All posts by Troy Moody

SCOTUS Opinion: Court Expands Limitations Period For Qui Tam Actions

Under the False Claims Act, a qui tam civil action must be brought either within six years of the alleged statutory violation, or three years after the U.S. official charged with responsibility to act knew or should have known the relevant facts, but not more than 10 years after the violation, whichever is later. The issue in Cochise Consultancy, Inc. v. U.S. ex rel. Hunt was how to calculate the statute of limitations period when the U.S. was put on notice of fraud but chose not to intervene. In this case, the alleged fraud occurred more than six years prior to suit, but within three years of when Hunt, a private contractor, informed federal agents of the fraud, and within ten years of the fraud itself. The district court dismissed Hunt’s action as being time-barred after considering three different interpretations of the limitations periods that the courts of appeal had used, reasoning that the six-year period applied, and the other period did not apply because the U.S. did not intervene. The Eleventh Circuit held that the limitations periods apply as stated regardless of whether the U.S. intervened, and also held that the private person initiating the qui tam suit could not be considered the U.S. official for purposes of calculating the second limitations period. The Court, in a unanimous decision by Justice Thomas, affirmed. First, the Court held that the three-year limitations period did apply in cases regardless of whether the U.S. intervened because the suit itself would still be civil in nature and thus subject to the plain language of the Act. The Court next held that there was no basis to consider a private actor like Hunt to be a U.S. official under the terms of the Act. A link to the opinion is here.

Virginia Supreme Court: Collateral Source Rule Can Apply To Contract Cases

In Dominion Resources, Inc. v. Alstom Power, Inc., the U.S. District Court for the District of Connecticut certified the following question to the Virginia Supreme Court: “Does Virginia law apply the collateral source rule to a breach of contract action where the plaintiff has been reimbursed by an insurer for the full amount it seeks in damages from the defendant?” The underlying case involved a boiler accident at a power facility that injured or killed several workers, who then sued Dominion. The boiler was operated under a contract between Dominion and Alstom. Dominion settled those claims, and was reimbursed from Alstom’s insurers as well as Dominion’s own insurer. Per the contract, the insurers of Dominion and Alstom agreed not to sue each other. So Dominion sued Alstom to recover the monies paid by Dominion’s insurer, with the idea that it could reimburse the insurer and “improve its loss history . . . and reduce its premiums for future insurance policies.” Alston argued that the suit was barred as double recovery, and the collateral source rule did not apply in contract actions. The Court, in a unanimous opinion by Justice Mims, held that the rationales supporting the use of the collateral source rule in tort actions equally supported its use in contract actions, but that courts had to determine on a case-by-case basis whether the parties’ expectations, in light of those rationales, supported the rule’s application in a given case. The majority approvingly cited to a 2004 decision from the Court of Appeals of Arizona, which applied the collateral source rule in the contract context, noting that its reasoning echoed the principles of the rule’s application to tort as held in Virginia back in 1877. The Court further stated that while collateral recovery would potentially permit double recovery to a plaintiff like Dominion, that was preferable to a defendant being able to escape full liability for the damages from its breach. A link to the opinion is here.

SCOTUS Opinion: Federal Tort Claims Act Does Not Shield The Tennessee Valley Authority From Tort Suits

Congress created the Tennessee Valley Authority (TVA) as a wholly owned public corporation of the United States to promote the economic development of the Tennessee Valley, and established that it could “sue and be sued in its corporate name.” One day, TVA workers were raising a power line that had fallen into the Tennessee River when Gary Thacker speedily drove his boat into the line, seriously injuring him and killing his passenger. Thacker sued the TVA for negligence. The TVA moved to dismiss, arguing that the Federal Tort Claims Act, passed after the TVA was created, precluded suits against governmental entities like the TVA unless its workers were performing a “discretionary function.” The district court dismissed the claims, and the Eleventh Circuit affirmed. In Thacker v. TVA, the Court, in a unanimous decision by Justice Kagan, reversed, holding that the Act’s protections did not apply to the TVA, and there were no “implied exceptions” that applied. In fact, the Act specifically excluded the TVA from its ambit. Instead, the TVA only enjoys immunity when it is engaged in a governmental function, as opposed to commercial acts, and the Court remanded the case for consideration of that issue. A link to the opinion is here.

April Real Estate Update | Elm Cabin John, LLC v. United Bank

On April 19, 2019, Judge Messitte of the United States District Court for the District of Maryland issued an unpublished opinion in Elm Cabin John, LLC v. United Bank that is certainly noteworthy for real estate practitioners.

In this matter, Ms. Nancy Long owned three parcels in Montgomery County. As an individual in her 80s during the subject transactions, she is covered by the Maryland statutory protections for the elderly as set forth in Maryland Code Family Law, § 14-101, et seq. In order to facilitate development, Ms. Long transferred the three parcels into an entity solely owned by her (named Nancy Long, LLC). Mr. Andrew Economakis, a real estate developer who was a member of a separate entity with Ms. Long – Elm, LLC – but not a member of Nancy Long, LLC, was tasked with obtaining financing for the development project. Unbeknownst to Ms. Long, Mr. Economakis filed a single-page form with the Maryland State Department of Assessments and Taxation changing the name of Nancy Long, LLC to Elm Cabin John, LLC and falsely signed the form as the managing member of Nancy Long, LLC. Mr. Economakis, as a now-purported member of Elm Cabin John, LLC negotiated with United Bank’s predecessor-in-interest for a development loan in the amount of $1.6 million. Notwithstanding that United Bank’s predecessor-in-interest was never provided with a copy of any evidence that the name change was authorized, nor was the lender ever provided a copy of the Elm Cabin John, LLC operating agreement, the lender extended the loan secured by a deed of trust against the three parcels. As Judge Messitte commented, the lender’s “underwriting was hardly ideal.”

Following a default on the loan, United Bank threatened foreclosure. Ms. Long attempted to communicate with the bank, but United Bank refused to speak with her on the grounds that she was not a member of Elm Cabin John, LLC and was not involved with the parcels. Ms. Long filed suit against United Bank shortly thereafter seeking monetary damages for United Bank’s negligence.

On cross-motions for summary judgment, Judge Messitte denied both motions finding that there were facts to be determined by a jury. Importantly, Judge Messitte recognized the tort duty owed by United Bank to Ms. Long and held that,

should the trier of fact determine that the Bank was derelict and/or complicit, which is to say, negligent in allowing Economakis to effectively misappropriate Long’s title, and/or in overlooking what may well have been the financial exploitation of an elderly person when it took the properties as collateral, then by threatening foreclosure which effectively forced their sale, Long will prevail.

In a footnote, Judge Messitte suggested that United Bank’s threat of foreclosure may have been an improper means of recovery on the underlying note as “it is open to question whether the Bank itself has been truly ‘damaged’ in this case.” The Court – in troubling language – opined that there may be a lack of damage assuming that “title insurance was in fact issued [and] the proceeds would have been (and may still be) available to the Bank to collect….” While the title insurer is not a named party to the action, one wonders whether a finding of the bank’s own negligence would give rise to a 3(a) defense under the policy.

Jackson & Campbell, P.C. represents title insurers and insureds in Maryland, Virginia, and Washington, D.C. and we strive to keep our clients and other title professionals up to date on various developments in the law. Additionally, we present no cost in-house updates of the nation’s most noteworthy cases and national trends following the spring and fall American Land Title Association’s Title Counsel meetings.

If you have any questions about this case or laws impacting real estate in Maryland, Virginia, and Washington, D.C., feel free to contact us. Our Real Estate Litigation and Transactions Practice Group is ready to assist.

This summary is not intended to contain legal advice or to be an exhaustive review. If you have any questions regarding this particular Maryland case, please contact Chris Glaser at Jackson & Campbell, P.C.

DC Circuit Applies Discovery Rule To Erroneous Land Surveys Of Commercial Land

The case of Commonwealth Land Title Insurance Company v. KCI Technologies, Inc., concerns a title insurance company’s suit against two surveyors whose surveys failed to find a 12-inch encroachment on a parcel of commercial real property. Before purchasing the property, ICG 16th Street Associates commissioned a land survey that found no encroachment. The next year, it purchased the property along with title insurance that insured against any encroachment. When ICG started to develop the property, it commissioned more surveys. The first, in 2012, found that a party wall encroached on the property by two to three inches. A 2013 survey found the encroachment was four inches. On March 24, 2014, after demolition, the encroachment was discovered to be 12 inches. ICG filed a title insurance claim and was paid $1 million. On March 23, 2017, just under three years after the demolition, the title company sued the surveyors for the erroneous surveys. The surveyors moved to dismiss at the pleadings stage on statute of limitations grounds, and the district court granted the motion, finding that the claims were untimely since they were filed more than three years after the surveys were delivered, and that D.C.’s discovery rule did not apply because the title insurance company was a sophisticated entity. The D.C. Circuit, in a unanimous opinion by Judge Wilkins, reversed. First, the majority reasoned that D.C. Court of Appeals precedent allowed for the discovery rule to apply in commercial construction disputes. It then held that while the title insurance company was a sophisticated business entity, “it lacks sophistication in the area of land surveying.  Why else would it have commissioned four land surveys?” The Court also noted the latent and hidden nature of the encroachment, given that it was only fully discovered after demolition, and overlooked by several surveys. Therefore, the defects in the surveys were not known until the demolition in 2014, making the claims timely, and case was remanded for further proceedings and potentially trial. A link to the opinion is here.

