Case 2:14-cv-03173-EL Document 1 Filed 06/04/14 Page 1 of 16 

UNITED STATES DISTRICT COURT 

EASTERN DISTRICT OF PENNSYLVANIA 

UNITED STATES OF AMERICA, 

Plaintiff, 

v. 

HERITAGE HOMES GROUP, INC., 

a corporation; 

HERITAGE BUILDING GROUP, INC., 

a corporation; 

I-IERIT AGE HIGHGATE, INC.,. 

a corporation; 

HERITAGE PARTNERS, INC., 

a corporation; and 

CJL REALTY MANAGEMENT, LLC, 

a limited liability company. 

Defendants. 

Civil No. -----

COMPLAINT FOR CIVIL PENALTIES, INJUNCTIVE, 

AND OTHER EQUITABLE RELIEF 

Plaintiff, the United States of America, acting upon notification and authorization to the 

Attorney General by the Federal Trade Commission ("Commission"), by its undersigned 

attorneys, for its Complaint alleges as follows: 

JURISDICTION AND VENUE 

1. This is an action arising under Sections 5(a), 5(m)(1)(A), 13(b), and 16(a) ofthe 

Federal Trade Commission Act ("FTC Act"), 15 U.S.C. §§ 45(a), 45(m)(l)(A), 53(b), and 56(a); 

the 2009 Omnibus Appropriations Act, Public Law 111-8, 123 Stat. 524,678 (Mar. 11, 2009) 

("Omnibus Act"), as clarified by Section 511 of the Credit Card Accountability Responsibility 

and Disclosure Act of 2009, Public Law 111-24, 123 Stat. 1734, 1763-64 (May 22, 2009) 
Case 2:14-cv-03173-EL Document 1 Filed 06/04/14 Page 2 of 16 

("Credit Card Act"), and amended by Section 1097 of the Dodd-Frank Wall Street Reform and 

Consumer Protection Act, Public Law 111-203, 124 Stat. 1376,2101-03 (July 21, 2010) ("DoddFrank Act"), 12 U.S.C. § 5538, to obtain civil penalties, injunctive relief, and other equitable 

relief for violations of Section 5 of the FTC Act, the Mortgage Acts and Practices - Advertising 

Rule ("MAP Rule"), 16 C.P.R. Part 321, recodified as Mortgage Acts and Practices- Advertising 

("Regulation N"), 12 C.P.R. Part 1 014; and the Truth In Lending Act ('~TILA"), 15 U.S. C. §§ 

160 I - 1666j and its implementing Regulation Z, 12 C.F .R. Part 226, and 12 C.F .R. Part 1026, 

by Defendants. 

2. This Court has jurisdiction over this matter under 28 U.S.C. §§ 1331, 1337(a), 

1345, and 1355; under 15 U.S.C. §§ 45(a), 45(m)(1)(A), and 53(b); and under Section 626 ofthe 

Omnibus Act, as clarified by Section 511 of the Credit Card Act and amended by Section 1097 

of the Dodd-Frank Act. 

3. Venue is proper in this District under 28 U.S.C. §§ 1391(b)-(c), 1395(a), and 15 

U.S.C. § 53(b). 

PLAINTIFF 

4. This action is brought by the United States of America on behalf of the Federal 

Trade Commission. The Commission is an independent agency of the United States government 

given statutory authority and responsibility by the FTC Act, as amended, 15 U.S.C. §§ 41-58. 

The Commission enforces Section 5(a) ofthe FTC Act, 15 U.S.C. § 45(a), which prohibits unfair 

or deceptive acts or practices in or affecting commerce. Pursuant to the Omnibus Act, § 626, as 

clarified by the Credit Card Act,§ 511, the Commission promulgated the MAP Rule, 16 C.P.R. 

Part 321, effective August 19, 2011, which among other things, prohibits misleading or 

deceptive commercial communications relating to mortgage credit products. On Dec. 16, 2011, 

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the MAP Rule was recodified as 12 C.P.R. Part 1014, effective Dec. 30,2011, and designated as 

"Regulation N." Pursuant to the Dodd-Frank Act§ 1097, the FTC retains authority to enforce 

the MAP Rule and Regulation N. The FTC also enforces TILA, 15 U.S.C. §§ 1601- 1666j, and 

Regulation Z, 12 C.P.R. Part 226 and 12 C.P.R. Part 1026. 

DEFENDANTS 

5. Defendant Heritage Homes Group, Inc. ("Heritage Homes"), is a Pennsylvania 

corporation with its principal place of business at 2500 York Road, Jamison, Pennsylvania. 

Heritage Homes also maintains business offices at 865 Easton Road Suite 250, Warrington, 

Pennsylvania. Heritage Homes transacts or has transacted business in this district and 

throughout the United States. At all times material to this Complaint, acting alone or in concert 

with others, Heritage Homes has advertised, marketed, or offered mortgage credit products to 

consumers throughout the United States. Heritage Homes is a "person" as defined by the MAP 

Rule, Regulation N, and Regulation Z. 16 C.P.R.§ 321.2(f), 12 C.P.R.§ 1014.2, 12 C.P.R.§ 

226.2(a)(22), 12 C.P.R.§ 1026.2(a)(22). 

