injury will be redressed by a
favorable decision." Lujan v. Defs. of Wildlife, 504 U.S. 555, 560-61 (1992)
(internal quotation marks omitted). The central question on appeal is
whether the Maddoxes have met the injury-in-fact requirement.
"To demonstrate injury in fact, a plaintiff must show the invasion of
a [1] legally protected interest that is [2] concrete and [3]
particularized and [4] actual or imminent, not conjectural or
hypothetical." Strubel, 842 F.3d at 188
(internal quotation marks omitted). BNY Mellon argues that, although
the New York State Legislature may have implicitly recognized that
delayed recording can create harms such as a cloud on title and an
adverse affect on a mortgagor's credit, the Maddoxes have not alleged,
and cannot allege, that they suffered these harms. Therefore, BNY Mellon
asks us to conclude that the Maddoxes have failed to show that the
injury alleged was either "concrete" or "particularized" enough to
amount to an injury in fact for purposes of Article III standing. The
Maddoxes argue to the contrary, that where the Legislature has
recognized a legal interest or interests and a plaintiff has suffered a
harm or risk of real harm to those interests, Article III is satisfied.
According to the Maddoxes, the harms that the Legislature aimed to
preclude need not have come to fruition for a plaintiff to have suffered
a material risk of real harm sufficient to seek the statutory remedy
afforded by the Legislature. We discuss these arguments below.
I. Plaintiffs must suffer a concrete harm to establish standing.
"No concrete harm; no standing." TransUnion, 141 S. Ct. at 2200.
This equation, which opens the Supreme Court's TransUnion decision,
leaves little room for interpretation and may be sufficient to resolve
the issue before us. Still, the facts in TransUnion bear a strong enough
resemblance to those in this case that the Supreme Court's treatment of
them proves highly instructive.
A class of 8,185 individuals sued TransUnion, a credit reporting
agency, alleging two violations of the Fair Credit Reporting Act
("FCRA"). Id. First, the plaintiffs alleged that TransUnion's failure to
use reasonable procedures led to an inaccuracy in their credit
files—namely, that the class member was a "potential match" to an
individual on a Treasury Department list of national security threats
(the "OFAC list"). Id. 2202. Second, the plaintiffs claimed that
TransUnion failed to adhere to FCRA formatting requirements in the
mailings used to inform members about the potential match. Id. The class
succeeded at trial, but standing became the primary issue on appeal.
Id.
Before addressing the specific allegations, the Supreme Court
considered the characteristics that make a harm "concrete" for the
purposes of Article III. Id. at 2204. The Court explained that whether a
harm qualifies as "concrete" hinges on "whether the alleged injury to
the plaintiff has a `close relationship' to a harm `traditionally'
recognized as providing a basis for a lawsuit in American courts." Id.
(quoting Spokeo, 578 U.S. at 341).
The Court recognized that physical and monetary harms, along with other
traditional tangible harms, readily qualify as concrete, and that
certain intangible harms, such as reputational harm, qualify as well.
Id. The Court also allowed that Congress's views may be "instructive" in
determining whether a harm is sufficiently concrete, id. (quoting Spokeo, 578 U.S. at 341), although "an injury in law is not an injury in fact," id. at 2205.
With that, the Supreme Court turned to the plaintiffs' claim that
TransUnion's failure to use reasonable procedures led to inaccuracy in
their credit files. The Court divided the class into two groups: those
members whose credit reports were disseminated to third-party
businesses; and those whose credit reports never left TransUnion's
internal files. Id. at 2200. The Court ruled that the first group
"suffered a harm with a `close relationship' to the harm associated with
the tort of defamation," and, therefore, "suffered a concrete harm that
qualifies as an injury in fact." Id. at 2209. The second group,
however, suffered no concrete harm because "[p]ublication is `essential
to liability' in a suit for defamation," and their credit files were
never published. Id. (quoting Restatement of Torts § 577 cmt. a, p. 192
(1938)). As the Court explained, "there is no historical or common-law
analog where the mere existence of inaccurate information, absent
dissemination, amounts to concrete injury." Id. (internal quotation
marks omitted).
The Court further concluded that these class members could not premise standing on a risk of future harm—that
is, the risk that TransUnion would eventually disseminate the
misleading information to third-party businesses. While Spokeo stated
that "the risk of real harm" can sometimes "satisfy the requirement of
concreteness," id. at 2210 (quoting Spokeo, 578 U.S. at 341-42), that observation (the Court explained) applied only to "suit[s] for injunctive relief,"
id. In suits for damages, "the mere risk of future harm, standing
alone, cannot qualify as a concrete harm—at least unless the exposure to
the risk of future harm itself causes a separate concrete harm."