SCOTUS Opinion: Ambiguous Arbitration Provision Not Sufficient To Compel Class Arbitration

In a 2010 case, the U.S. Supreme Court ruled that a court could not compel class arbitration under the Federal Arbitration Act when the agreement was silent on that issue, since class arbitration was fundamentally different from “traditional individualized arbitration.” In Lamps Plus, Inc. v. Varela, the arbitration provision did not expressly state that the parties agreed to class arbitration, referring only to “final and binding arbitration.” When Varela filed a class action against his employer, Lamps Plus moved for regular arbitration. The district court compelled the parties to go to class arbitration instead, and dismissed the original class action. Lamps Plus appealed, and the Ninth Circuit affirmed, holding that it was appropriate to apply California contract law and construe the ambiguity against Lamps Plus.

The Court, in a 5-4 opinion by Chief Justice Roberts, reversed, holding that an arbitration provision must explicitly permit class arbitration in order for such arbitration to be compelled by a court. First, the Court established that the order of the district court was a final, appealable order, giving the Court jurisdiction to rule. Then, the Court held that the Ninth Circuit could not use state contract interpretation principles to convert an ambiguous arbitration provision into one that permits class arbitration under the Act, since the Act requires explicit consent by both parties in order to permit arbitration – especially considering the fundamental differences between class and regular arbitration. Justice Thomas, in a concurrence, stated that the arbitration provision was not ambiguous in his view, and if anything only envisioned regular arbitration. Justice Kagan, joined in full by Justice Ginsburg and Breyer, and in part by Justice Sotomayor, dissented, arguing that the provision by its terms did allow class arbitration, and even if it was ambiguous, state-based canons of contractual interpretation should be used to construe the provision as the Ninth Circuit did. Justice Breyer filed a solo dissent arguing that the district court’s order was not appealable, and thus the appellate courts lacked jurisdiction to hear it. Justice Ginsburg, joined by Justices Breyer and Sotomayor, lodged a dissent arguing that the majority was straying from the principle that “arbitration is a matter of consent, not coercion,” by not heeding the difference in bargaining power between companies and their employees in drafting these provisions. Finally, Justice Sotomayor filed a solo dissent arguing that the Court’s separate treatment of class arbitration was not warranted. A link to the opinion is here. 

Congratulations to our Attorneys and Practice Groups

Jackson & Campbell, P.C. is proud to announce our 2019 Super Lawyers. Please join us in celebrating Nathan J. Bresee, Richard W. Bryan, Arthur D. Burger, David H. Cox, William E. Davis, Christopher P. Ferragamo, Robert N. Kelly, James N. Markels, Nicholas S. McConnell, and Brian W. Thompson; and Kyle J. Sylor for being awarded the Rising Star award.

Additional congratulations to our U.S. News – Best Lawyers ® Best Law Firms ranked practice groups.

National Ranking:
Litigation – Real Estate: Tier One
Real Estate Law: Tier One

Regional Ranking:
Ethics and Professional Responsibility: Tier One
Litigation – Real Estate: Tier One
Real Estate Law: Tier One

Conservation Easements: Saving Our Green Spaces or Illegal Tax Shelters?

A property owner who donates an easement of his or her property to a charitable organization for conservation or historical purposes is permitted to take a charitable deduction for the value of that donated property easement. The statutory requirements are set forth in Internal Revenue Code §170(h). There are many conservation easements that are fulfilling the intent of the legislation and conserving green space throughout the United States. However, as with any good thing, there are those who are taking advantage of inflated charitable deductions with illegal reductions in tax liability.

Congress has initiated renewed efforts to crack down on those abusing the conservation easement charitable deductions allowed to taxpayers. The Senate Finance Committee issued a press release on March 28, 2019, announcing the launch of a bipartisan investigation into possible abuses of conservation easement transactions.

Conservation easements come in many forms, and start with a taxpayer’s ownership interest in real property. A conservation easement on that property is then donated to a 501(c)(3) public charity. This is all legal so far. However, the problems arise when the appraisal of the value of the easement transferred is inflated, and/or the easement is not truly a perpetual transfer of a property interest. If the tax benefits greatly exceed the value of the property, it is most certainly too good to be true.

The essential requirements for a valid conservation easement charitable deduction include the following:

  1. The taxpayer’s ownership interest in real property, subject to a deed signed by the donor, transferring a partial, but perpetual, interest in the property to a §501(c)(3) or a §170(c) public charity.
  2. The charitable organization must accept the donation by sending the donor a contemporaneous writing confirming said donation.
  3. The purpose of the easement donation must be for one or more of the following reasons:
    1. Preservation of land areas for outdoor recreation by, or the education of, the general public;
    2. Protection of a relatively natural habitat of fish, wildlife, or plants or similar ecosystem;
    3. Preservation of open space (including farm land and forest land); and/or
    4. Preservation of a historically important land area or a certified historic structure.
  4. A baseline study must be obtained, typically from a biologist, botanist, or historian. This is for the purpose of substantiating the conservation value of the property.
  5. A qualified appraisal must be obtained for any donations over $5,000.
  6. Internal Revenue Service Form 8283 must be filed with the donor’s tax return in the year of the donation. All information and signatures requested on Form 8283 must be provided.

Conservation easements are sometimes structured through an investment partnership or an LLC taxed as a partnership, which purchases real property through use of its partners’ investments. Many times these syndicated partnerships are marketed with the tax benefits used as incentives, i.e., it is the primary reason for the potential partners to make the investment. The IRS and Senate Finance Committee appear to be focusing on syndicated partnerships and their use of appraisals which have overvalued the property’s easement. These types of abuses are relatively easy for the IRS to identify. Syndicated partnerships also lend themselves to substantial penalties on both the promoters and the investors.

A charitable deduction claimed for any conservation easement valued over $5,000 must comply with the documentation requirements outlined above, or risk disallowance by the IRS. The IRS updated its lengthy “Conservation Easement Audit Techniques Guide” in 2018, which provides the red flags, beginning on page 53, that the IRS will be looking for in deciding which taxpayers to audit for purposes of verifying the legitimacy of the conservation easement. The IRS will focus on:

  1. Incomplete or missing information such as an inadequate description of the property or missing acquisition date or adjusted basis in the property;
  2. Missing appraiser or donee signatures;
  3. Inconsistent dates when compared to the appraisal or other attached documents;
  4. A short time period between the acquisition of the property and the donation date;
  5. High valuation of the easement as compared to the adjusted basis of the underlying property, in light of the holding period and the market conditions for the relevant market;
  6. High valuation of the easement in light of the total acreage of the underlying land; and
  7. Use of an appraiser who does not generally perform appraisals where the easement is located.

The penalties imposed by the IRS on taxpayers who are found to have overstated the value of the easement contribution are substantial. Depending upon the degree of overstatement, the penalty will be either 20 percent or 40 percent of the amount of the underpayment.[1] Generally there is no abatement of these penalties even if the donor relied upon professional advice and took the deductions in good faith.

In summary, the donor of a conservation easement to a charitable organization should be familiar with the requirements for claiming the deduction, and ensure that Form 8283 and all required attachments are correct and fully completed. Also, if the valuation looks too good to be true then it most likely will be a red flag and not withstand an IRS audit.

This summary is not intended to contain legal advice or to be an exhaustive review. If you have any questions about conservation easements, please contact Nancy Ortmeyer Kuhn at Jackson & Campbell, P.C.

[1] Internal Revenue Code §6662

Changes to Paid Leave Policy Go into Effect for District of Columbia Employers

Employers in Washington, D.C. have been waiting for the Universal Paid Leave Amendments Act of 2016 (the Act) to go into effect. Much to the chagrin of many small employers, that time is here.

The Act creates a mandatory, employer-funded, paid leave program, which provides up to eight weeks of paid leave to covered employees working in the District of Columbia who experience a “qualifying leave event.” For purposes of the Act, a qualifying leave event includes parental leave, family leave, personal medical leave, and similar events.

Although employees are not eligible to use leave under the Act until July 2020, the District of Columbia will begin taxing employers on July 1, 2019. The tax will be imposed on all private employers in the District, regardless of their size. Specifically, each employer must make quarterly payments in an amount equal to 0.62 percent of the wages of its covered employees and provide the District with quarterly wage reports. The first quarterly wage report is due on July 1, 2019, which means employers should have started recording their employees wages no later than April 1st.