6. Defendant Heritage Building Group, Inc. ("Heritage Building"), is a Pennsylvania 

corporation with its principal place of business at 2500 York Road, Jamison, Pennsylvania. 

Heritage Building also maintains business offices at 865 Easton Road Suite 250, Warrington, 

Pennsylvania. Heritage Building transacts or has transacted business in this district and 

throughout the United States. At all times material to this Complaint, acting alone or in concert 

with others, Heritage Building has advertised, marketed, or offered mortgage credit products to 

consumers throughout the United States. Heritage Building is a "person" as defined by the MAP 

Rule, Regulation N, and Regulation Z. 16 C.P.R.§ 321.2(f), 12 C.P.R. §1014.2, 12 C.P.R.§ 

226.2(a)(22), 12 C.P.R. § 1 026.2(a)(22). 

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7. Defendant Heritage Highgate, Inc. ("Heritage Highgate"), is a Pennsylvania 

corporation with its principal place of business at 2500 York Road, Jamison, Pennsylvania. 

Heritage Highgate also maintains business offices at 865 Easton Road Suite 250, Warrington, 

Pennsylvania. Heritage Highgate transacts or has transacted business in this district and 

throughout the United States. At all times material to this Complaint, acting alone or in concert 

with others, Heritage Highgate has advertised, marketed, or offered mortgage credit products to 

consumers throughout the United States. Heritage Highgate is a "person" as defined by the 

MAP Rule, Regulation N, and Regulation Z. 16 C.F.R. § 321.2(f), 12 C.F.R. §1014.2, 12 C.F.R. 

§ 226.2(a)(22), 12 C.F.R. § 1026.2(a)(22). 

8. Defendant Heritage Partners, Inc. ("Heritage Partners"), is a Pennsylvania 

corporation with its principal place of business at 2500 York Road, Jamison, Pennsylvania. 

Heritage Partners also maintains business offices at 865 Easton Road Suite 250, Warrington, 

Pennsylvania. Heritage Partners transacts or has transacted business in this district and 

throughout the United States. At all times material to this Complaint, acting alone or in concert 

with others, Heritage Partners has advertised, marketed, or offered mortgage credit products to 

consumers throughout the United States. Heritage Partners is a "person" as defined by the MAP 

Rule, Regulation N, and Regulation Z. 16 C.F.R. § 321.2(f), 12 C.F.R. §1014.2, 12 C.F.R. § 

226.2(a)(22), 12 C.F.R. § 1 026.2(a)(22). 

9. Defendant CJL Realty Management, LLC ("CJL"), is a Pennsylvania limited 

liability company with its principal place of business at 2500 York Road, Jamison, Pennsylvania. 

CJL also maintains business offices at 865 Easton Road, Suite 250, Warrington, Pennsylvania. 

CJL transacts or has transacted business in this district and throughout the United States. At all 

times material to this Complaint, acting alone or in concert with others, CJL has advertised, 

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marketed, or offered mortgage credit products to consumers throughout the United States. CJL 

is a "person" as defined by the MAP Rule, Regulation N, and Regulation Z. 16 C.F.R. § 

321.2(±), 12 C.F.R. §1014.2, 12 C.F.R. § 226.2(a)(22), 12 C.F.R. § 1026.2(a)(22). 

10. Defendants Heritage Homes, Heritage Building, Heritage Highgate, Heritage 

Partners, and CJL (collectively, "Defendants") have operated as a common enterprise while 

engaging in the unlawful acts and practices alleged below. Defendants have conducted the 

business practices described below through interrelated companies that have common ownership, 

officers, managers, business systems, employees, and office locations. Because the Defendants 

have operated as a common enterprise, each of them is jointly and severally liable for the acts 

and practices alleged below. 

COMMERCE 

11 . At all times material to this Complaint, Defendants have maintained a substantial 

course oftrade in or affecting commerce, as "commerce" is defined in Section 4 of the FTC 

Act, 15 U.S.C. § 44. 

DEFENDANTS' BUSINESS ACTIVITIES 

12. Defendants are in the business of building and marketing homes, including the 

"Heritage Villas" and "Heritage Manors" properties in the Lehigh Valley area of Pennsylvania 

(collectively, "Heritage Properties"). 

13. The Heritage Properties' geographic location enables qualifying consumers to 

purchase properties through the United States Department of Agriculture's ("USDA") Rural 

Development Loan Program ("Rural Loan Program"). In conjunction with this program, in some 

instances, consumers are offered financing, and through the program advertised by Defendants, 

consumers may be able to obtain certain credits for closing costs. To participate in the USDA 

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Rural Loan Program and receive financing through the program advertised by Defendants, 

consumers must pay a minimum deposit at contract signing, must pay at settlement a funding fee 

and annual fee that is a percentage of the loan amount, and must pay other costs. 

