Crystal Glenda Rosenlund

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UNITED STATES BANKRUPTCY COURT
CENTRAL DISTRICT OF CALIFORNIA
LOS ANGELES DIVISION
In re:
Crystal Glenda Rosenlund,
Debtor.
Case No.: 2:26-bk-11423-BR
Chapter: 7
MEMORANDUM OF DECISION ON
DEBTOR’S MOTIONS TO AVOID LIENS
PURSUANT TO 11 U.S.C. § 522(f)
Hearing:
Date: July 28, 2026
Time: 10:00 a.m.
Place: Courtroom 1668
255 E. Temple Street
Los Angeles, CA 90012
At the time and place set forth above, the Court held a hearing on five motions to
avoid judicial liens pursuant to 11 U.S.C. § 522(f) filed by Debtor.1
As set forth in § 522(f)(1), “the debtor may avoid the fixing of a lien on an interest
of the debtor in property to the extent that such lien impairs an exemption to which the
debtor would have been entitled … if such lien is a judicial lien ….”
1 See Bankr. Docket Nos. 18, 20–24, 26, 28, 30, and 32 (lien avoidance motions and notices of the
hearing on those motions). The Court also considered opposition papers filed by White Zuckerman
Warsavksy Luna & Hunt, LLP (Bankr. Docket No. 34) and Brian Rosenlund (Bankr. Docket No. 35), and
reply papers filed by Debtor (Bankr. Docket Nos. 37–39).
FILED & ENTERED
AUG 18 2026
CLERK U.S. BANKRUPTCY COURT
Central District of California
BY DEPUTY CLERK	penning
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This Memorandum of Decision sets forth the basis for the Court’s conclusion
that, except for the lien asserted by White Zuckerman Warsavksy Luna & Hunt, LLP,
none of the liens at issue impair Debtor’s homestead exemption. The White Firm’s lien
impairs Debtor’s homestead exemption, but only to the extent of $11,187.00.
1. Liens Asserted by Brian Rosenlund
The liens at issue encumber Debtor’s primary residence, located at 1916
Rockefeller Lane, Unit 7, Redondo Beach, CA 90278. Of all the valuation evidence
presented to the Court, the most persuasive is the valuation estimate prepared by the
real estate broker engaged by the chapter 7 trustee, who has no stake in the outcome
of Debtor’s lien avoidance motions. Based upon the estimate prepared for trustee by
his broker, the Court finds that the property has a value of $1,000,000.00.2
The following table lists the liens asserted by Mr. Rosenlund (omitting the junior
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 $133,135.23
Debtor’s homestead exemption (Cal. Civ. Proc. Code
§ 704.730)
$743,459.00
Sum of Liens and Debtor’s Homestead Exemption $876,594.23
Value of Property $1,000,000.00
2 See Goodman Decl. (Docket No. 34, p. 31 of 44).
3 The 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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Section 522(f)(2)(A) provides a formula for calculating the extent to which a
judicial lien impairs an exemption:
For the purposes of this subsection, a lien shall be considered to impair an
exemption to the extent that the sum of–
(i) the lien;
(ii) all other liens on the property; and
(iii) the amount of the exemption that the debtor could claim if there
were no liens on the property;
exceeds the value that the debtor’s interest in the property would have in
the absence of any liens.4
Application of the statutory formula shows that none of Mr. Rosenlund’s judicial liens
impair Debtor’s homestead exemption. As shown in the table above, the sum of Mr.
Rosenlund’s liens, all other liens against the property, and Debtor’s homestead
exemption is $876,594.23; that sum does not exceed the value that Debtor’s interest in
the property would have in the absence of any liens (which is $1,000,000.00).
Therefore, each of Debtor’s four motions to avoid Mr. Rosenlund’s judicial liens will be
denied.
2. Lien Asserted by the White Firm
The Court next considers whether Debtor is entitled to avoid the White Firm’s
judicial lien. The following table lists all liens encumbering the Property (including the
Mr. Rosenlund’s liens, which, as discussed in Section 1, above, are not avoidable and
//
4 11 U.S.C. § 522(f)(2)(A).
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continue to attach), the dates that those liens were recorded, and the amount of the
homestead exemption to which Debtor is entitled:
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 Warsavksy Luna &
Hunt, LLP
May 27, 2025 $134,592.77
Sum of All Liens $267,728.00
Debtor’s homestead exemption (Cal. Civ. Proc. Code
§ 704.730)
$743,459.00
Sum of All Liens and Debtor’s Homestead Exemption $1,011,187.00
Value of Property $1,000,000.00
Applying the statutory lien avoidance formula once again, the sum of the White
Firm’s lien, all other liens against the property, and Debtor’s homestead exemption is
$1,011,187.00. That sum does exceed the value that Debtor’s interest in the property
would have in the absence of any liens, but only by the amount of $11,187.00
($1,011,187.00 less $1,000,000.00 = $11,187.00). That is, the $134,592.77 White Firm
lien will continue to attach to the Property to the extent of $123,405.77 ($134,592.77
less $11,187.00 = $123,405.77), with only $11,187.00 of the lien being avoidable.
3. Conclusion
Based upon the foregoing, the Court finds that Debtor is not entitled to avoidance
under 11 U.S.C. § 522(f) of any of the four judicial liens asserted by Mr. Rosenlund.
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Debtor is entitled to partially avoid the White Firm’s lien, but only to the extent of
$11,187.00, with the lien continuing to attach to the extent of $123,405.77. The Court
will prepare and issue orders implementing this Memorandum of Decision.
###
Date: August 18, 2026
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