July 1, 2019 marks the beginning of many obligations for employers under the Act. In addition to being the deadline for employers to make their first tax payments and file their first quarterly wage reports, July 1, 2019 is the date by which employers must publish notices informing their employees about the Act. Specifically, each employer must post a government-issued notice about the Act at every work site in the District in a conspicuous location that is clearly visible to all employees. Employers must also provide a written copy of the notice to all newly hired employees within thirty days of their hire date and to all employees on an annual basis. In addition, employers must provide notice to any individual employee at the time the employer is notified by such employee that he or she needs to take leave for a qualifying event.

As employers have the burden of proving compliance with the notice requirements, employers should require all employees to sign acknowledgement forms upon receipt of the notice. For every type of notice required under the Act, it is imperative that employers maintain detailed records to demonstrate their compliance with the Act’s notice requirements.

Beginning July 1, 2020, eligible employees will have the right to file claims for paid leave benefits if they experience a qualifying leave event. The District of Columbia will determine whether the employee is entitled to receive paid leave benefits, and payments will be made from the District of Columbia’s fund. Although a system to monitor the amount of leave used by each employee and determine benefits eligibility will be maintained by the District of Columbia, employers are responsible for maintaining detailed records regarding the dates of any leave taken by their employees. Employers that do not have paid leave programs – or that have paid leave programs with benefits that are less generous than those provided for by the Act – may need to update their employee handbooks to reflect the change in policy. This is a great opportunity for employers to review their employee handbooks and make sure that all of the policies are up-to-date and accurately reflect the employer’s practices.

This Universal Paid Leave Amendments Act of 2016 summary is not intended to contain legal advice or to be an exhaustive review. Jackson & Campbell, P.C.’s Business Law and Employment Law Practice Groups regularly advise their business clients on a broad range of employment law issues. Please contact Erica Litovitz at elitovitz@jackscamp.com for further information or to schedule a review of your company’s policies to ensure compliance with the Universal Paid Leave Amendments Act of 2016.

Tax Filing Deadlines – A Good Time to Confirm Other Compliance Issues for Businesses

Corporations, limited liability companies (LLCs), and other business entities are certainly aware of tax filing deadlines in the month of April, but tax season is also a good time to perform a business audit for other important dates, including applicable state and local requirements and personal property return deadlines.

It is also advisable to review other corporate compliance issues, such as training for board members to insure they are performing their legally required obligations. These types of reviews will not only secure a company’s good standing, but will create an atmosphere of compliance that can protect against unexpected claims and personal liability of owners. This article highlights just a few of the areas business owners should be considering about their companies and why the information is so important to insure compliance with existing law.

Is my Company in Existence and in Good Standing in All Jurisdictions Where it Operates?

A company cannot conduct business in any area unless it validly exists in that jurisdiction and remains in good standing. Corporations and LLCs exist upon the filing of articles of incorporation/organization with and acceptance by the appropriate government agency. Businesses that operate in more than one jurisdiction also must register or seek authorization to operate in every jurisdiction in addition to its original state of organization.

Business entities must also ensure that they remain in good standing. To remain in good standing after filing articles of incorporation/organization or registering to do business in a given jurisdiction, a company must satisfy six general requirements. First, it must maintain a registered agent for service of process in that jurisdiction. Second, the company must have paid all fees and penalties owed to the government of the jurisdiction in connection with any corporate filings. Third, it must be up-to-date on its annual or biannual reports (as described in greater detail below). Fourth, it must be up-to-date on all requisite tax returns. Fifth, the state’s records must not reflect that the entity has been dissolved. Finally, no dissolution proceeding can be pending against the entity. An entity that satisfies all of the foregoing requirements will generally be considered to be in good standing.

Corporate Filing Requirements in Local Jurisdictions

All three local jurisdictions require corporations to file annual or biennial reports.

  • The District of Columbia requires companies to file biennial reports, which must include certain information about the company. In the past, the District of Columbia sent notices and forms to every licensed business; however, that is no longer the case and companies are now responsible for filing online. The first biennial report must be filed by April 1st following the company’s date of formation or registration in the District of Columbia. Thereafter, biennial reports must be filed by April 1st of alternating calendar years.
  • Maryland requires each company to file a report annually no later than April 15th of each year.
  • Virginia requires all companies to file annual A company must file its first annual report before the last day of the twelfth month after it was incorporated or authorized to do business in Virginia. Annual reports must be filed by the same date in each subsequent year.

Personal Property Tax Returns

All of the local jurisdictions require business entities to file personal property tax returns.

  • The District of Columbia requires every business that owns personal property in the District or holds it in trust to file a District of Columbia personal property tax return (Form FP-31) on or before July 31st of each year.
  • Maryland requires all companies to file personal property tax returns on an annual basis and they must be submitted no later than April 15th each year. The state recently changed its rules and now allows for one common form to be filed for a company’s annual report and personal property returns.
  • In Virginia, personal property taxes are determined at the local county level.
    • Arlington County imposes a tax on most tangible personal property, including furniture, machinery, tools, and computer equipment. All corporations in Arlington County must file annual Business Tangible Personal Property Returns no later than May 1st of each year, covering all tangible personal property the corporation owned, leased, or had in its possession in Arlington County as of January 1st of the current year.
    • Fairfax County follows a similar rule. Business furniture and fixtures, machinery, tools, and computer equipment that are located in Fairfax County as of January 1st each year must be declared on county tax forms, which must be filed with the Fairfax County Department of Tax Administration by May 1st of each year.

Consequences of Losing Good Standing Status

Companies that lose their good standing status face a range of serious consequences. For example, the company cannot file suit in that jurisdiction until its good standing is restored. Loss of good standing for failure to pay taxes may result in a tax lien. A company not in good standing may be subject to civil fines and penalties that must be paid before its good standing will be restored, and can be costly if the company needs to be reinstated. The state may even revoke the company’s charter and administratively dissolve the entity. Every company should confirm on an annual basis that it is in good standing so that it can lawfully continue to carry on its business and affairs.

If a company is in fact revoked and continues to operate, the penalties can be more than just the cost of paying late fees. In many jurisdictions, officers and directors who continue to conduct business on behalf of a revoked business entity subject themselves to personal liability. District of Columbia courts have held that when a director or officer is found to be personally liable for the acts of a revoked entity, even reinstatement of the entity will not relieve that director or officer of personal liability.

Corporate Formalities

Basic Requirements: Boards, Meetings, Elections, and Record Keeping

One advantage that LLCs have over corporations is that LLCs have fewer corporate formalities with which they must comply. In that sense, LLCs are more akin to partnerships than corporations.

Every corporation must have a board of directors, unless a shareholder agreement eliminates that requirement, and it is permitted under applicable law. Nonprofit corporations, for example, cannot eliminate this requirement. The board of directors has the authority to exercise the entity’s corporate powers and to manage its affairs and activities. The corporation’s articles of incorporation or bylaws should set forth the number of directors that will serve on the corporation’s board.

Directors are elected by the shareholders at the annual shareholder meetings. The initial directors serve until their successors are elected at the first shareholders’ meeting. Otherwise, each director serves for the term specified in the bylaws. Unless otherwise provided by the articles of incorporation, the shareholders may remove any director with or without cause. However, they can only do so at a special meeting called for the purpose of removing such director.

Directors may hold both annual meetings and special meetings. At the absolute minimum, the board must hold an annual meeting at least once a year. It is imperative that the board prepare minutes of each board meeting, which operate as an official account of any actions taken by the board at the meeting. Unless the bylaws provide otherwise, the minutes of every meeting should be filed in the corporation’s minute book. In addition to board meeting minutes, the corporate record book should include minutes of all shareholder meetings, records of all actions taken by the directors or shareholders without a meeting, and records of all actions taken by a committee of directors in lieu of the board. The corporation should also maintain appropriate accounting records. Finally, the corporation must maintain a record of its shareholders, including their names and addresses, that clearly sets forth the number of shares held by each.

The corporation’s bylaws should expressly identify the types of officers the corporation will have. The board is responsible for electing the corporation’s officers, unless the bylaws authorize one of the officers to appoint other officers.

Larger corporations are likely very familiar with these requirements, but often closely held and family owned corporations with a minimal number of owners are not as strict about holding meetings and documenting actions of the corporation, which can lead to other consequences.

Action by Meeting or Resolution

Action by the board of directors is typically taken at a board meeting. The board cannot take action at any meeting unless a quorum of directors is present. Unless the corporation’s governing documents provide otherwise, a quorum of directors means a majority of the directors on the board. So long as a quorum is present, the affirmative vote of a majority of directors present at the meeting will constitute an act of the board, unless a different vote is specified by the corporation’s governing documents.

However, unless the corporation’s governing documents require certain types of actions to be taken only at a meeting, the board may also act by resolution without holding a meeting. Action without a meeting requires the unanimous written consent of all directors. If the resolution does not have the unanimous consent of the directors, it is not an action of the board. A unanimous resolution of the board has the same effect as action taken at a meeting of the board of directors.

