JOHN H. ENGLAND, III, Magistrate Judge.
These consolidated actions, both of which were removed from the Circuit Court of Jefferson County, Alabama, (see Shepler v. Hendricks, Case No. 2:18-01429-JHE ("Shepler"), doc. 1; Dominion Resources LLC v. Hendricks, et al., Case No. 2:18-01580-JHE, doc. 1 ("Dominion")), relate to a May 20, 2014 tax sale of real property by the Tax Collector of Jefferson County, Alabama ("Jefferson County"). Defendants Gaynell Hendricks ("Hendricks," who is the Tax Assessor of Jefferson County) and Jefferson County (collectively with Hendricks, the "Moving Defendants") have moved to dismiss both actions under Fed. R. Civ. P. 12(b)(6), contending each is time-barred. (Shepler, doc. 5; Dominion, doc. 15). Plaintiffs in each case oppose dismissal. (Shepler, doc. 11; Dominion, doc. 20). The Moving Defendants have filed a reply in support of their motion in Shepler.
Under Federal Rule of Civil Procedure 8(a)(2), a pleading must contain "a short and plain statement of the claim showing that the pleader is entitled to relief." "[T]he pleading standard Rule 8 announces does not require `detailed factual allegations,' but it demands more than an unadorned, the-defendant-unlawfully-harmed-me accusation." Ashcroft v. Iqbal, 556 U.S. 662, 678, 129 S.Ct. 1937, 1949 (2009) (citing Bell Atlantic Corp. v. Twombly, 550 U.S. 544, 555, 127 S.Ct. 1955 (2007)). Mere "labels and conclusions" or "a formulaic recitation of the elements of a cause of action" are insufficient. Iqbal, 556 U.S. at 678, 129 S. Ct. at 1949 (citations and internal quotation marks omitted). "Nor does a complaint suffice if it tenders `naked assertion[s]' devoid of `further factual enhancement.'" Id. (citing Twombly, 550 U.S. at 557, 127 S.Ct. 1955). Additionally, "[i]n alleging fraud or mistake, a party must state with particularity the circumstances constituting fraud or mistake." Fed. R. Civ. P. 9(b).
Federal Rule of Civil Procedure 12(b)(6) permits dismissal when a complaint fails to state a claim upon which relief can be granted. "To survive a motion to dismiss, a complaint must contain sufficient factual matter, accepted as true, to state a claim to relief that is plausible on its face." Iqbal, 556 U.S. at 678, 129 S. Ct. at 1949 (citations and internal quotation marks omitted). A complaint states a facially plausible claim for relief "when the plaintiff pleads factual content that allows the court to draw the reasonable inference that the defendant is liable for the misconduct alleged." Id. (citation omitted). The complaint must establish "more than a sheer possibility that a defendant has acted unlawfully." Id.; see also Twombly, 550 U.S. at 555, 127 S. Ct. at 1965 ("Factual allegations must be enough to raise a right to relief above the speculative level."). Ultimately, this inquiry is a "context-specific task that requires the reviewing court to draw on its judicial experience and common sense." Iqbal, 556 U.S. at 679, 129 S. Ct. at 1950.
The court accepts all factual allegations as true on a motion to dismiss under Rule 12(b)(6). See, e.g., Grossman v. Nationsbank, N.A., 225 F.3d 1228, 1231 (11th Cir. 2000). However, legal conclusions unsupported by factual allegations are not entitled to that assumption of truth. Iqbal, 556 U.S. at 678, 129 S. Ct. at 1950.
On or about May 20, 2014, the Jefferson County Tax Collector sold a number of parcels of real property due to unpaid taxes levied by Jefferson County. (Shepler, doc. 1-1 at 2 (¶ 8); Dominion, doc. 1-1 at 3 (¶ 9)). Plaintiff Tim Shepler ("Shepler") bought one of these parcels (Parcel I.D. 28-00-18-1-014-077.336, "Parcel 1") and received a tax sale certificate the same day. (Shepler, doc. 1-1 at 2 (¶¶ 8, 10)). Nonparty Austin Mann ("Mann") purchased two parcels (Parcel I.D. 28-00-18-1-014-007.331, "Parcel 2," and Parcel I.D. 28-00-18-1-014-007.347, "Parcel 2") at the sale and received tax sale certificates for them. (Dominion, doc. 1-1 at 3 (¶¶ 9-10)). Plaintiff Dominion Resources, LLC ("Dominion") bought one parcel (Parcel I.D. 28-00-19-1-002-003.342, "Parcel 4") at the sale and received a tax sale certificate for it. (Dominion, doc. 1-1 at 3-4 (¶¶ 9, 13)).
On September 6, 2017, the Judge of Probate of Jefferson County issued tax deeds to Shepler and Dominion for the parcels they had purchased. (Shepler, doc. 1-1 at ¶ 11; Dominion, doc. 1-1 at 4 (¶ 14)). On September 11, 2017, the probate judge issued tax deeds to Mann for Parcels 2 and 3. (Dominion, doc. 1-1 at 3 (¶ 11)). Mann later conveyed those parcels to Dominion by quitclaim deed. (Dominion, doc. 1-1 at 3 (¶ 12)).
