Case 2:26-bk-11423-BR Doc 42 Filed 08/18/26 Entered 08/18/26 16:31:37 Desc Main Document Page 1 of 5
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2 FILED & ENTERED
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AUG 18 2026
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5 CLERK U.S. BANKRUPTCY COURT
Central District of California BY p e n n i n g DEPUTY CLERK
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8 UNITED STATES BANKRUPTCY COURT
9 CENTRAL DISTRICT OF CALIFORNIA
10 LOS ANGELES DIVISION
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12 In re: Case No.: 2:26-bk-11423-BR
13 Crystal Glenda Rosenlund, Chapter: 7
14 MEMORANDUM OF DECISION ON
DEBTOR'S MOTIONS TO AVOID LIENS
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PURSUANT TO 11 U.S.C. § 522(f)
16 Debtor. Hearing:
17 Date: July 28, 2026 Time: 10:00 a.m.
18 Place: Courtroom 1668
255 E. Temple Street
19 Los Angeles, CA 90012
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21 At the time and place set forth above, the Court held a hearing on five motions to 22 avoid judicial liens pursuant to 11 U.S.C. § 522(f) filed by Debtor.
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1 This Memorandum of Decision sets forth the basis for the Court's conclusion 2 that, except for the lien asserted by White Zuckerman Warsavksy Luna & Hunt, LLP,
6 The liens at issue encumber Debtor's primary residence, located at 1916
7 Rockefeller Lane, Unit 7, Redondo Beach, CA 90278. Of all the valuation evidence 8 presented to the Court, the most persuasive is the valuation estimate prepared by the 9 real estate broker engaged by the chapter 7 trustee, who has no stake in the outcome 10 of Debtor's lien avoidance motions. Based upon the estimate prepared for trustee by 11 his broker, the Court finds that the property has a value of $1,000,000.00.2
12 The following table lists the liens asserted by Mr. Rosenlund (omitting the junior 13 lien asserted by the White Firm)3:
| Lien |
Date of Lien Recordation |
Lien Amount |
| Statutory Lien Asserted by Los Angeles Country Treasurer and Tax Collector |
Not applicable (lien arises by operation of law) |
$69,268.13 |
| Statutory Lien Asserted by California Franchise Tax Board |
Not applicable (lien arises by operation of law) |
$17,646.10 |
| Judgment Lien Asserted by Brian Rosenlund |
July 11, 2022 |
$18,825.00 |
| Judgment Lien Asserted by Brian Rosenlund |
July 11, 2022 |
$16,191.00 |
| Judgment Lien Asserted by Brian Rosenlund |
July 11, 2022 |
$10,755.00 |
| Judgment Lien Asserted by Brian Rosenlund |
July 5, 2023 |
$450.00 |
| Sum of Liens |
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$133,135.23 |
| Debtor's homestead exemption (Cal. Civ. Proc. Code § 704.730) |
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$743,459.00 |
| Sum of Liens and Debtor's Homestead Exemption |
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$876,594.23 |
| Value of Property |
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$1,000,000.00 |
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2 See Goodman Decl. (Docket No. 34, p. 31 of 44). 283The parties do not dispute the amounts of the liens at issue. The primary disputed issue is the value of the Property.
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1 Section 522(f)(2)(A) provides a formula for calculating the extent to which a 2 judicial lien impairs an exemption:
3 For the purposes of this subsection, a lien shall be considered to impair an 4 exemption to the extent that the sum of-
(i) the lien; 5 (ii) all other liens on the property; and
(iii) the amount of the exemption that the debtor could claim if there 6 were no liens on the property;
7 exceeds the value that the debtor's interest in the property would have in the absence of any liens.4
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Application of the statutory formula shows that none of Mr. Rosenlund's judicial liens
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impair Debtor's homestead exemption. As shown in the table above, the sum of Mr.
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Rosenlund's liens, all other liens against the property, and Debtor's homestead
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exemption is $876,594.23; that sum does not exceed the value that Debtor's interest in
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the property would have in the absence of any liens (which is $1,000,000.00).
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Therefore, each of Debtor's four motions to avoid Mr. Rosenlund's judicial liens will be
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denied.
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2. Lien Asserted by the White Firm
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The Court next considers whether Debtor is entitled to avoid the White Firm's
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judicial lien. The following table lists all liens encumbering the Property (including the
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Mr. Rosenlund's liens, which, as discussed in Section 1, above, are not avoidable and
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1 continue to attach), the dates that those liens were recorded, and the amount of the 2 homestead exemption to which Debtor is entitled:
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| Lien |
Date of Lien Recordation |
Lien Amount |
| Statutory Lien Asserted by Los Angeles Country Treasurer and Tax Collector |
Not applicable (lien arises by operation of law) |
$69,268.13 |
| Statutory Lien Asserted by California Franchise Tax Board |
Not applicable (lien arises by operation of law) |
$17,646.10 |
| Judgment Lien Asserted by Brian Rosenlund |
July 11, 2022 |
$18,825.00 |
| Judgment Lien Asserted by Brian Rosenlund |
July 11, 2022 |
$16,191.00 |
| Judgment Lien Asserted by Brian Rosenlund |
July 11, 2022 |
$10,755.00 |
| Judgment Lien Asserted by Brian Rosenlund |
July 5, 2023 |
$450.00 |
| Judgment Lien Asserted by White Zuckerman Warsavsky Luna & Hunt, LLP |
May 27, 2025 |
$134,592.77 |
| Sum of All Liens |
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$267,728.00 |
| Debtor's homestead exemption (Cal. Civ. Proc. Code § 704.730) |
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$743,459.00 |
| Sum of All Liens and Debtor's Homestead Exemption |
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$1,011,187.00 |
| Value of Property |
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$1,000,000.00 |
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19 Applying the statutory lien avoidance formula once again, the sum of the White
20 Firm's lien, all other liens against the property, and Debtor's homestead exemption is 21 $1,011,187.00. That sum does exceed the value that Debtor's interest in the property 22 would have in the absence of any liens, but only by the amount of $11,187.00 23 ($1,011,187.00 less $1,000,000.00 = $11,187.00). That is, the $134,592.77 White Firm 24 lien will continue to attach to the Property to the extent of $123,405.77 ($134,592.77 25 less $11,187.00 = $123,405.77), with only $11,187.00 of the lien being avoidable. 26 3. Conclusion
27 Based upon the foregoing, the Court finds that Debtor is not entitled to avoidance 28 under 11 U.S.C. § 522(f) of any of the four judicial liens asserted by Mr. Rosenlund.
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1 Debtor is entitled to partially avoid the White Firm's lien, but only to the extent of
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