Fiduciary Duties

The officers and directors of a corporation owe fiduciary duties to the corporation and its shareholders. In some jurisdictions, the managing members of an LLC may owe similar duties to the non-managing members. The two principal fiduciary duties are the duty of loyalty and the duty of care. The scope of the duties and responsibilities owed by corporate fiduciaries is defined by the courts rather than by statute. However, directors or officers who violate those duties expose themselves to potential personal liability.

The Duty of Loyalty

The fundamental principal behind the duty of loyalty is avoiding conflicts of interest. Specifically, there should be no conflict between a director’s self-interest and his loyalty to the corporation. Most litigation involving alleged violations of the duty of loyalty occurs in one of two contexts: interested director transactions and usurpation of corporate opportunities.

The classic interested director transaction occurs when a corporation enters into a contract with a company that is owned by one of its officers or directors. For example, if one of the directors owns a landscaping company, and the corporation decides to retain that particular company for its landscaping needs, the director who owns that company is considered an interested director. However, a transaction is not automatically void simply because of a conflict of interest. If a director has a conflict of interest, he or she should immediately and fully disclose the conflict to the board and should be disqualified from voting on any issues relating to the transaction. It is imperative that the disclosure and the disqualification are appropriately documented in the corporate minutes.

Interested director transactions are permissible so long as certain criteria are satisfied. In the District of Columbia, an interested director transaction is effective if, after the requisite disclosures have been made by the interested director, the transaction was either: approved by the majority of disinterested directors who voted on the matter; approved by the majority of votes cast by qualified shareholders entitled to vote on the matter; or adjudged by a court of law to have been fair to the corporation.

Usurpation of a corporate opportunity occurs where a director or officer uses his position within the corporation for personal gain at the corporation’s expense. If an officer or director is faced with a corporate opportunity, he or she must not take advantage of the opportunity unless he or she first brings it to the corporation’s attention and offers the opportunity to the corporation. The director or officer should be disqualified from voting on any matters relating to the corporate opportunity. If the corporation rejects the offer, the director or officer may then proceed with the opportunity. The disclosure and offer of the opportunity the corporation, the director/officer’s disqualification from voting, and the corporation’s rejection of the offer should be carefully documented in the corporate minutes.

The Duty of Care

The duty of care requires directors and officers to act in good faith and in a manner that they reasonably believe to be in the best interest of the corporation. This requires them to use the same level of care that a reasonably prudent person would be expected to exercise under similar circumstances.

To satisfy this requirement, directors and officers must adequately inform themselves of all facts necessary to reach a reasoned decision. Thus, directors must disclose to the other board members any information not already known by them that the director knows is material to the board’s decision making or oversight. Directors who do not have knowledge may rely on information, opinions, reports, or statements of the board’s attorneys, accountants, or other professionals retained by the corporation to the extent that the director believes such persons have the expertise needed to opine on the matter. A director may also rely on a committee appointed by the board if he or she believes the committee merits confidence. Finally, a director may rely on an officer or employee of the corporation if the director reasonably believes such person to be reliable and competent with respect to the information he or she is providing.

Examples of violations of the duty of care include failure to attend meetings, failure to keep oneself informed, failure to prevent harm to the corporation, make reasonable inquiries or adequately monitor, adequately supervise, and negligent appointment or retention of untrustworthy or incompetent officers.

Ramifications of Breaches of Fiduciary Duties

Failure to maintain corporate formalities can result in corporate officers and directors being held personally liable for the obligations of the corporation. This occurs in situations where there is such a unity of interest and ownership that the separate personalities of the corporation, on the one hand, and its individual officers and/or directors, on the other hand, cease to exist. Courts refer to this concept as piercing the corporate veil. The determination of whether to pierce the corporate veil is heavily fact-specific, and the factors that go into the analysis vary based on the circumstances. A few of the more common factors that weigh in favor of piercing the corporate veil and imposing personal liability on an individual officer or director include:

  • Undercapitalization or insolvency;
  • Failure to observe corporate formalities or maintain adequate books and records;
  • Using the corporation to deceive or defraud creditors;
  • Commingling corporate funds or assets; and
  • Diversion of corporate funds or assets.

Irrespective of alter-ego situations in which the corporate veil is pierced, any director who votes for or agrees to an excess distribution is personally liable to the corporation for the amount of the distribution in excess of what the corporation was authorized to distribute.

With respect to nonprofit corporations that maintain at least a certain amount of liability insurance coverage, an officer or director serving in such capacity as a volunteer is immune from civil liability unless the injury to the nonprofit resulted from: (i) the volunteer’s willful misconduct; (ii) a crime, unless the volunteer had reasonable cause to believe it was lawful; (iii) a transaction that resulted in an improper personal benefit to the volunteer; or (iv) an act or omission not in good faith and beyond the scope of the nonprofit’s authority.

While nonprofit employees who serve as officers or directors of the nonprofit do not enjoy the same immunity, their liability for injury to the corporation is limited to the amount of compensation they received from the nonprofit in the preceding twelve months, unless the injury to the nonprofit resulted from: (i) the employee’s willful misconduct; (ii) a crime, unless the employee had reasonable cause to believe it was lawful; (iii) a transaction that resulted in an improper benefit to the employee; or (iv) an act or omission that was not in good faith and was beyond the scope of the nonprofit’s authority. The foregoing limitations of liability do not exempt the nonprofit entity from liability; however, the nonprofit is only liable to the extent of the applicable limit of the insurance coverage it maintains.

Personal Liability of Certain Officers and Directors for Payroll Taxes

Directors and officers who are responsible for the accounting of and paying for payroll taxes can be held personally liable for failure to do so. An officer or director is responsible for payroll taxes if he or she has the duty to account for, collect, and pay over the taxes to the government. Of note, personal liability will not attach simply because of a person’s corporate title. Rather, an officer or director will only be personally liable for unpaid payroll taxes if he or she had a duty to account for, collect, and pay over the taxes to the government.

Other Compliance Issues

These are just a few highlights of what would constitute a good corporate review; many are tied to specific dates. Other areas that should be reviewed are whether your business has engaged in properly training your employees, including training on avoiding sexual harassment in the workplace. Many states are beginning to require a variety of workplace trainings as a condition for operating a business.

Advice for all Companies

All companies would be wise to seek out their legal and accounting advisors to assist in answering what laws apply to their businesses and in which jurisdictions to assure they are in compliance. They would also be well served to make it a practice to conduct these types of business audits on an annual basis and to properly train their boards, officers, and staff on compliance issues regardless of their size or the nature of their business.

Jackson & Campbell, P.C.’s Business Law Practice Group regularly advises for profit and nonprofit/charitable business of all sizes on formation, compliance, and regulatory issues across a wide spectrum of operating procedures. This advice also has included board training sessions on their fiduciary duties, and company wide training on employment and related matters. Please contact John Matteo, Chair of the Business Law Practice Group at jmatteo@jackscamp.com or Erica Litovitz at elitovitz@jackscamp.com for further information or to schedule a training session for your company.

SCOTUS Opinion: Refusal To Produce Vocational Data Not Preclusive Of Effect On Worker’s Social Security Claim

In Biestek v. Berryhill, Michael Biestek applied for Social Security disability benefits, claiming he could no longer work due to physical and mental ailments. His case was heard by an administrative law judge (ALJ), who analyzed whether there was other work Biestek might be able to perform. The Social Security Administration offered the testimony of a vocational expert as to what jobs Biestek was able to perform in, and how many of those jobs were in the national economy. On cross-examination, the expert refused to provide her data that supported those opinions. The ALJ denied benefits based on that testimony, and Biestek appealed, arguing that the ALJ’s findings were not supported by “substantial evidence” because the expert refused to provide her data. The district court and the Sixth Circuit ruled against Biestek, creating a conflict with the Seventh Circuit. The Court, in an opinion by Justice Kagan, affirmed, holding that substantial evidence does not require that an expert disclose her underlying data. Noting that Biestek agreed that an expert’s opinion could constitute substantial evidence if the underlying data is never requested, the majority reasoned that a refusal of such a request was not enough, in itself, to invalidate that data. The Court concluded instead that the weight of such a refusal must be determined on a case-by-case basis by the ALJ. Justice Gorsuch, joined by Justice Ginsburg, dissented, arguing that refusal to provide the data rendered the expert’s opinions to be mere speculation, and not “substantial evidence” that might be relied upon. Justice Sotomayor also dissented, noting her support of Gorsuch’s reasoning, but also noting that there may be legitimate reasons for an expert to, in some cases, not provide data.

A link to the opinion is here.