14. The USDA Rural Loan Program is not available to all consumers because it has a 

number of qualifying restrictions. For example, consumers who do not meet the program's 

credit and income restrictions do not qualify for this program. 

15. Since at least August 19,2011, through websites that they operate, including but 

not limited to www.heritagehomesgroup.com, as well as through print advertisements in 

newspapers and direct mail, Defendants have advertised, marketed, or offered "mortgage credit 

products" for the Heritage Properties. The MAP Rule and Regulation N define "mortgage credit 

product" as "any form of credit that is secured by real property or a dwelling and that is offered 

or extended to a consumer primarily for personal, family, or household purposes." 16 C.F.R. 

§321.2(e), 12 C.F.R. §1014.2. 

16. Since at least August 19, 2011, Defendants have made numerous commercial 

communications offering prominently, among other things, "ZIP. ZERO. NADA.," "$0 Money 

Down," and "$0 For Paid Closing Costs." In fact, the program and financing advertised by 

Defendants requires consumers to pay a minimum deposit of up to $2,000 at contract signing, a 

funding fee of 2%, an annual fee of .4% of the loan at settlement, and other charges. 

17. In addition, in numerous advertisements for mortgage credit products, Defendants 

have prominently stated a monthly payment amount, and failed to disclose adequately material 

restrictions that apply to the offer, including but not limited to: that the offer has credit and 

income limits; that an annual fee is required to be paid; and the annual percentage rate. Some of 

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Defendants' advertisements, including on their website, have failed to state any disclosures 

regarding the material restrictions, other than, "Restrictions apply." 

18. For example, in numerous instances, Defendants' advertisements on their website 

at www.heritagehomesgroup.com for the Heritage Properties have prominently featured the 

following: 

Zip. Zero. N ada. 

In smaller text, the ad states: 

The ad also offers: 

Purchase a new townhome at the 

Villas at Highgate and you'll pay: 

$0 Money Down*- Receive 100% financing 

$0 For Paid Closing Costs* 

The Villas at Highgate 

Price Range: from just $1,198 I month! 

In fine print, the advertisements state, "Restrictions apply." No other disclosures regarding the 

credit terms have been provided in the ad. 

19. In another example, in numerous instances, Defendants' print advertisements 

have offered the following: 

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ZIP. ZERO. NADA. 

$0 Money Down* 

Receive 1 00°/o financing 

Why pay more? Hurry in NOWBecome a Homeowner Here From Just 

$1198/mo!* 

$ 0 For Paid Closing Costs* 

At the bottom of the advertisement, in fine print, the ads have stated the following: 

*Financing program is available ti1rough the USDA Rural Development Program. Credit and income limits apply. See sales ortlce for terms, 

restrictions, and limits ... A minimum good-faith-deposit of not more tl1an $2,000 is required at contract but will be returned at time of closing if 

fully funded by the USDA ... Monthly mortgage payment assumes 102% financing (including 2% USDA Funding Fee), principal (including an 

annual USDA fee of .4% of loan), interest, estimated taxes, mortgage insurance, and estimated homeowner's insurmce ... 

VIOLATIONS OF THE FTC ACT 

20. Section 5(a) of the FTC Act, 15 U.S.C. § 45(a), prohibits "unfair or deceptive acts 

or practices in or affecting commerce." 

21. Misrepresentations or deceptive omissions of material fact constitute deceptive 

acts or practices prohibited by Section 5(a) of the FTC Act. 

COUNT I 

22. In numerous instances, through the means described in Paragraphs 12- 19, 

Defendants have represented, directly or indirectly, expressly or by implication, that consumers 

may finance the purchase of a home by paying no money down and no closing costs. 

23. In truth and in fact, in many instances consumers may not finance the purchase of 

a home by paying no money down and no closing costs. For example, in many instances 

consumers must pay a minimum good faith deposit of up to $2,000 at contract and, at settlement, 

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must pay a USDA funding fee and other charges, to purchase the Heritage Properties through 

this financing. 

24. Therefore, Defendants' representations as set forth in Paragraph 22 constitute 

deceptive acts or practices in or affecting commerce in violation of Section 5( a) of the FTC Act, 

15 U.S.C. § 45(a). 

COUNT II 

25. In numerous instances, through the means described in Paragraphs 12-19, 

Defendants have represented, directly or indirectly, expressly or by implication, that constuners 

may purchase a home with specific monthly payment amounts, such as $1,198 per month. 

26. In numerous instances, Defendants have failed to disclose or failed to disclose 

adequately to consumers material terms and conditions ofthe offer, including: that these 

monthly payments require financing through the USDA Rural Loan Program in which credit and 

' 

income limits apply; that an annual fee is required to be paid; and the annual percentage rate 

("APR") for the advertised monthly payments. This additional information would be material to 

consumers in deciding whether to purchase a home from Defendants. 

27. Defendants' failure to disclose or disclose adequately the material information 

described in Paragraph 26 in light of the representations described in Paragraph 25 constitutes a 

deceptive act or practice in violation of Section 5(a) of the FTC Act, 15 U.S.C. § 45(a). 