On or about July 13, 2018, Shepler received a notice from the Jefferson County Tax Assessor dated June 21, 2018, indicating Parcel 1 had been mistakenly sold at the tax sale. (Shepler, doc. 1-1 at 2 (¶ 12); doc. 1-4 at 2). The notice stated "Due to the assessment error this parcel [sic] exemptions were removed. This parcel was exemption [sic] and should not have sold. The tax sale is invalid." (Id., doc. 1-4 at 2). Enclosed with the notice was an "Application for Refund by Petition of Taxes Paid by Mistake or Error" pursuant to Act 89-861. (Id. at 1-1, 2 (¶ 13); doc. 1-4 at 3). On or about July 18, 2018, Dominion received similar notices for Parcels 2, 3, and 4, accompanied by identical petitions. (Dominion, doc. 1-1 at 4 (¶¶ 15-16), 32-37).
On August 6, 2018, Shepler filed an action in the Circuit Court of Jefferson County, Alabama. (Shepler, doc. 1-1). Four days later, Dominion filed its own action in the same court. (Dominion, doc. 1-1 at 2-7). Defendant Ben Carson removed Shepler to this court on September 4, 2018, (Shepler, doc. 1-1), and removed Dominion on September 26, 2018, (Dominion, doc. 1). On April 5, 2019, the undersigned consolidated the actions. (Shepler, doc. 33).
The Moving Defendants argue Plaintiffs waited too long to pursue a refund of the purchase price of the properties. (Shepler, doc. 6 at 2-3; Dominion, doc. 15 at 2-3). Specifically, the Moving Defendants contend Ala. Code § 40-10-101, which contains a two-year statute of limitations, controls the issue. (Id.). That section provides:
ALA. CODE § 40-10-101. Under the Moving Defendants' interpretation, Plaintiffs had two years from May 20, 2014, to seek a refund under § 40-10-101; since they did not do so before May 21, 2016, they have forfeited their opportunity for a refund. The Moving Defendants also contend the sales were nullities because they were founded on an invalid assessment. (Shepler, doc. 6 at 2-3; Dominion, doc. 15 at 2-3).
Plaintiffs deny § 40-10-101 applies at all. Instead, they contend they are proceeding under a different section, § 40-10-71, which is the statute they cite in their complaints, (see Shepler, doc. 1-1 at 2-3 (¶¶ 15-17); Dominion, doc. 1-1 at 4 (¶¶ 18-20). That section states:
ALA. CODE § 40-10-71. Plaintiffs argue there is no time limit to seek relief under § 40-10-71, so their claims are timely notwithstanding they were brought more than two years from the date of the tax sale. (Shepler, doc. 11 at 3-4; Dominion, doc. 20 at 4).
The Moving Defendants offer no justification for why § 40-10-101 applies to this case other than to argue "[t]his exact issue has been addressed by the Alabama Attorney General in multiple opinions over the years." (Shepler, doc. 6 at 2; Dominion, doc. 15 at 2). The Moving Defendants point to a 1984 opinion in which the Alabama Attorney General stated, citing § 40-10-101, that a purchaser at an invalid tax sale must apply for a refund of the purchase price within two years. Ala. Op. Att'y Gen. No. 84-00180 (Feb. 23, 1984). They also point to a 2001 opinion in which the Alabama Attorney General states substantially the same thing. Ala. Op. Att'y Gen. No. 2002-026 (Oct. 16, 2001). However, this later opinion explicitly contrasts § 40-10-101 with "situations in which land is sold for taxes that are not liable for taxes and the assessing officer was negligent or at fault in the assessment or sale of the property," which are covered by § 40-10-71. Id. Notwithstanding the tax sale in the 2001 opinion had occurred in 1990, the Alabama Attorney General stated the assessing officer should determine whether § 40-10-71 or a different provision specific to Mobile County, Alabama, applied. Id. In a 2011 opinion, the Alabama Attorney general reaffirmed § 40-10-71 applies when the assessing officer is negligent or at fault, irrespective of the two-year limitations period in § 40-10-101. Ala. Op. Att'y Gen. No. 2011-085 (Aug. 9, 2011).
The Moving Defendants do not point to any portion of either Plaintiff's complaint invoking § 40-10-101. Nor do they dispute § 40-10-71 provides an avenue for a purchaser to obtain a refund. Instead, the Moving Defendants simply ignore the existence of § 40-10-71, and address only the fact that § 40-10-101 "does provide a cause of action for those aggrieved in the instant scenario to assert a claim on an officials [sic] bond." (Shepler, doc. 12 at 2; Dominion, doc. 15 at 3). Since Plaintiffs are not attempting to recover under § 40-10-101, this is irrelevant to their claims under § 40-10-71. Plaintiffs' claims are not barred by a limitation period in a statute under which they are not seeking relief.
To the extent the Moving Defendants' contention each tax sale was a nullity is intended to support their position the complaints are due to be dismissed, this puts the cart before the horse. Although they are correct "[a] sale founded on an invalid assessment is void and a mere nullity and a purchaser at such sale acquires no title," (Dominion, doc. 15 at 2-3) (quoting Ala. Op. Att'y Gen. No. 82-00053 (Oct. 29, 1981)),
For the foregoing reasons, the Moving Defendants' motions to dismiss, (Shepler, doc. 6; Dominion, doc. 15), are
Because they are public records, the undersigned could conceivably take judicial notice of the notices of hearing and consider them without converting the motion. See Horne v. Potter, 392 F. App'x 800, 802 (11th Cir. 2010) (citing Bryant v. Avado Brands, Inc., 187 F.3d 1271, 1278 (11th Cir. 1999) and FED. R. EVID. 201(b)). However, since it is unnecessary to go that far to resolve the motion to dismiss in Dominion, the undersigned declines to consider the notices of hearing or their effect on the validity of the original sale.