SCOTUS Opinion: Court Rejects As-Applied Challenge To Execution By Pentobarbital

After being convicted of murder in Missouri, Russell Bucklew was set to be executed through the lethal injection of the sedative pentobarbital. He raised an as-applied challenge, arguing that he suffered from a medical condition that would result in extreme pain if he received the pentobarbital. Bucklew suggested that he be executed through nitrogen hypoxia instead, which had never been used as a method of execution before. The district court denied his challenge, and the Eighth Circuit affirmed. In Bucklew v. Precythe, the Court, in an opinion by Justice Gorsuch, affirmed, holding that the Eighth Amendment protection against cruel and unusual punishment required that Bucklew provide a “feasible, readily implemented” alternative procedure that would “significantly reduce a substantial risk of severe pain” in order to avoid the State’s established protocol on an as-applied challenge, as well as any facial challenge. The Court further held that Bucklew had failed to show that nitrogen hypoxia met this standard, as it was an untried and untested approach that did not present a clear and considerable reduction in risk of pain. Justice Thomas filed a concurrence noting his continuing belief that the Eighth Amendment only prohibits punishments “deliberately designed to superadd pain.” Justice Kavanaugh also concurred to emphasize that the “alternative method of execution [offered by the inmate] need not be authorized under current state law” to succeed, as apparently all the justices agreed. Justice Breyer, joined by Justices Ginsburg, Sotomayor, and Kagan, dissented, arguing that the record showed that pentobarbital would subject Bucklew to excessive suffering due to his medical condition, and that he had no legal obligation to proffer an alternative method of execution. Justice Sotomayor lodged a separate dissent expressing her concern as to the majority’s comments about the length of time this, and other, capital punishment cases take to resolve.

A link to the opinion is here.

What’s in a Name? Well-Known Insurance Coverage Case Concepts That All Claims Handlers and Insurance Coverage Professionals Should Know

By Christopher P. Ferragamo and Susan Knell Bumbalo

“You have the right to remain silent. Anything you say or do can and will be used against you in a court of law. You have the right to an attorney, if you cannot afford one, one will be provided to you …” Anyone that has ever watched a crime drama or who-done-it movie can no doubt recite these words by heart. An avid fan of “Law & Order” or the quirkier “Brooklyn Nine-Nine” probably also knows that the above phrase is part of a suspect’s Miranda rights. What the lay people may not know is that these statements uttered by fictional and real life police officers originate from a decision issued by the Supreme Court of the United States in the Miranda v. Arizona case in 1966. In that case, the Supreme Court held that the admission of an elicited incriminating statement by an individual not informed of these rights is a violation of the Fifth Amendment and the Sixth Amendment right to counsel. The above quoted statements, as well as the phase “Miranda rights,” have now made their way into the everyday lexicon of most Americans.

Decisional case law handed down by federal and state courts over the past 40 to 50 years has likewise provided claims handlers and insurance coverage professionals with principles of law, albeit significantly less ubiquitous and well-known as Miranda, that have come to be known simply by their case names. This article identifies a number of the more widely-used of these types of insurance coverage concepts, identifies their origins, and provides a brief summary of each. Insurance professionals and attorneys practicing nationwide – or even within a single jurisdiction – should familiarize themselves with these common, insurance coverage principles in order successfully practice and “walk the walk and talk the talk” when these phrases are used in the handling of claims or providing coverage opinions and advice.

Allocation Concepts

Courts across the country have been addressing the methodologies for allocating loss or damages across multiple triggered policies and policy years for decades. The concepts set forth below are some of the more popular of these concepts known by their case names.

Boston Gas Allocation (Massachusetts) (Pro Rata) – In Boston Gas Co. v. Century Indemnity Co., 910 N.E.2d 290 (Mass. 2009), the Massachusetts Supreme Judicial Court held that liability for claims involving environmental damage that occurred over multiple years should be allocated to insurance policies on a pro rata basis. The court held that if it was not possible to determine what specific damage occurred in each policy period, then the total damage should be apportioned among triggered insurance policies on a pro rata, time on the risk basis relative to the total number of years during which the damage occurred. The insured is required to participate in the allocation for uncovered periods, whether or not coverage was available during such time.

Carter Wallace Allocation (New Jersey) (Pro Rata by years and limits) – In Carter-Wallace, Inc. v. Admiral Ins. Co., 712 A.2d 1116 (1998), the Supreme Court of New Jersey adopted a method of allocation to determine when an excess insurer must participate in a coverage allocation. In Carter Wallace, the New Jersey Supreme Court rejected horizontal exhaustion as a method for allocating losses over a period of years, and rejected vertical exhaustion as an allocation method. Instead, the Court held that allocating loss among policy periods required a calculation of the share of responsibility borne in each year of the triggered coverage period. First, the amount of damages assigned to each triggered policy year must be determined by dividing the coverage available in that year by the total coverage available in all triggered years. The second step in the court’s formula is to allocate vertically the costs that are assigned to each policy year. The court stated that it should be the presumptive rule of allocation in continuous trigger cases, “unless exceptional circumstances dictate application of a different standard.” Id. at 1124. Under Carter-Wallace and its progeny, New Jersey Courts must allocate a percentage of liability to the insured for years in which coverage is unavailable either because the insured chose not to purchase it or because the insured is unable to produce evidence of coverage. Owens-Illinois, Inc. v. United Ins. Co., 650 A.2d 974 (N.J. 1994). New Jersey Courts have also extended the allocation methodology to defense costs as well as indemnity expenses. Benjamin Moore Co. v. Aetna Cas. & Surety Co., 843 A.2d 1094, 1102 (N.J. 2004).

Keene Allocation (Washington, DC) (All Sums) – Under the Keene approach to allocating damages stemming from long-term progressive injuries, the United States Court of Appeals, District of Columbia Circuit adopted joint and several liability in a case involving indemnification for asbestos-related personal injury claims. Keene Corp. v. Insurance Co. of North America, 667 F.2d 1034 (D.C. Cir. 1981). The court in Keene adopted a continuous trigger for asbestos claims from the date of initial exposure to manifestation of the injury and held that once a particular policy is triggered, the insurer is required to fully indemnify the policyholder for the entire loss up to its policy limits under any of the triggered policies, even though, due to the progressive nature of the injury, part of it may have occurred during another policy period or while the insured was uninsured. Id. at 1047. Under this “all sums” or “pick and spike” approach, the insurer can then seek contribution from other liable insurers based on either the “other insurance” provisions in the policies or common law contribution.

Keyspan Gas East Rule (New York) – In a decision issued in 2018 that will likely represent another insurance concept that will be known by case name, the New York State Court of Appeals rejected the unavailability exception to pro rata allocation in Keyspan Gas East Corp. v. Munich Reinsurance America, Inc., 31 N.Y.3d 51 (2018). In this case, which involved contamination at manufactured gas plants that operated from the 1880s into the 1900s, Keyspan sought coverage from various insurers, including Century Indemnity, which issued eight excess policies to Keyspan from 1953 to 1969 and whose policies were the only ones at issue in this decision. The issue before the court was whether under pro rata time on the risk allocation, the Century policies provided coverage to Keyspan for years before and after its policy periods when liability insurance for environmental contamination was unavailable in the marketplace. The court rejected the adoption of the unavailability exception to allocation, stating that to do so would be “inconsistent with the contract language that provides the foundation for the pro rata approach – namely the ‘during the policy period’ limitation- and that to allocate risk to insurers for years outside the policy period would be to ignore the very premise underlying pro rata allocation.” Id. at 61. As a result, insureds are responsible for paying the share of losses that fall within any uninsured years.

Lamb-Weston Rule (Oregon) – Although the Lamb-Weston Rule does not really represent an allocation methodology, this legal concept does factor into how insurance policies respond to losses that trigger multiple insurance policies. Under the Lamb-Weston rule, all competing other insurance provisions are deemed mutually repugnant regardless of the language and defense costs should be split equally among primary insurers. Lamb-Weston, Inc. v. Oregon Automobile Ins. Co., 341 P.2d 110 (Or. 1959).

Demands to Settle Within Policy Limits and Potential Exposure for Excess Verdicts

Most states have well-settled insurance coverage case law addressing the issue of whether, and under what circumstances, an insurer can be held liable for judgments in excess of the policy limits when an insurer has the opportunity to, but fails, to settle a claim at or within the policy limits. Below are some of the more well-known concepts that have made their way into insurance coverage lexicon and are often included in policy limit demands letters from claimants’ counsel.

Holt Demand Letter (Georgia) – A Holt Demand Letter is a time-limited demand to settle a claim that has the potential to expose insurance carriers to bad faith damages. The concept stems from Southern General Ins. Co. v. Holt, 416 S.E.2d 274 (Ga. 1992). In Holt, the Supreme Court of Georgia  held that where an insurer has full knowledge of an insured’s liability and damages exceeding policy limits, the insurer can be subject to bad faith damages if its failure to settle within policy limits subjects the insured to a judgment in excess of those limits. The Court in Holt further held that when deciding to settle a claim within policy limits, the insurer must give equal consideration to the interests of its insured. The Supreme Court of Georgia recently clarified that an insurer’s duty to settle arises only when the injured party presents a valid offer to settle within the insured’s policy limits. First Acceptance Ins. Co. of Georgia, Inc. v. Hughes, No. 518G0517, 2019 WL 1103831 at * 1 (Ga. Mar. 11, 2019).