VIOLATIONS OF THE MAP RULE 

28. In July 2011, the FTC issued the MAP Rule, 16 C.P.R. Part 321, which 

became effective on August 19, 2011, and which prohibited deceptive claims in mortgage 

advertising. The MAP Rule was subsequently recodified as Regulation N, 12 C.P.R. Part 

1014, which became effective December 3 0, 2011. 

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29. The MAP Rule and Regulation N define "commercial communication" as "any 

written or oral statement, illustration, or depiction ... that is designed to effect a sale or create 

interest in purchasing goods or services, whether it appears on or in a label, package, package 

insert, radio, television, cable television, brochure, newspaper, magazine, pamphlet, leaflet, 

circular, mailer, book insert, free standing insert, letter, catalogue, poster, chart, billboard, public 

transit card, point of purchase display, film, slide, audio program transmitted over a telephone 

system, telemarketing script, on-hold script, upseU script, training materials provided to 

telemarketing firms, program-length commercial ("infomercial"), the internet, cellular 

network, or any other medium." 16 C.F.R. § 321.2(a), 12 C.F.R. § 1014.2. 

30. The MAP Rule and Regulation N define a "person" as "any individual, group, 

unincorporated association, limited or general partnership, corporation, or other business entity." 

16 C.F.R. § 321.2([), 12 C.F.R. §1014.2. 

31. The MAP Rule and Regulation N define "term" as "any ofthe fees, costs, 

obligations, or characteristics of or associated with the product. It also includes any of the 

conditions on or related to the availability ofthe product." 16 C.F.R. §321.2(g), 12 C.F.R. § 

1014.2. 

32. The MAP Rule and Regulation N prohibit any person making a commercial 

communication concerning a mortgage credit product from making certain materially misleading 

representations, including but not limited to: 

a. Misrepresenting any term of any mortgage credit product. 16 C.F.R. § 321.3; 12 

C.F.R. § 1014.3; 

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b. · Misrepresenting the existence, nature, or amount of fees or costs to the consumer 

associated with the mortgage credit product, including but not limited to misrepresentations that 

no fees are charged. 16 C.P.R.§ 321.3(c); 12 C.P.R.§ 1014.3(c); 

c. Misrepresenting the amount of the obligation, or the existence,nature, or amount 

of cash or credit available to the consumer in connection with the mortgage credit product, 

including but not limited to misrepresentations that the consumer will receive a certain amount of 

cash or credit as part of a mortgage credit transaction. 16 C.P.R.§ 321.30); 12 C.P.R.§ 

1014.3(j); and 

d. Misrepresenting the consumer's ability or likelihood to obtain any mortgage 

credit product or term, including but not limited to misrepresentations concerning whether the 

consumer has been preapproved or guaranteed for any such product or term. 16 C.P.R. § 

321.3(q), 12 C.P.R.§ 1014.3(q). 

3 3. Pursuant to Section 626 of the Omnibus Act, as clarified by Section 511 of 

the Credit Card Act, and as amended by Section 1097 of the Dodd-Frank Act, and pursuant to 

Section 18(d)(3) ofthe FTC Act, 15 U.S.C. § 57a(d)(3), a violation ofthe MAP Rule constitutes 

an unfair or deceptive act or practice in or affecting commerce, in violation of Section 5(a) ofthe 

FTC Act, 15 U.S.C. § 45(a). 

COUNT III 

34. In numerous instances, in its commercial communications concerning mortgage 

credit products, Defendants have misrepresented, directly or indirectly, expressly or by 

implication: 

a. That consumers will pay $0 money down for the mortgage credit product; 

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b. That consumers will receive 100% financing through the mortgage credit product; 

and 

c. That consumers will pay no closing costs for the mortgage credit product. 

35. Defendants' representations, as set forth in Paragraph 34, of this Complaint are 

material misrepresentations in violation of multiple provisions of the MAP Rule and Regulation 

N. 16 C.F.R. § 321.3(g) and (q), 12 C.F.R. § 1014.3(g) and (q). 

VIOLATIONS OF TILA AND REGULATION Z 

36. Under TILA, 15 U.S.C. §§ 1601- 1666j, and Regulation Z, 12 C.F.R. Part 226, 

12 C.F.R. Part 1026, persons who advertise "closed-end credit," as defined'in 12 C.F.R. § 

226.2(a)(10), 12 C.F.R. § 1026(a)(10), must comply with the applicable provisions ofTILA and 

Regulation Z, including but not limited to, 12 C.F.R. § 226.24, 12 C.F.R. § 1026.24. 

37. "Credit" is defined as "the right to defer payment of debt or to incur debt and 

defer its payment." 12 C.F.R. § 226.2(a)(14), 12 C.F.R. § 1026.2(a)(14). 

38. "Closed-end credit" is defined as "consumer credit other than open-end credit." 

"Open-end credit" is defined as "consumer credit extended by a creditor under a plan in which: 

(i) The creditor reasonably contemplates repeated transactions; (ii) The creditor may impose a 

finance charge from time to time on an outstanding unpaid balance; and (iii) The amount of 

credit that may be extended to the consumer during the term of the plan (up to any limit set by 

·the creditor) is generally made available to the extent that any outstanding balance is repaid." 12 

C.F.R. § 226.2(~)(10) and (20), 12 C.F.R. § 1026.2(a)(10) and (20). 