Id. at 2210-11. Because these class members presented no evidence "that
they suffered some other injury (such as an emotional injury) from the
mere risk that their credit reports would be provided to third-party
businesses," they were unable to establish standing. Id. at 2211.
Regarding the claim that TransUnion failed to adhere to FCRA
formatting requirements, the Supreme Court held that the class members
(other than the named plaintiff) had failed to demonstrate that they
suffered any concrete harm—or "any harm at all"—from such violations, as they presented no evidence that they "so much as opened"
the relevant mailings. Id. at 2213. Plaintiffs' distinct argument that
TransUnion's formatting violations created a risk of future harm—i.e.,
the risk that consumers would not learn of, and remedy, the OFAC report
in their credit files—failed because "the risk of future harm on its own
does not support Article III standing for the plaintiffs' damages
claim." Id.
In sum, TransUnion established that in suits for damages plaintiffs
cannot establish Article III standing by relying entirely on a statutory
violation or risk of future harm: "No concrete harm; no standing." Id.
at 2214.
II. The Maddoxes have not suffered a "concrete" harm.
The only allegations that matter are few: the Maddoxes paid off their
mortgage when they sold their house; the bank filed the mortgage
satisfaction nearly one year afterward. By statute, New York creates a
private right to collect an escalating cash penalty if the satisfaction
is filed more than thirty days after the mortgage is paid off, up to
$1,500 for delay exceeding ninety days.
We need not decide whether state legislatures have the same power
Congress enjoys to recognize or create legally protectible interests
whose invasion gives rise to Article III standing; TransUnion determined
that Congress itself enjoys no such power. 141 S. Ct. at 2205
("Congress may enact legal prohibitions and obligations. . . . But
under Article III, an injury in law is not an injury in fact."). Nor
need we decide whether the statutes are "substantive" or "procedural";
TransUnion eliminated the significance of such classifications, which
had been a preoccupation.[2]
On this appeal, the determinative standing issue is whether the
Maddoxes suffered a concrete harm due to the Bank's violation. It is
clear that they have not.
First: for the ordinary borrower, delayed recording of a
discharge of mortgage may create and sustain an actionable cloud on
title to the property securing the discharged mortgage debt.
Long-delayed filings can result in the borrower having to pay a
duplicative filing fee for the discharge: once at closing and once when
the discharge is actually filed. The Maddoxes did not allege such harms,
however, or allege that they were at risk for such harms. This is
unsurprising because conveyance of their property was completed several
weeks before the mortgage satisfaction occurred. In short, the Maddoxes
had no title on which a cloud could settle.[3]
Second: a mortgage recorded with the county clerk may convey
to those viewing the record that the borrower owes a debt secured by a
property. Correspondingly, a lender's delay in recording a mortgage
satisfaction risks creating the false appearance that the borrower has
not paid the underlying debt and is thus more indebted and less
creditworthy. This type of reputational harm—i.e., one that flows from
the publication of false information—is well established as actionable
at common law. See Weldy v. Piedmont Airlines, Inc., 985 F.2d 57, 61-62 (2d Cir. 1993) (discussing elements to establish prima facie claim of slander); see also Spokeo, 578 U.S. at 341-42 (noting libel and slander per se as being actionable).
However, the Maddoxes do not allege that they suffered any
reputational harm due to the Bank's violation. The misleading record may
have been public and available to all; but, so far as is known, it was
read by no one. The public nature of the record is not analogous to the
dissemination of the credit reports in TransUnion. There could be no
doubt that the third-party businesses viewed those credit reports, which
they had specifically requested and paid for.
This distinction from TransUnion is critical, as it is self-evident
that "unless the defamatory matter is communicated to a third person
there has been no loss of reputation." Restatement of Torts § 577 cmt.
b; see also Albert v. Loksen, 239 F.3d 256, 269 (2d Cir. 2001) ("A defamatory writing is not published if it is read by no one but the one defamed.'" (quoting Ostrowe v. Lee, 256 N.Y. 36, 38 (1931) (Cardozo, C.J.))).
True, the Maddoxes may have suffered a nebulous risk of future harm
during the period of delayed recordation—i.e., a risk that someone (a
creditor, in all likelihood) might access the record and act upon it—but
that risk, which was not alleged to have materialized, cannot not form
the basis of Article III standing.
Third: the Maddoxes contend that the Bank's delay adversely
affected their credit during that time, making it difficult to obtain
financing had they needed it in an emergency or for a new home. But it
is not alleged that this purported risk materialized; so it is similarly
incapable of giving rise to Article III standing.