Rova Farms Claim (New Jersey) – A Rova Farms claim stems from Rova Farms Resort v. Investors Insurance Company of America, 323 A.2d 495 (N.J. 1974). In that case, the Supreme Court of New Jersey held that an insurer’s bad-faith failure to settle a claim within policy limits can render the carrier liable for the entire judgment, including amounts that are in excess of the policy limits. A Rova Farms demand letter is a letter sent by the claimants or the insured to the insurance company to settle the claim within policy limits. The key to evaluating an insurer’s potential excess exposure is whether the insurer has exercised good faith business judgment in deciding whether to take a case to trial or not. The Rova Farms Court defined a good-faith evaluation as including “consideration of the anticipated range of a verdict, should it be adverse; the strengths and weaknesses of all of the evidence to be presented on either side so far as known; the history of the particular geographic area in cases of similar nature; and the relative appearance, persuasiveness, and likely appeal of the claimant, the insured, and the witnesses at trial.”

Shamblin Demand (West Virginia) – This concept stems from Shamblin v. Nationwide Mutual Insurance Co., 396 S.E.2d 766 (W. Va. 1990). In this case, the Supreme Court of Appeals of West Virginia adopted a “a hybrid negligence-strict liability standard” to determine bad faith and held that an insurer “which has the opportunity to settle a claim against its insured within policy limits and fails to do so, may be liable to the insured for the portion of a verdict in excess of that limit.” The Court in Shamblin specifically held that a prima facie finding of bad faith may be made against an insurer if that insurer fails to settle a claim after it has had the opportunity to settle within the policy limits and that such settlement “would release the insured from any and all personal liability.” Like a Stowers demand, discussed below, a Shamblin demand letter is a demand to settle within limits in exchange for a full release of the insured from all liability. In assessing whether an insurer is liable to its insured for personal liability in excess of policy limits, courts analyze whether a reasonably prudent insurer would have refused to settle within policy limits under facts and circumstances, bearing in mind always its duty of good faith and fair dealing with insured.

Stowers Demand (Texas) – A “Stowers” demand stems from G.A. Stowers Furniture Co. v. American Indemnity Co., 15 S.W.2d 544 (Tex. Comm’n App. 1929).  A proper Stowers demand has three essential components: (1) the claims must be within the policy’s scope of coverage, the settlement demand must be within the policy limits of the policy; and (3) an ordinary, reasonable insurer would accept the terms of the settlement demand when considering the likelihood and degree of the insured’s potential exposure to an excess judgment. If the insurance company refuses to pay the policy limits within the time period prescribed in the settlement demand, and the jury verdict is for an amount that exceeds the policy limits, the insurance company is subject to Stowers liability and could ultimately have to pay for the entire verdict, including the amount in excess of the policy limits.

Tyger River Doctrine (South Carolina) – Tyger River Pine Co. v. Maryland Casualty Co., 170 S.E. 346 (S.C. 1933). In Tyger River, the Supreme Court of South Carolina held that an insurer has the duty to settle cases if it deems settling would be the reasonable thing to do. If the insurer fails to settle when reasonable, the Tyger River Doctrine provides that the insurer may be liable to both the insurer and the claimant for the amount over the policy that is recovered at trial. According to the Tyger River Doctrine, the insurer is bound, under its contract of indemnity, and in good faith, to sacrifice its interests in favor of those of the insured.

Insured’s Stipulation to Judgment and Assignment of Rights

Courts across the country have become more and more willing to allow insureds to stipulate to liability and, often times, damages in certain situations. The claimant with the confessed judgment is then permitted to pursue the insurer directly in coverage litigation to enforce the judgments. Below are some of the more well-known and widely-used agreements that have been recognized through references to the case in which the concept arose.

Morris and Damron Agreements (Arizona) – These two related legal concepts were among the first to recognize an insured’s right to enter into nonrecourse settlements without an insurer’s consent.

A Morris Agreement stems from United Servs. Auto. Ass’n v. Morris, 741 P.2d 246 (Ariz. 1987), and involves a settlement entered into by an insured when an insurer is defending under a reservation of rights. In a “Morris” Agreement, the insured stipulates to a judgment, assigns his rights against the insurer to the claimant, and receives in return a covenant from the claimant not to execute against the insured. In permitting such agreements, the Arizona Supreme Court held that an insurer “who performs the duty to defend but reserves the right to deny the duty to pay should not be allowed to control the conditions of payment.” Id. at 252. Under a Morris Agreement, the assignee must establish that the insured acted in bad faith or else the agreement will be a breach of the cooperation clause and the insurer will have no duty to pay the stipulated judgment. Safeway Ins. Co. Inc. v. Guerrero, 106 P.3d 1020, 1024 (Ariz. 2005).

A Damron Agreement, which stems from Damron v. Sledge, 460 P.2d 997 (Ariz. 1969), is similar to a Morris Agreement but is entered into in cases in which an insurer has denied coverage rather than providing a defense under a reservation of rights. In permitting such agreements and allowing insureds to stipulate to liability, underlying facts, and damages, the Arizona Supreme Court observed that an insurer that refuses a defense altogether must accept a risk that “an unduly large verdict may result from lack of cross-examination and rebuttal.” Id. As long as the stipulated judgment is not fraudulent or collusive, an insurer is bound by it “with respect to all matters that were litigated or could have been litigated in that action. State Farm Mut. Auto. Ins. Co. v. Paynter, 593 P.2d 948, 950 (Ariz. 1979).

Bashor and Nunn Agreements (Colorado) – A Bashor Agreement is a post-trial agreement between an insured and a claimant in which the insured agrees to: (1) pay a portion of the judgment; (2) pursue the remainder against the insurer through a bad faith claim for breach of the duty to settle; and (3) pay any judgment obtained in the bad faith litigation to the third-party. In exchange, the third-party agrees not to collect on the judgment against the insured. Northland Ins Co. v. Bashor, 494 P.2d 1292 (Colo. 1972).

A Nunn Agreement is the pre-trial version of the Bashor Agreement. In a subsequent bad faith case, the claimant must show that the stipulated judgment was “a reasonable reflection of the worth of [the third-party’s] injury claims against [the insured].” Nunn v. Mid-Century Ins. Co., 244 P.3d 116 (Colo. 2010). Thus, the particular amount of the stipulated judgment serves as evidence of the value of the claim but not the presumptive value of the actual damages in the bad faith case.

Coblentz Agreement (Florida) – A Coblentz agreement is a negotiated consent judgment between an insured and a claimant to settle a lawsuit in which the insurer declined to defend or indemnify. Coblentz v. American Sur. Co. of New York, 416 F.2d 1059 (5th Cir. 1969). In exchange for a release from personal liability, the parties establish the insured’s liability and assign to the claimant any cause of action the insured has against the insurer. In order to enforce and prevail on the agreement, the assignee must file a lawsuit against the insurer and prove that: (1) the policy covers the damages at issue; (2) the insurer wrongfully refused to defend the insured in the underlying lawsuit; and (3) that the settlement that is the subject to the Coblentz Agreement is reasonable and was made in good faith. U.S. Fire Ins. Co. v. Hayden Bonded Storage Co., 930 So.2d 686, 690-91 (Fla. 2006); Chomat v. N. Ins. Co. of NY, 919 So.2d 535, 537 (Fla. 2006).

Miller-Shugart Agreement (Minnesota) – This legal concept originates from the Miller v. Shugart, 316 N.W.2d 729 (Minn. 1982) case and involves situations in which insured’s enter into a settlement to avoid liability when an insurer provides a defense under a reservation of rights. A Miller-Shugart Agreement is a settlement in which an insured consents to a judgment in favor of the plaintiff on the condition that the plaintiff will satisfy the judgment only out of proceeds from the insured policy of the insured and will not seek recovery against the insured personally. Courts have enforced these types of agreements finding that insureds have a right to protect themselves against claims and that insureds have a right to settlement without an insurer’s consent when being defended under a reservation of rights.

Truck Insurance (or “537.065”) Agreement (Missouri) –Missouri is one of a minority of states that allows an insured to refuse a defense offered under a reservation of rights. In Truck Ins. Exchange v. Prairie Framing, LLC, 162 S.W.3d 64  (Mo.App.W.D. 2005), the Court held that if the insured rejects the defense under a reservation of rights, the insurer has three options: (1) defend without a reservation of rights, (2) withdraw from representing the insured in the underlying action, or (3) file a declaratory judgment action to determine the scope of coverage.

The Truck case also established that if an insurer unjustifiably fails to defend its insured or if it fails to settle within limits, the insured is free to make a reasonable settlement or compromise without losing the right to recover under the policy and without breaching its duty to cooperate. This concept, often referred to by utilizing the Missouri Statute that codified it, (§537.065 R.S. Mo), has resulted in the execution of “537.065”settlement agreements that stipulate to liability and damages at or below policy limits and, in exchange, the claimant is then permitted to pursue the insurer in coverage litigation.

Other Insurance Coverage Concepts

In addition to the above concepts, below are additional insurance coverage doctrines and principles that arise on a regular basis in states with well-developed insurance coverage case law such.