39. Regulation Z defines a "person" as "a natural person or an organization, including 

a corporation, partnership, proprietorship, association, cooperative, estate, trust, or government 

unit." 12 C.F.R. § 226.2(a)(22), 12 C.F.R. § 1026.2(a)(22). 

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40. Pursuant to TILA, a violation of TILA constitutes a violation ofthe FTC Act. 15 

U.S.C. § 1607(c). 

COUNT IV 

41. In numerous instances, through the means described in Paragraphs 12 - 19, 

Defendants have advertised closed-end credit to consumers by disseminating advertisements for 

mortgage loans, including but not limited to advertisements for "$0 Money Down" and for 

"$1, 198/month." In credit advertisements, Defendants have: 

a. Advertised credit terms other than those terms that actually are or will be 

arranged or offered by the creditor, in violation of Section 226.24(a) of Regulation Z, 12 C.P.R. 

§ 226.24(a), and Section 1026.24(a) of Regulation Z, 12 C.P.R.§ 1026.24(a); and 

b. Advertised a payment amount, without disclosing or clearly and conspicuously 

disclosing: (i) the terms of repayment, which reflect the repayment obligations over the full term 

of the loan, including any balloon payment, and (ii) the annual percentage rate, using that term or 

the abbreviation "APR," and, if the annual percentage rate may be increased after consummation, 

that fact, in violation of Section 144( d) of TILA, 15 U.S.C. § 1664( d), Sections 226.24( d) and (b) 

of Regulation Z, 12 C.P.R.§§ 226.24(d) and (b), and Sections 1026.24(d) and (b) of Regulation 

Z, 12 C.P.R.§§ 1026.24(d) and (b). 

42. Defendants' acts and practices, as set forth in Paragraph 41, violate TILA and 

Regulation Z. By engaging in violations of the TILA and Regulation Z, Defendants also have 

violated the FTC Act. 15 U.S.C. § 1607(c). 

CONSUMER INJURY 

43. Consumers have suffered and will continue to suffer substantial injury as a result 

of Defendants' violations ofthe FTC Act, the MAP Rule, Regulation N, TILA, and Regulation 

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Z. In addition, Defendants have been unjustly enriched as a result of their unlawful acts or 

practices. Absent injunctive relief by this Court, Defendants are likely to continue to injure 

·consumers, reap unjust enrichment, and harm the public interest. 

THIS COURT'S POWER TO GRANT RELIEF 

44. Section 13(b) of the FTC Act, 15 U.S.C. § 53(b), empowers thisCourt 

to issue a permanent injunction to ensure that Defendants will not continue to violate the FTC 

Act, the MAP Rule, Regulation N, TILA, and Regulation Z. 

45. Defendants have violated the MAP Rule and Regulation N, as described above, 

with actual knowledge or knowledge fairly implied on the basis of objective circumstances, as 

set forth in Section 5(m)(1)(A) ofthe FTC Act, 15 U.S.C.§ 45(m)(l)(A). 

46. Each instance since August 19, 2011, in which Defendants failed to comply with 

the MAP Rule and Regulation N, in one or more of the ways described above, constitutes· a 

separate violation for which Plaintiff seeks monetary civil penalties. 

47. Section 5(m)(1)(A) ofthe FTC Act, 15 U.S.C. § 45(m)(l)(A) and 

Section 4 ofthe Federal Civil Penalties Inflation Adjustment Act of 1990, 28 U.S.C. § 

2461, as amended, authorizes this Court to award monetary civil penalties of not more than 

$16,000 for each violation ofthe MAP Rule and Regulation N. 

PRAYER FOR RELIEF 

48. WHEREFORE, PlaintiffUnited States of America, pursuant to 15 U.S.C. §§ 

45(m)(1)(A), and 53(b), the Omnibus Act, and the Court's own equitable powers, respectfully 

requests that the Court: 

a. Enter a judgment against Defendants and in favor of Plaintiff for each law 

violation alleged in this Complaint; 

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b. Enter a permanent injunction to prevent f\1ture violations of the FTC Act, the 

MAP Rule, Regulation N, TILA, and Regulation Z by Defendants; 

c. Award Plaintiff monetary civil penalties for each violation·ofthe MAP Rule and 

Regulation N; and. 

d. Award Plaintiff the costs of bringing this action, as well as such other and 

addi tiona! relief 7 U1e Court may determine to be just and proper, 

Dated: ~~~ JoJI1 . I I 

FOR THE PLAINTIFF: 

