COD Properties Ohio, L.L.C. v. Black Tie Title, L.L.C.
Citation
2025 Ohio 2519
Court
Unknown Court
Decided
July 17, 2025
Importance
35%
Practice Areas
Case Summary
[Cite as COD Properties Ohio, L.L.C. v. Black Tie Title, L.L.C., 2025-Ohio-2519.] COURT OF APPEALS OF OHIO EIGHTH APPELLATE DISTRICT COUNTY OF CUYAHOGA COD PROPERTIES OHIO, LLC, : Plaintiff-Appellee, : No. 113730 v. : BLACK TIE TITLE, LLC, ET AL., : Defendants-Appellants. : JOURNAL ENTRY AND OPINION JUDGMENT: AFFIRMED IN PART, REVERSED IN PART, AND REMANDED RELEASED AND JOURNALIZED: July 17, 2025 Civil Appeal from the Cuyahoga County Court of Common Pleas Case Nos. CV-19-917765 and CV-20-932386 Appearances: Harold Pollock Co., L.P.A., and Harold Pollock; Mark G. Passannante, pro hac vice, for appellee. Roetzel & Andress, LPA and David Sporar, for appellants. LISA B. FORBES, J.: Appellants Black Tie Title, L.L.C. (“Black Tie” or “BTT”), Nicholas Varner (“Varner”), and Ryan Steigmeier (“Steigmeier”) (collectively referred to as “Defendants” or “Appellants” at times) appeal the trial court’s decisions on various post-trial motions and the denial of their motion for summary judgment. For the reasons set forth below, we reverse the trial court’s denial of Appellants’ motion for judgment notwithstanding the verdict on COD Properties Ohio, L.L.C.’s (“COD”) conversion claim. We also reverse the trial court’s grant of COD’s Civ.R. 60(A) motion, and accordingly, we partially reverse the trial court’s award of attorney fees. The remaining assignments of error raised by Appellants are overruled. This matter is remanded for further proceedings consistent with this opinion. I. Background This case arises from a business arrangement between Black Tie and COD in which Black Tie agreed to attend residential foreclosure sales, also known as sheriff’s sales, on COD’s behalf and bid on properties offered for sale following foreclosure. Black Tie is owned by Varner and Steigmeier, with Varner serving as the managing member. Black Tie provides title and escrow services related to residential real estate transactions. COD was established by Christopher Ostlund (“Ostlund”), who is based in Oregon, for the purpose of purchasing foreclosed residential properties in Cuyahoga County. One specific transaction is at the heart of this dispute. On February 11, 2019, Steigmeier, in his position as an employee of Black Tie, attended the sheriff’s sale for residential real estate located at 15508 Edgewood Avenue (the “Edgewood Property” or the “Property”). He won the bid and provided the sheriff’s office with a $5,000 deposit check given to him by COD to secure the purchase. When he filled out the paperwork for the sale, he did so incorrectly. Instead of identifying COD as the purchaser using its exact business name registered with the Ohio Secretary of State — COD Properties Ohio, LLC — Steigmeier wrote COD Properties, LLC. When it came time to prepare the deed, the sheriff’s office titled the Edgewood Property in Steigmeier’s name. Thereafter, Black Tie, Varner, and Steigmeier refused to title the Property in COD’s name. On July 3, 2019, COD filed suit against Black Tie, Varner, and Steigmeier. The parties engaged in vigorous litigation. The following is a summary of the procedural history relevant to this appeal. A. Procedural History COD filed its fourth and last amended complaint on June 11, 2021, in which it raised 14 causes of action against Black Tie, Varner, and Steigmeier. Black Tie, Varner, and Steigmeier answered and filed counterclaims and a third-party complaint. The court appointed a receiver to take legal possession of the Property on December 23, 2021. In June 2022, the receiver transferred the Property to COD. On March 13, 2023, the trial court granted in part and denied in part Black Tie, Varner, and Steigmeier’s joint motion for summary judgment on COD’s claims against them. The court granted summary judgment on seven of COD’s claims. However, the court denied the Defendants’ motion for summary judgment on the remaining seven counts that alleged breach of contract, promissory estoppel, unjust enrichment, civil theft, conversion, conspiracy to commit conversion, and breach of fiduciary duties, finding that genuine issues of material fact existed for these counts, thereby precluding summary judgment. A trial commenced on March 27, 2023. The jury returned its verdict on April 4, 2023, as follows: in f
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[Cite as COD Properties Ohio, L.L.C. v. Black Tie Title, L.L.C., 2025-Ohio-2519.]