Buss Rule (California) – In Buss v. Superior Court, 939 P.2d 766 (Cal. 1997), the underlying action involved 27 causes of action arising out of various business disputes, only one of which was potentially covered by the liability policies at issue. The insurer accepted the defense of the underlying action but took the position that only the defamation cause of action was potentially covered and reserved its right to be reimbursed for defense costs incurred in defending the uncovered claims. After the insurer contributed to the settlement of the underlying action, Buss sued his insurer, claiming that it should have paid for the entire settlement. The insurer filed a cross-complaint, arguing that it had the right to be reimbursed for amounts paid to defend causes of action not covered by its policies. The Supreme Court of California held that an insurer may seek reimbursement of defense costs that can be allocated to the claims that are not potentially covered after the insurer has defended a lawsuit involving mixed claims. Id. at 778. In reaching this conclusion, the court stated what is now known as the Buss rule: “To defend meaningfully, the insurer must defend immediately. To defend immediately it must defend entirely.” Id. at 775. The insurer is then entitled to reimbursement for amounts incurred in defending the uncovered claims.

Cumis Counsel (California) – Cumis counsel stems from the landmark California decision that established an insured’s right to independent counsel paid for by its insurer where a conflict of interest arises when the insurer defends a case under a reservation of rights. San Diego Navy Fed. Credit Union v. Cumis Ins. Soc’y, Inc., 208 Cal. Rptr. 494 (Cal. Ct. App. 1984). Citing The State Bar of California’s Rules of Professional Conduct, the court held that an insurer is contractually obligated to pay for independent counsel whenever “there are divergent interests of the insured and the insurer brought about by the insurer’s reservation of rights based on possible noncoverage under the insurance policy.” Id. at 506. The California Legislature subsequently enacted California Civil Code § 2860 to codify the concept. The Code provides that a conflict of interest exists when an insurer reserves its rights on a coverage issue and the outcome of that coverage issue can be controlled by defense counsel retained by the insurer. Cal. Civ. Code § 2860(b). If the statute applies, the insured has the right to select independent counsel. The phrase belongs only in California, but it is used in a general sense in other states.

Monstrose (Known Loss) Doctrine (California) – In Montrose Chemical Corp. v. Admiral Ins. Co., 913 P.2d 878 (Cal. 1995), the Supreme Court of California adopted a continuous trigger for claims for bodily injury and property damage resulting from the insured’s disposal of hazardous waste on a continuous basis both before and during Admiral’s policy periods. The court held that “[w]here, as here, successive CGL policy periods are implicated, bodily injury and property damage which is continuous or progressively deteriorating throughout several policy periods is potentially covered by all policies in effect during those periods.” Id. at 904. The court also addressed the loss in progress (known loss) rule because Admiral argued that this rule barred coverage based on the Potentially Responsible Party claim letter Montrose received prior to the inception of the first Admiral policy. The Court held that injury or damage for which an insured may incur liability is not a known loss—and hence uninsurable under basic precepts of insurance law—until liability for the injury or damage has been assessed by a court. After this decision, insurers began to incorporate language in comprehensive general liability policies to exclude coverage for bodily injury or property damage that occurred, in part, before the inception of the policy. This language, frequently called Montrose language, may be found in the insuring agreement or in endorsements and attempts to establish the date that coverage for a continuous injury trigger ends.

Peppers Counsel (Illinois) – This is Illinois’ version of Cumis counsel in California. Maryland Cas. Co. v. Peppers, 355 N.E.2d 24 (Ill. 1976). In Peppers, the Court held that an insured has the right to be defended by counsel of its own choice and it has the right to control the defense if a conflict of interest exists between the insurer and its insured, unless, after full disclosure, the insured accepts the insurer’s defense or the insurer agrees to defend without a reservation of rights or a waiver of its noncoverage defenses. The insurer must reimburse its insured for the reasonable cost of its independent counsel. In Peppers, a conflict existed because in the underlying lawsuit the insured could be held liable on either negligent or intentional act claims and the policy only afforded coverage for the negligence claim.

Peppers Doctrine (Illinois) – This doctrine, which arises from the same Peppers case decided by the Illinois Supreme Court referenced above, stands for the proposal that it is generally inappropriate for a court considering a declaratory judgment action to decide issues of ultimate fact that could bind the parties to the underlying litigation. The application of the Peppers Doctrine often results in the staying of declaratory judgment actions to allow the underlying litigation at issue to proceed in order to avoid the potential collateral estoppel effect that resolution of issues in the declaratory judgment action could have in the underlying action. By way of example, in Peppers, the court held that the trial court’s ruling that the injury at issue was intentional was one of ultimate fact that could bind the parties to the underlying litigation. Id. at 29-30.

Mighty Midgets Rule (New York) – This oddity in New York law stems from a 1979 decision issued by the New York State Court of Appeals in Mighty Midgets v. Centennial Ins. Co., 47 N.Y.2d 12 (1979). The rule stands for the proposition that a prevailing insured in a declaratory judgment action against its insurer for breach of the duty to defend is only entitled to recover its attorney’s fees if it is the defendant in the case. In other words, whether an insured can recover its attorney’s fees in a declaratory judgment action is dependent upon which side of the “v” it finds itself.

White Waiver (California) – A White Waiver is an agreement used by insurance companies to protect against allegations of bad faith arising from settlement negotiations in situations where other protections, such as state and federal evidentiary laws, may not apply. The concept stems from White v. Western Title Insurance Company, 710 P.2d 309 (Cal. 1985) where the Supreme Court of California found that an insurer may be liable for bad faith conduct which takes place during litigation between an insured and his/her insurer. Insurers now request that insureds sign White Waiver agreements that provide that settlement discussions are kept private and that the conduct of the insurer in settlement discussions cannot be used to establish bad faith against an insurer.

Wilton/Brillhart Abstention Doctrine The United States Supreme Court held in Wilton v. Seven Falls Company, a diversity action, that a standard of substantial discretion governed a district court’s decision to stay a declaratory judgment action on grounds of a parallel state court proceeding. 515 U.S. 277 (1995). This discretion is conferred upon the federal courts by the permissive language of the Declaratory Judgment Act. 28 U.S.C. § 2201(a). In Wilton, the Supreme Court reaffirmed Brillhart v. Excess Insurance Company, which stated that district courts are “under no compulsion” to entertain claims of declaratory relief, since they possess discretion to exercise their jurisdiction under the Declaratory Judgment Act. 316 U.S. 491 (1942). The Brillhart doctrine, applicable to declaratory judgment actions, gives the district court broader discretion to determine “whether and when to entertain an action under the Declaratory Judgment Act, even when the suit otherwise satisfies subject-matter jurisdictional prerequisites. Insured’s often raise the Wilton/Brillhart doctrine to seek the staying or dismissal of federal declaratory judgment actions when a parallel state court action addressing the same coverage issues is pending.

Although the above-cited cases and legal doctrines are by no means an exhaustive list of all of the insurance coverage principles known colloquially by their case names, they do represent some of the more well-known and widely-used concepts that insurance coverage professionals should familiarize themselves with if they handle claims or provide coverage advice across the country.

This concepts index is not intended to contain legal advice or to be an exhaustive review. If you have any questions about insurance coverage key concepts and terms, please contact Christopher P. Ferragamo or Susan Knell Bumbalo at Jackson & Campbell, P.C.

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SCOTUS Opinion: Supreme Court Broadens SEC’s Ability To Punish Disseminators Of False Information

In Lorenzo v. SEC, Lorenzo disseminated false information that his boss provided to him, and which he knew was false, regarding the value of a company pursuant to a debenture offering. The SEC charged him with having violated Rule 10b-5 of the Securities and Exchange Commission, which makes it unlawful to (a) “employ any device, scheme, or artifice to defraud,” (b) “make any untrue statement of a material fact,” or (c) “engage in any act, practice, or course of business” that “operates . . . as a fraud or deceit” regarding the purchase or sale of securities. In the prior case of Janus Capital Group, Inc. v. First Derivative Traders, 564 U.S. 135 (2011), the Court held that section (b) does not apply to a person who merely participated in the drafting of a false statement, as the maker of such a statement had to be one who had “ultimate authority” over it. The D.C. Circuit held that Lorenzo was not liable under (b) as a “maker” under Janus, as he did not draft the statement, but still could be liable under the other two options for his conduct. The Court, in an opinion by Justice Breyer (with Justice Kavanaugh recused), affirmed, holding that sections (a) and (c) “capture a wide range of conduct” that easily included Lorenzo’s actions, and refused to read the sections as addressing mutually exclusive spheres of action. Thus, instead of being held secondarily liable as an aider or abettor of fraudulent conduct, Lorenzo faced primary liability for passing along his boss’s statements. Justice Thomas, joined by Justice Gorsuch, dissented, arguing that the majority’s ruling was far too broad, and turned Janus into a “dead letter.”

A link to the opinion is here.