FOR THE UNITED STATES OF AMERICA 

STUART F. DELERY 

Assistant Attomey General, Civil Division 

U.S. DEPARTMENT OF nJSTICE 

MICHAEL S. BLUME 

Director 

ANDREW E. CLARK 

Trial Attomey 

Consumer Protection Branch 

U.S. Department of Justice 

P.O. Box 386 

Washington, D.C. 20044 

PI-TONE: 202-514-6786 

FAX: 202-514-8742 

James.W.Harlow@usdoj.gov 

j 

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FEDERAL TRADE COMMISSION 

CAROLE REYNPLDS 

MICHELLE GRAJALES 

YAAAPORI 

Attorneys 

Federal Trade Commission 

601 New Jersey Ave., NW 

Mail Drop NJ-3158 

Washington, DC 20001 

Telephone: (202) 326-3230 (Reynolds) · 

(202) 326-3172 (Grajales) 

(202) 326-3 796 (A pori) 

Facsimile: (202) 326-3629 

Email: creynolds@ftc.gov 

mgrajales@ftc.gov 

yapori@ftc.gov 

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JS 44 (Rev. 12112) CIVIL COVER SHEET 

The JS 44 civil cover sheet and the information contained herein neither replace nor supplement the filing and service of pleadings or other papers as required by law, except as provided by local rules of court. This form, approved by the Judicial Conference of the United States in September 1974, is reqmred for the use of the Clerk of Court for the 

purpose of initiating the civil docket sheet. (SEE !NS'l'RUC110NS ON NEXT PAGE OF THIS FORM.) 

I. (a) PLAINTIFFS 

Un1ted States of America 

(b) County of Residence of First Listed Plaintiff 

(EXCEPT IN U.S. PLAIN11FF CASES) 

(c) Attorneys (Firm Name, Addre,,,,, and Telephone Numbe1~ 

James W. Harlow, Consumer Protection Branch, U.S. Department of 

Justice, PO Box 386, Washington DC 20044, (202) 514-6786 

DEFENDANTS 

Heritage Homes Group, Inc.; Heritage Building Group, Inc.; Heritage 

Highgate, Inc.; Heritage Partners, Inc.; CJL Realty Management, LLC 

County of Residence of First Listed Defendant --18"'--"'-uc""k"'s"------

(/N U.S. PLAIN11FF CASES ONLY) 

NOTE: IN LAND CONDEMNATION CASES, USE THE LOCATION OF THE TRACT OF LAND INVOLVED. 

Attorneys (IfKnown) 

II. BASIS OF JURISDICTION (Piacean "X"inOnelioxOnlyJ III. CITIZENSHIP OF PRINCIPAL PARTIES (Place an "X" in one lioxfor Plaint(ff 

(For Diversity Cases Only) and One BoxjiJr Defendant) 

t!'l! U.S. Government 0 3 Federal Question PTF DEF PTF DEF 

Plaintiff (U.S. Government No! a Pal'ly) Citizen ofThis State 0 I 0 1 Incorporated or Principal Place 0 4 0 4 

0 2 U.S. Government 0 4 Diversity 

Defendant (lndi<'ale Ci!lzenshlp <!!Parries In If em /II) 

IV. NATURE OF SUIT (Place an "X" in One Box Only) 

Citizen of Another State 

of Business In This State 

0 2 0 2 Incorporated and Principal Place 

of Business In Another State 

0 3 0 3 Foreign Nation 

0 5 0 5 

0 6 0 6 

!!)ii•>1!t;tiJji\l,iji~€0NID~~mli:~'~'i!.~ii~H•'l9i!l~~ !ili~,9;liif.;;.l!<!'.f~fim":i~J;;;;~3!1!iilliii>~"'EO'R!JJS~~iiiil!l!li!lr.~1iilitii!1lf,liFii'\"i~iH!ilk~e!i! !!!ltiil!0R• t!!llllUREIJI;lDJ\f'~"L'!IWilii!f !!i?.!!!llm¥~\fi\B:Ail!IKRUP<T€!.V~<!I:ii!Wll ~~'!il:~i!l¥.:0:J)JIJillliSII'A:!.i11J!F00~';!ii!l 

0 110 Insurance PERSONAL INJURY PERSONAL INJURY 0 625 Drug Related Seizure 0 422 Appeal 28 USC !58 0 375 False Claims Act 

0 120 Marine 0 3!0 Airplane 0 365 Personallujmy - of Property 2! USC 881 0 423 Withdrowal 0 400 State Reappmtionment 

0 130 Miller Act 0 3!5 Airplane Product Product Liability 0 690 Other 28 USC !57 0 410 Antitrust 

0 !40 Negotiable Instrument Liability 0 367 Health Care/ 0 430 Banks and Banking 

0 150 Recovety of Overpayment 0 320 Assault, Libel & Pharmaceutical !fifc;tmROP ~W l'Y".KlUlt ,. '"'lf-~1; 0 450 Commerce 

& Enforcement of Judgment Slander Personallnjmy 0 820 Copyrights 0 460 Deportation 

0 151 Medicare Act 0 330 Federal Employers' Product Liability 0 830 Patent 0 470 Racketeer Influenced and 