Fourth: Tometta Maddox Holley attested (in her affidavit
opposing BNY Mellon's motion for judgment on the pleadings) that the
Bank's failure to timely record the satisfaction after she sold the
Property caused her "great stress, mental anguish, anxiety, and
distress, which compelled [her] to expend substantial time attempting to
determine the status of the recording of the satisfaction of mortgage
document, and seeking out legal counsel to assist [her] in having the
satisfaction of mortgage recorded." App'x at 88 ¶ 8. These purported
harms are of the sort that TransUnion contemplated might form the basis
for Article III standing. See TransUnion, 141 S. Ct. at 2211 n.7
("[A] plaintiff's knowledge that he or she is exposed to a risk of
future physical, monetary, or reputational harm could cause its own
current emotional or psychological harm."); see also Denney v. Deutsche Bank AG, 443 F.3d 253, 265 (2d Cir. 2006)
("The risk of future harm may also entail economic costs . . . but
aesthetic, emotional or psychological harms also suffice for standing
purposes.").
However, the Maddoxes must "plead enough facts to make it plausible
that they did indeed suffer the sort of injury that would entitle them
to relief." Harry v. Total Gas & Power N. Am., Inc., 889 F.3d 104, 110 (2d Cir. 2018).
Although "[i]t is well established in principle that the pleading
standard for constitutional standing is lower than the standard for a
substantive cause of action," id., the attestations in Tometta Maddox
Holley's affidavit were not the subject of allegations in the complaint
and, in any event, are implausible.
Holley demands opportunity costs because she "expend[ed] substantial
time attempting to determine the status of the recording of the
satisfaction of mortgage document." App'x at 88 ¶ 8. But if she had, she
would have found out that the satisfaction was recorded three months before
the filing of a complaint that nevertheless alleges that the
satisfaction was unrecorded at the time this litigation began. As to her
emotional distress, she offers no reason why the delayed recordation
would cause "great stress, mental anguish, anxiety, and distress." Id. A
perfunctory allegation of emotional distress, especially one wholly
incommensurate with the stimulant, is insufficient to plausibly allege
constitutional standing. Even if it were sufficient, "it is extremely
unlikely that such an allegation would be typical of the class."
R&R, 2017 WL 449962, at *3 n.5.
In any event, the Maddoxes need not show a cloud, reputational harm,
or any other injury. The Maddoxes have an easy way to collect their
reward for reporting the Bank's delay in recording the mortgage
satisfaction: they may recover the statutory penalty in state court.[4]
This is a small claim, in a fixed amount, amenable to a recovery
without dispute—and probably without counsel or fees. It is hard to
imagine that a bank would press the issue to litigation.
Of course, state court remains an option for all absent class members
as well. To the extent that such members (or their lawyers) prefer to
form a class and bring their claims in federal court, they must come
prepared to prove that they suffered concrete harm due to the Bank's
violation of the relevant statutes.
CONCLUSION
For the foregoing reasons, we vacate the district court's order
denying BNY Mellon's motion for judgment on the pleadings and remand
with instructions that the case be dismissed.
[1]
It did argue, however, that it was associated with the Maddoxes'
mortgage only as a trustee and therefore had no liability. The district
court rejected that argument, and the issue is not part of the question
certified for interlocutory appeal. See Maddox v. Bank of N.Y. Mellon
Tr. Co., No. 15-cv-01053, 2018 WL 3544943, at *5 (W.D.N.Y. July 24,
2018).
[2]
Our original opinion observed that a statutory right is considered
"substantive" if it protects against a harm that has a close
relationship to a harm traditionally regarded as providing a basis for a
lawsuit in American courts. The violation of a substantive right, the
opinion explained, constitutes a concrete injury in fact sufficient to
establish Article III standing without any additional showing.
TransUnion clarified, however, that the type of harm that a statute
protects against is of little (or no) import; what matters is "whether
the alleged injury to the plaintiff has a `close relationship' to a harm `traditionally' recognized as providing a basis for a lawsuit in American courts." 141 S. Ct. at 2204 (emphasis added) (quoting Spokeo, 578 U.S. at 341).
In other words, plaintiffs must show that the statutory violation
caused them a concrete harm, regardless of whether the statutory rights
violated were substantive or procedural.
[3]
True, it may be said that during the period of BNY Mellon's delayed
recordation the two nonparty homebuyers ran a risk that if they had
flipped the Property the title insurer would flag a vestigial lien. But
the Maddoxes, who had already sold the Property, did not suffer a
detriment and never ran the risk of one.
[4] "[S]tate courts are not bound to adhere to federal standing requirements. . . ." ASARCO Inc. v. Kadish, 490 U.S. 605, 617 (1989)."