COURT OF APPEALS OF OHIO
EIGHTH APPELLATE DISTRICT
COUNTY OF CUYAHOGA
COD PROPERTIES OHIO, LLC, :
Plaintiff-Appellee, :
No. 113730
v. :
BLACK TIE TITLE, LLC, ET AL., :
Defendants-Appellants. :
JOURNAL ENTRY AND OPINION
JUDGMENT: AFFIRMED IN PART, REVERSED IN PART,
AND REMANDED
RELEASED AND JOURNALIZED: July 17, 2025
Civil Appeal from the Cuyahoga County Court of Common Pleas
Case Nos. CV-19-917765 and CV-20-932386
Appearances:
Harold Pollock Co., L.P.A., and Harold Pollock; Mark G.
Passannante, pro hac vice, for appellee.
Roetzel & Andress, LPA and David Sporar, for appellants.
LISA B. FORBES, J.:
Appellants Black Tie Title, L.L.C. (“Black Tie” or “BTT”), Nicholas
Varner (“Varner”), and Ryan Steigmeier (“Steigmeier”) (collectively referred to as
“Defendants” or “Appellants” at times) appeal the trial court’s decisions on various
post-trial motions and the denial of their motion for summary judgment. For the reasons set forth below, we reverse the trial court’s denial of Appellants’ motion for
judgment notwithstanding the verdict on COD Properties Ohio, L.L.C.’s (“COD”)
conversion claim. We also reverse the trial court’s grant of COD’s Civ.R. 60(A)
motion, and accordingly, we partially reverse the trial court’s award of attorney fees.
The remaining assignments of error raised by Appellants are overruled. This matter
is remanded for further proceedings consistent with this opinion.
I. Background
This case arises from a business arrangement between Black Tie and
COD in which Black Tie agreed to attend residential foreclosure sales, also known as
sheriff’s sales, on COD’s behalf and bid on properties offered for sale following
foreclosure. Black Tie is owned by Varner and Steigmeier, with Varner serving as
the managing member. Black Tie provides title and escrow services related to
residential real estate transactions. COD was established by Christopher Ostlund
(“Ostlund”), who is based in Oregon, for the purpose of purchasing foreclosed
residential properties in Cuyahoga County.
One specific transaction is at the heart of this dispute. On February 11,
2019, Steigmeier, in his position as an employee of Black Tie, attended the sheriff’s
sale for residential real estate located at 15508 Edgewood Avenue (the “Edgewood
Property” or the “Property”). He won the bid and provided the sheriff’s office with
a $5,000 deposit check given to him by COD to secure the purchase. When he filled
out the paperwork for the sale, he did so incorrectly. Instead of identifying COD as
the purchaser using its exact business name registered with the Ohio Secretary of State — COD Properties Ohio, LLC — Steigmeier wrote COD Properties, LLC. When
it came time to prepare the deed, the sheriff’s office titled the Edgewood Property in
Steigmeier’s name. Thereafter, Black Tie, Varner, and Steigmeier refused to title the
Property in COD’s name.
On July 3, 2019, COD filed suit against Black Tie, Varner, and
Steigmeier. The parties engaged in vigorous litigation. The following is a summary
of the procedural history relevant to this appeal.
A. Procedural History
COD filed its fourth and last amended complaint on June 11, 2021, in
which it raised 14 causes of action against Black Tie, Varner, and Steigmeier. Black
Tie, Varner, and Steigmeier answered and filed counterclaims and a third-party
complaint. The court appointed a receiver to take legal possession of the Property
on December 23, 2021. In June 2022, the receiver transferred the Property to COD.
On March 13, 2023, the trial court granted in part and denied in part
Black Tie, Varner, and Steigmeier’s joint motion for summary judgment on COD’s
claims against them. The court granted summary judgment on seven of COD’s
claims. However, the court denied the Defendants’ motion for summary judgment
on the remaining seven counts that alleged breach of contract, promissory estoppel,
unjust enrichment, civil theft, conversion, conspiracy to commit conversion, and
breach of fiduciary duties, finding that genuine issues of material fact existed for
these counts, thereby precluding summary judgment. A trial commenced on March 27, 2023. The jury returned its verdict on
April 4, 2023, as follows: in f
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Date Decided
July 17, 2025
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