0 I 52 Recovety of Defaulted Liability 0 368 Asbestos Personal 0 840 Trademark Corrupt Organizations 

Student Loans 0 340 Marine Injury Product 0 480 Consumet' Credit 

(Excludes Veterans) 0 345 Marine Product Liability .~'!!1m!l!i!~i*il?.ilti!~ll'!:A:RC> ·~t-iii"liffiii!i!ii.:ii;'ic~ !?iK~O~HfA'Ii1S!!lG 'RIII1Yi.IL<::::;lll!-'i 0 490 Cable/Sat TV 

0 153 Recovery of Overpayment Liability PERSONAL PROPERTY 0 710 Fair Labor Standanls 0 86! HIA (!395ft) 0 850 Securities/Conunodities/ 

of Veteran's Benefits 0 350 Motor Vehicle 0 370 Other Fraud Act 0 862 Black Lung (923) Exchange 

0 160 Stockholders' Suits 0 355 Motor Vehicle 0 371 Tl'uth in Lending 0 720 Labor/Management 0 863 DIWC/DIWW (405(g)) ~ 890 Other Statutmy Actions 

0 190 Other Contract Product Liability 0 380 Other Personal Relations 0 864 SSID Title XVI 0 89! Agricultural Acts 

0 195 Contract Product Liability 0 360 Other Personal Property Damage 0 740 Railway Labor Act 0 865 RSI (405(g)) 0 893 Environmental Matters 

0 196 Fnmchise Injuty 0 385 Property Damage 0 751 Family and Medical 0 895 Freedom oflnfonnation 

0 362 Personal Injury - Product Liability Leave Act Act 

Medical Malpractice 0 790 Other Labor Litigation 0 896 Arbitration 

i!'<:~!!.'~~~REOA' i!fFR'lifliiDR1ThY;c"1.i.itiJ>!'!11J.I!i'~t.GIMilh~IHGJt:FSir,Ji~~iji!ill!B !ill!RIS~l'Nliii11J\'EJ,'IiUIUONs:n1~ 0 791 Employee Retirement ~]i!!~R:illDERiA::r!Ji!'IIAXf.Sl;!iffis~::T';i 0 899 Administrative Procedure 

0 210 Land Condemnation 0 440 Other Civil Rights Habeas Corpus: Income Security Act 0 870 Taxes (U.S. Plaintiff Act/Review or Appeal of 

0 220 Foreclosure 0 44 I Voting 0 463 Alien Detainee or Defendant) Agency Decision 

0 230 Rent Lease & Ejectment 0 442 Employment 0 510 Motions to Vacate 0 871 IRS-Third Party 0 950 Constitutionality of 

0 240 Torts to Land 0 443 Housing/ Sentence 26 USC 7609 State Statutes 

0 245 Tort Product Liability Accommodations 0 530 General 

0 290 All Other Real Properly 0 445 Amer. w/Disabilities • 0 535 Death Penalty ifi'~~'!!lli1W.o'tl.M.Ml.G:~WI.' JlV!iill!Oi,~i!.~' 

Employment 

0 446 Atnel'. w/DisabilitiesOther 

0 448 Education 

V. ORIGIN (Place an "X"InOneBoxOnly) 

Other: 

0 540 Mandamus & Other 

0 550 Civil Rights 

0 555 Prison Condition 

0 560 Civil DetaineeConditions of 

Confinement 

0 462 Natmalization Application 

0 465 Other Immigration 

Actions 

)g( I Original 0 2 Removed from 

Proceeding State Court 

0 3 Remanded from 

Appellate Court 

0 4 Reinstated or Reopened 

0 5 Transferred from 

Another District 

(.'pecify) 

0 6 Multidistrict 

Litigation 

Cite the U.S. Civil Statute under which you are filing (Do not cite jurisdictional statutes llltless diversity): 

15 usc 45 

VI. CAUSE OF ACTION 1-:B::-:r7-ie.:;:f:.;:de:..:s::..cn+ip ~ti:-on-of::-c-a-us_e_: -----------------------------------

Federal Trade Commission Act 

VII. REQUESTED IN 

COMPLAINT: 

VIII. RELATED CASE(S) 

IF ANY 

0 CHECK IF THIS IS A CLASS ACTION 

UNDER RULE 23, F.R.Cv.P. 

(Sew instmctiom~: 

JUDGE 

DEMAND$ 

SIGNATURE OF ATTORNEY OF RECORD 

RECEIPT# AMOUNT APPLYING IFP 

CHECK YES only if demanded in complaint: 

JURY DEMAND: . 0 Yes 0 No 

KETNUMBER 

JUDGE MAG. JUDGE ----- -------
Case 2:14-cv-03173-EL Document 1-2 Filed 06/04/14 Page 1 of 2 

UNITED STATES DISTRICT COURT 

FOR THE EASTERN DISTRICT OF PENNSYLVANIA- DESIGNATION FORM to be used by counsel to Indicate the category of the case for the purpose of 

assignment to npproprlatc calendar. 

Address ofPiaintiff: 450 5th Street NW Washington D.C., 20001 

Address of Defendant: 2500 York Road, Jamison, P A 

Place of Accident, Incident or Transaction: In and around the Eastern District of Pennsylvania 

(Use Reverse Side For Additional Space) 

Docs this civil action involve a nongovernmental corporate party with any parent corporation and any publicly held corporation owning I 0% or more of its stock? 

