savings assn timbers inwood forest argued december decided january bankruptcy petition filed bankruptcy code provides automatic stay actions taken realize value collateral given debtor section authorizes bankruptcy grant relief stay cause including lack adequate protection interest property party interest respect stay act property debtor equity property creditor undersecured property necessary effective reorganization section provides adequate protection entity interest property may provided granting relief result realization entity indubitable equivalent interest respondent filed petition reorganization chapter code petitioner undersecured creditor moved bankruptcy relief stay ground lack adequate protection interest within meaning granted relief conditioning continuance stay monthly payments respondent estimated amount realizable foreclosure stay prevented district affirmed appeals reversed held undersecured creditors entitled compensation delay caused automatic stay foreclosing collateral pp language code provisions deal rights secured creditors substantive dispositions provisions effect establish interest property protected include secured party right immediate foreclosure first petitioner contrary interpretation contradicts carefully drawn substantive disposition effected codifies rule denying undersecured creditors postpetition interest claims congress nevertheless meant give undersecured creditors interest value collateral said plainly moreover meaning interest property phrase clarified use similar terminology must interpreted mean creditor security interest property without regard right immediate possession default second makes possession perfected security interest postpetition rents profits collateral condition applied satisfy secured creditor claim ahead claims unsecured creditors inconsistent petitioner interpretation undersecured creditor lacks perfected security interest effect achieve result demanding use value collateral third petitioner interpretation makes practical nullity petitioner theory use secured creditor fully protected value interest collateral nonetheless wanted foreclose petitioner contention undersecured creditors face inordinate extortionate delay denied compensation also belied requires relief stay unless debtor establishes reasonable possibility successful reorganization within reasonable time numerous cases provided relief within less year filing bankruptcy petition pp denying petitioner compensation inconsistent use phrase indubitable equivalent although phrase appears section condition confirmation reorganization plan secured claimant right receive present value collateral including interest claim paid time source right indubitable equivalent language provision guaranteeing payments value effective date plan equal value collateral similarly petitioner contention since general administrative expenses priority secured claims see code embodies principle prohibiting secured creditors bearing costs reorganization without merit congress intended readoption administrative expenses rule work change also readopted rule denying undersecured creditors postpetition interest finally although failure interpret require compensation undersecured creditors appears inconsistent allows postpetition interest unsecured claims debtor proves solvent anomaly pertains rare occurrence likely product congressional inadvertence case inequitable effects entirely avoidable pp general statements legislative history ecured creditors deprived benefit bargain inadequate overcome plain textual indication congress intent discussed improbable congress made major change entitling undersecured creditors postpetition interest without specifically mentioning legislative history petitioner argument chapter xi gave undersecured creditors absolute right foreclose silence code legislative history withdrawal right indicates congressional intent provide interest collateral stay substitute flawed authorities far clear distinctive chapter xi rule absolute entitlement foreclose even assuming indicates enacting chapter current code congress adopted approach chapters xii undersecured creditor absolute right pp scalia delivered opinion unanimous miles cohn argued cause filed briefs petitioner leonard simon argued cause respondent brief daphne levey timothy henderson briefs amici curiae urging reversal filed solicitor general fried assistant attorney general willard deputy solicitor general cohen california league savings institutions et al john graham national commercial finance association bruce schimberg rex lee ronald trost shalom kohn frank kennedy thomas jackson pro se briefs amici curiae urging affirmance filed global marine harvey miller baker martin bienenstock national association credit management et al richard levin kenneth klee raymond nimmer pro se edward ripley pro se filed brief amici curiae justice scalia delivered opinion petitioner savings association texas seeks review en banc decision appeals fifth circuit holding petitioner entitled receive respondent debtor undergoing reorganization bankruptcy monthly payments use value loan collateral bankruptcy stay prevented possessing timbers inwood forest associates granted certiorari resolve conflict courts appeals regarding application bankruptcy code ed supp iv compare grundy nat bank tandem mining american mariner industries see also briggs transp june respondent timbers inwood forest associates executed note principal amount petitioner holder note well security interest created day apartment project owned respondent houston texas security interest included assignment rents project march respondent filed voluntary petition chapter bankruptcy code et seq ed supp iv bankruptcy southern district texas march petitioner moved relief automatic stay enforcement liens triggered petition see ground lack adequate protection interest within meaning hearing bankruptcy established respondent owed petitioner evidence presented value collateral somewhere collateral appreciating value slightly therefore undisputed petitioner undersecured creditor respondent agreed pay petitioner postpetition rents apartment project covered property clause security agreement minus operating expenses petitioner contended however entitled additional compensation bankruptcy agreed april conditioned continuance stay monthly payments respondent market rate per annum estimated amount realizable foreclosure commencing six months filing bankruptcy petition reflect normal foreclosure delays bear creek ministorage editorial revision earlier decision held postpetition rents applied payments see respondent appealed district petitioner amount adequate protection payments district affirmed fifth circuit en banc reversed granted certiorari determine whether undersecured creditors entitled compensation delay caused automatic stay foreclosing collateral ii bankruptcy petition filed bankruptcy code provides