(Attach two copies of the Disclosure Statement Form in accordance with Fed.R.Civ.P. 7.l(a)) YesD N\K] 

Docs this case involve multidistrict litigation possibilities? 

RELATED CASE, IF ANY: 

Ycso N{)fl 

Case Number: ___________ Judgc ______________ Date Terminated:------------------

Civil cnscs arc deemed related when yes is answered to any of the following questions: 

I. Is this case related to property included in an earlier numbered suit pending or within one year previously terminated action in this court?-

YesD No_M 

2. Does this case involve the same issue of fact or grow out of the same transaction as a prior suit pending or within one year previously terminated 

action in this court? 

YesD NoOO 

3. Docs this case involve the validity or infringement of a patent already in suit or any earlier numbered case pending or within one year previously 

terminated action in this comt? YcsD NoOO 

4. Is this case a second or successive habeas corpus, social security appeal, or pro sc civil rights case filed by the same individual? 

CIVIL: (Place V' in ONE CATEGORY ONLY) 

A Federal Quest/on Cases: 

YesD No:OO. 

B. Diversity Jurisdiction Cases: 

I. o Indemnity Contract, Marine Contract, and All Other Contracts I. o Insurance Contract and Other Contracts 

2. o FELA 

3. o Jones Act-Personal Injury 

4. o Antitrust 

5. o Patent 

6. o Labor-Management Relations 

7. o Civil Rights 

8. o Habeas Corpus 

9. o Securities Act(s) Cases 

I 0. o Social Security Review Cases 

1 1, M: All other Federal Question Cases 

2. o Airplane Personal Injury 

3, o Assault, Defamation 

4. o Marine Personal Injury 

5, o Motor Vehicle Personal Injury 

6. o Other Personal Injury (Please specify) 

7. o Products Liability 

8. o Products Liability- Asbestos 

9. o All other Diversity Cases 

(Please specify) 

(Please specify) _..F~T"-'C""'-'A'""-"'c_,_t ------------

ARBITRATION CERTIFICATION 

(Check Appropriate Category) 

I, James Harlow , counsel of record do hereby certify: 

l_ Pursuant to Local Civil Rule 53.2, Section 3(c)(2), that to the best of my knowledge and belief, the damages recoverable in this civil action case exceed the sum of 

$150,000.00 exclusive of interest and costs; 

:5t Relief other than monetary damages is sought. 

DATE: June 4. 2014 James Harlow 

Attorney-at-Law Attorney I. D.# 

NOTE: A trial de novo wilJ be a 1al by jury only if there has been compliance with F.R.C.P. 38. 

I certify that, to my knowledge, the within case Is not related to any case now pending or within one year previously terminated action in this court 

except as noted above. 

DATE: June 4, 2014 James Harlow 

Attorney-at· Law Attomey !.D.# 

CIV. 609 (5/2012) 
Case 2:14-cv-03173-EL Document 1-2 Filed 06/04/14 Page 2 of 2 

IN THE UNITED STATES DISTRICT COURT 

FOR THE EASTERN DISTRICT OF PENNSYLVANIA 

CASE MANAGEMENT TRACK DESIGNATION FORM 

United States of America CIVIL ACTION 

v. 

Heritage Homes Group, Inc., et al. NO. 

In accordance with the Civil Justice Expense and Delay Reduction Plan of this court, counsel for 

plaintiff shall complete a Case Management Track Designation Form in all civil cases at the time of 

filing the complaint and serve a copy on all defendants. (See § 1:03 of the plan set forth on the reverse 

side of this form.) In the event that a defendant does not agree with the plaintiff regarding said 

designation, that defendant shall, with its first appearance, submit to the clerk of court and serve on 

the plaintiff and all other parties, a Case Management Track Designation Fonn specifying the track 

to which that defendant believes the case should be assigned. 

SELECT ONE OF THE FOLLOWING CASE MANAGEMENT TRACKS: 

(a) Habeas Corpus- Cases brought under 28 U.S.C. § 2241 through§ 2255. ( ) 

(b) Social Security - Cases requesting review of a decision of the Secretary of Health 

and Human Services denying plaintiff Social Security Benefits. ( ) 

(c) Arbitration- Cases required to be designated for arbitration under Local Civil Rule 53.2. ( ) 

(d) Asbestos- Cases involving claims for personal injury or property damage from 

exposure to asbestos. ( ) 

(e) Special Management- Cases that do not fall into tracks (a) through (d) that are 

commonly referred to as complex and that need special or intense management by 

the court. (See reverse side of this fonn for a detailed explanation of special 

management cases.) ( ) 

(f) Standard Management- Cases that do not fall into an one of the other tracks. (X) 

June 4, 2014 

Date 

202-514-6786 

Telephone 

(Civ. 660) 10/02 

202-514-8742 

FAX Number 

United States of America 

Attorney for 

Iames.W.Harlow@usdoj. ~ov 

E-Mail Address