automatic stay among things actions taken realize value collateral given debtor provision code central decision case reads follows request party interest notice hearing shall grant relief stay provided subsection section terminating annulling modifying conditioning stay cause including lack adequate protection interest property party interest respect stay act property subsection section debtor equity property property necessary effective reorganization adequate protection required section title interest entity property adequate protection may provided requiring trustee make cash payment periodic cash payments entity extent stay section title results decrease value entity interest property providing entity additional replacement lien extent stay results decrease value entity interest property granting relief result realization entity indubitable equivalent entity interest property term interest property certainly summons concepts fee ownership life estate security interest readily notion right immediate foreclosure nonetheless viewed isolated context phrase reasonably given meaning petitioner asserts statutory construction however holistic endeavor provision may seem ambiguous isolation often clarified remainder statutory scheme terminology used elsewhere context makes meaning clear see sorenson secretary treasury one permissible meanings produces substantive effect compatible rest law see pilot life ins dedeaux weinberger hynson westcott dunning jarecki searle case section one series provisions bankruptcy code dealing rights secured creditors language provisions substantive dispositions effect persuade us interest property protected include secured party right immediate foreclosure section code defines amount secured creditor allowed secured claim conditions receiving postpetition interest relevant part reads follows allowed claim creditor secured lien property estate interest secured claim extent value creditor interest estate interest property unsecured claim extent value creditor interest less amount allowed claim extent allowed secured claim secured property value greater amount claim shall allowed holder claim interest claim reasonable fees costs charges provided agreement claim arose even important purposes use terminology substantive effect denying undersecured creditors postpetition interest claims denies oversecured creditors postpetition interest extent interest added principal amount claim exceed value collateral section provides extent allowed secured claim secured property value greater amount claim shall allowed holder claim interest claim emphasis added since provision permits postpetition interest paid security cushion undersecured creditor cushion falls within general rule disallowing postpetition interest see code meant give undersecured creditor thus denied interest claim interest value collateral surely disposition set forth obscured within adequate protection provision instead intricate phraseology set forth simply said secured creditor entitled interest allowed claim value property securing allowed claim whichever lesser petitioner interpretation must regarded contradicting carefully drawn disposition petitioner seeks avoid conclusion characterizing merely alternative method compensating oversecured creditors imply compensation available undersecured creditors theory duplicate protection oversecured creditors implausible even abstract even light historical principles bankruptcy law section denial postpetition interest undersecured creditors merely codified bankruptcy law denial part conscious allocation reorganization benefits losses undersecured unsecured creditors allow secured creditor interest security worth less value debt thought inequitable unsecured creditors vanston bondholders protective committee green considered unfair allow undersecured creditor recover interest estate unencumbered assets unsecured creditors recovered principal see ticonic nat bank sprague think unlikely codified rule intent achieving principal purpose function rule providing oversecured creditors alternative method compensation moreover incomprehensible congress want favor undersecured creditors interest move inception reorganization process thereby probably pushing estate liquidation forbear seek completion reorganization second petitioner interpretation structurally inconsistent section general rule prepetition security interest reach property acquired estate debtor postpetition section sets forth exception allowing postpetition proceeds product offspring rents profits collateral covered security agreement expressly provides interest property interest perfected applicable law see casbeer johnson bkrtcy app panel cf butner rule former bankruptcy act section therefore makes possession perfected security interest postpetition rents profits collateral condition applied satisfying claim secured creditor ahead claims unsecured creditors petitioner interpretation however undersecured creditor lacks perfected security interest effect achieves result demanding use value collateral true gives oversecured creditor despite lack compliance conditions similar priority unsecured creditors compromise principle since interest payments come cushion oversecured creditor perfected security interest third petitioner interpretation makes nonsense petitioner theory undersecured creditor inability take immediate possession collateral always cause conditioning stay upon payment market rate interest since within meaning paragraph lack adequate protection interest property expressly provides different standard relief stay act property course includes taking possession collateral provides shall grant relief debtor equity property creditor undersecured property necessary effective reorganization emphasis added applying adequate protection interest property provision alleged interest earning power collateral petitioner creates strange consequence entitles secured creditor relief stay undersecured thus eligible interest undersecured collateral necessary effective reorganization renders practical nullity theoretical absurdity interpreted fashion undersecured creditor seek relief collateral depreciating compensated depreciation receiving market rate interest collateral nonetheless wanted foreclose petitioner offers reason congress want provide relief obstreperous thoroughly unharmed creditor section also belies petitioner contention undersecured creditors face inordinate extortionate delay denied compensation interest lost stay part adequate protection movant establishes undersecured creditor burden debtor establish collateral issue necessary effective reorganization see requires merely showing conceivably effective reorganization property needed property essential effective reorganization prospect means many lower courts including en banc case properly said must reasonable possibility successful reorganization within reasonable time nn cases cited therein cases numerous relief provided within less year filing bankruptcy petition bankruptcy courts demand less detailed showings four months debtor given exclusive right put together plan see even within period lack realistic prospect effective reorganization require relief iii petitioner contends denying compensation inconsistent sections code discussed petitioner principally relies phrase indubitable equivalent also appears iii petitioner contends latter context sets forth standards confirming reorganization plan phrase developed meaning connoting right secured creditor receive present value security thus requiring interest claim paid time true secured claimant right receive plan present value collateral entitlement arises however phrase indubitable equivalent iii provision ii guarantees secured creditor deferred cash payments value effective date plan least value secured claimant interest estate interest property emphasis added formulation even though undersecured creditor interest regarded properly solely value collateral must rendered payments assure value effective date plan contrast relief pending stay need result realization indubitable equivalent collateral emphasis added obvious since entitle secured creditor immediate payment principal collateral realization result upon completion reorganization must assured realization indubitable equivalent collateral put point differently similarity outcome demanded former read relief give entity date relief indubitable equivalent entity interest property merit petitioner suggestion indubitable equivalent connotes reimbursement use value collateral phrase derived murel holding bore meaning murel involved proposed reorganization plan gave secured creditor interest collateral years full payment secured principal due end term plan made provision however amortization principal maintenance collateral value term rejecting plan murel used words indubitable equivalence specific reference interest assured jeopardized principal loan interest indeed common measure difference payment payment years hence creditor fears safety principal scarcely content wishes get money least property see reason suppose statute intended deprive interest junior holders unless substitute indubitable equivalence petitioner also contends code embodies principle secured creditors bear costs reorganization derives rule general administrative expenses priority secured claims see general principle follow particular rule secured creditors bear one kind reorganization cost hardly means bear none code rule administrative expenses merely continues law also law undersecured creditors entitled postpetition interest compensation delay reorganization see supra see also infra congress hardly understood readoption rule administrative expenses work change rule postpetition interest also readopted finally petitioner contends failure interpret require compensation undersecured creditors delay create inconsistency code admittedly rare case debtor proves solvent occurs provides postpetition interest allowed unsecured claims petitioner contends absurd allow postpetition interest unsecured claims secured portion undersecured creditors claims disingenuous deny apparent anomaly occur rarely likely product inadvertence blatant inconsistencies petitioner interpretation produce inequitable effects moreover entirely avoidable since undersecured creditor entitled surrender waive security prove entire claim unsecured one nat bank chase nat bank section therefore requires undersecured creditors receive postpetition interest solvent debtor equal terms unsecured creditors rather ahead debtor solvent involves hardship petitioner contends interpretation supported legislative history relying almost entirely statements ecured creditors deprived benefit bargain generalizations inadequate overcome plain textual indication code congress wish undersecured creditor receive interest collateral term stay relevant legislative history tends subvert rather support petitioner thesis since contains hint entitles undersecured creditor postpetition interest major change existing rules likely made without specific provision text statute cf kelly robinson improbable made without even mention legislative history petitioner makes another argument based upon legislative history contain contends law gave undersecured creditor relief automatic stay permitting foreclose congress withdrawn entitlement relief without indication intent legislative history unless providing adequate substitute wit interest collateral stay premise argument flawed petitioner concedes brief petitioner undersecured creditor absolute entitlement foreclosure chapter xii case foreclose reasonable prospect successful rehabilitation within reasonable time see yale express system chapter nevada towers associates collier bankr cas mb bkrtcy sdny chapter xii consolidated motor inns collier bankr cas mb bkrtcy nd thus even assuming petitioner correct undersecured creditor absolute entitlement relief chapter xi congress faced choice adopting rule chapters xii asserted alternative rule chapter xi chapter current code replaces chapters xi xii bankruptcy act single chapter business reorganizations see also think indicates congress adopted approach chapters xii event far silence legislative history point concerned strange respect alteration asserted chapter xi rule respect alteration chapters xii rule petitioner argument weakened fact far clear distinctive chapter xi rule absolute entitlement foreclosure least one leading commentator concluded chapter xi power stay lien enforcement broad chapter xii automatic stay rules properly make distinctions chapters countryman real estate liens business rehabilitation cases bankr petitioner cites dicta chapter xi cases suggesting undersecured creditor automatically entitled relief stay courts cases uniformly found addition reorganization sufficiently likely unduly delayed see bric america collier bankr cas mb bkrtcy md motels collier bankr cas mb bkrtcy md moreover chapter xi cases held undersecured creditors entitled foreclosure reasoning similar used chapters xii cases see coolspring estates collier bankr cas mb bkrtcy nd ind royal scot bankr crr bkrtcy wd mesker steel bankr crr bkrtcy sd ind best divided authority chapter xi removes cause wonder alleged departure commented upon legislative history fifth circuit correctly held undersecured petitioner entitled interest collateral stay assure adequate protection petitioner never sought relief stay ground lack adequate protection accordingly judgment fifth circuit affirmed footnotes see anderson oaks phase limited partnership bkrtcy wd tex immediately bankruptcy filings new american food concepts bkrtcy nd ohio months ridge bkrtcy ed months park timbers bkrtcy del months bellina restaurants ii bkrtcy sd month anchorage boat sales bkrtcy edny months terra mar associates bkrtcy months