SCOTUS Opinion: Foreign States Must Be Served On Home Soil With Process

To gain personal jurisdiction over a foreign sovereign under the Foreign Sovereign Immunities Act, service of process must be accomplished, among other options, “by any form of mail requiring a signed receipt, to be addressed and dispatched . . . to the head of the ministry of foreign affairs of the foreign state concerned.” 28 U.S.C. sec. 1608(a)(3). In Republic of Sudan v. Harrison, victims of the bombing of the USS Cole sued Sudan, alleging it gave material support to al Qaeda for the bombing, and sent the service packet to Sudan’s Minister of Foreign Affairs at the country’s embassy in the United States. Sudan failed to respond to the litigation, the district court entered default judgment, and eventually entered orders requiring banks to turn over Sudanese assets to pay the judgment. Sudan argued that there was no personal jurisdiction because service was not effectuated in Sudan. The Second Circuit disagreed with Sudan, but later on the Fourth Circuit came to a different conclusion in a separate case. The Court, resolving the split, held in an opinion by Justice Alito that the “most natural reading” was that process had to be served on the foreign minister’s office in the foreign state in order for the courts to have personal jurisdiction over the foreign sovereign. The Court compared service on an embassy to be like serving the Attorney General of the United States through one of the offices in the District of a state, or serving a CEO of a corporation by delivering process to one of its retail outlets. Justice Thomas, in a solo dissent, argued that the “unique role” played by embassies in maintaining state-to-state relationships permitted a foreign state to be served through its embassy under the Act.

SCOTUS Opinion: National Park Service Cannot Regulate Navigable Waters

For decades, John Sturgeon drove a hovercraft on the Nation River to get to a moose hunting ground in Alaska. A portion of that river ran through the Yukon-Charley Preserve, which was a designated a conservation unit under the Alaska National Interest Lands Conservation Act. The Act designated as public lands only and being part of such a unit and subject to federal regulation.

One day, National Park Service rangers, enforcing a Park Service rule that applied to all parks nationwide, told Sturgeon he was not allowed to operate his hovercraft on navigable waters within the Preserve. Sturgeon complied, but then sought an injunction. The district court and Ninth Circuit denied Sturgeon relief, holding that nationwide regulations were not part of the Act’s limiting language, but the Court in 2016 rejected that reasoning and remanded the case to consider whether the Nation River could be considered public land under the Act, and if not, whether the Service otherwise had authority to regulate Sturgeon’s actions. The Ninth Circuit concluded that the River was public land and again denied relief. The Court, in a unanimous opinion by Justice Kagan, reversed again, holding that the Nation River was not public land under the Act because the federal government cannot own running waters. Rather, title is vested in Alaska under the Submerged Lands Act. Thus, the Service had no authority to regulate the Nation River, and no basis to limit Sturgeon’s activities. “That means Sturgeon can again rev up his hovercraft in search of moose,” the Court concluded. Justice Sotomayor, joined by Justice Ginsburg, filed a concurrence to “emphasize the important regulatory pathways that the Court’s decision leaves open for future exploration.” A link to the decision in Sturgeon v. Frost is here.

Additional Practical Analysis: Obduskey v. McCarthy & Holthus LLP

The U.S. Supreme Court ruled unanimously on March 20, 2019 in Obduskey v. McCarthy & Holthus LLP that a law firm hired to pursue a nonjudicial foreclosure under Colorado law was not a debt collector under the Fair Debt Collection Practices Act (FDCPA). In a nonjudicial foreclosure, notice to the parties and sale of the property occur outside court supervision. As summarized in a recent JacksCampBlog post by James N. Markels, this case involved a homeowner who tried to fight his nonjudicial foreclosure. The homeowner alleged that once he received a foreclosure notice from the law firm, he invoked protection under the FDCPA, thus requiring the law firm to cease collection until it obtained verification of the debt and mailed a copy to the debtor. Instead, the Court ruled that the law firm was not a debt collector, by definition, since it only pursues nonjudicial foreclosures. The Court primarily based its decision on the language in the FDCPA’s debt collector definitions, such that, in the Court’s view, the debt-collector-related prohibitions of the FDCPA (with limited exceptions) do not apply to those who are engaged in “no more than security-interest enforcement”.

The Obduskey decision gives law firms and lenders additional protection in nonjudicial foreclosure states. As a result of the decision, in these jurisdictions, borrowers will no longer be able to file lawsuits under the FDCPA against law firms pursuing foreclosures. The end result is a reduction in time and cost to reach final foreclosure. The property in question in Obduskey was a single family home with a mortgage held by Wells Fargo. The court did not address nonjudicial foreclosures and the FDCPA in the context of unpaid community association assessments in properties such as condominium units. However, it would be consistent with the Court’s ruling that law firms pursuing unpaid assessments in nonjudicial foreclosure states would enjoy the same protections afforded the law firm in Obduskey. Likewise, associations or boards pursuing unpaid assessments in these jurisdictions would likely enjoy the similar benefits of a more streamlined foreclosure process.

As a final note, it should be mentioned that the Court made clear that nothing in their opinion is to suggest that nonjudicial foreclosure is a license to conduct abusive debt collection practices, such as repetitive nighttime phone calls.

This alert is not intended to contain legal advice or to be an exhaustive review. If you have any questions about foreclosure of property, please contact David Rahnis at Jackson & Campbell, P.C.

SCOTUS Opinion: Google Class Action Settlement In Danger Of Losing Standing

When a person enters search terms on Google, and then selects a web page that comes up in the search results, Google sends the host of the web page the search terms the person used to locate the page. Certain plaintiffs filed suit as a class, arguing that Google’s practice violated the Stored Communications Act. The parties settled, with Google paying $5 million to six cy pres recipients that were not parties to the litigation, $2 million to class counsel, and none to absent class members. Certain class members objected to the settlement as not being “fair, reasonable, and adequate” under Fed. R. Civ. P. 23(e)(2), and appealed to the Ninth Circuit. During that appeal, the U.S. Supreme Court ruled in Spokeo, Inc. v. Robins that a concrete injury was necessary for standing, and rejected the argument that violation of a statutory right was, in itself, a sufficient injury to create standing. The Ninth Circuit affirmed the settlement without considering Spokeo. On appeal to the U.S. Supreme Court, the Solicitor General, as amicus curiae, argued that likely none of the class plaintiffs had standing. The Court, in a per curiam decision, heeded the Solicitor General’s views and reversed the Ninth Circuit, remanding the case for consideration of the standing issue in light of Spokeo. Justice Thomas filed a dissent, stating that he would have reached the merits of the case, held that the plaintiffs had standing, and reversed on the basis that cy pres payments do not constitute meaningful relief under Rule 23(e)(2). A link to the opinion in Frank v. Gaos is here.

SCOTUS Opinion: Entity Conducting Non-judicial Foreclosure Not A Debt Collector Under Fair Debt Collection Practices Act

After Dennis Obduskey went into default on his mortgage that was secured against his home, the lender hired the law firm of McCarthy & Holthus, LLP to conduct a non-judicial foreclosure of the property. The firm sent Obduskey a notice of its intent to so act, and Obduskey requested that the firm provide him with verification of the debt as required under the Fair Debt Collection Practices Act. The firm did not respond, and Obduskey sued. The District Court dismissed the suit and the Tenth Circuit affirmed, holding that enforcing a security interest through non-judicial foreclosure did not come under the Act. The Court, in a unanimous opinion by Justice Breyer resolved a split among the circuits on this issue, affirmed. The Court noted that a debt collector under the Act specifically excluded “any person . . . in any business the principal purpose of which is the enforcement of security interests” from its ambit except for certain specified acts elsewhere in the Act, and that exclusion squarely met the firm’s acts here. To read the exclusion otherwise would make it superfluous. Justice Sotomayor, in concurrence, mentioned that this was a close case that Congress may want to rectify if its intention were otherwise, and noted that a foreclosure firm may, in different circumstances, be considered a debt collector under the Act. A link to the opinion in Obduskey v. McCarthy & Holthus, LLP is here.

SCOTUS Opinion: Manufacturers Have Duty To Warn Sailors Of Products That Require Asbestos Parts

In Air & Liquid System Corp. v. DeVries, a company manufactured equipment for three Navy ships that, as shipped, contained no asbestos, but required asbestos insulation or parts to work as intended. The Navy added the asbestos parts later when the equipment was installed on the ships. The equipment was put into use, releasing asbestos into the air, and causing five sailors to develop cancer. The sailors sued the manufacturer for failing to warn them of the danger. The manufacturer argued that since the equipment was delivered in “bare-metal” condition, there was no duty to warn for parts that a third party might add to the equipment. The District Court ruled for the manufacturer, but the Third Circuit reversed, splitting from the Sixth Circuit, and held that there was a duty to warn of any foreseeable addition of asbestos materials to the equipment. The Court, in a majority opinion by Justice Kavanaugh, affirmed the Third Circuit’s ruling that the “bare-metal defense” was not applicable in the maritime context. The Court, however, rejected the foreseeability test, and instead held that the manufacturer owed a duty when “(i) the part requires incorporation of a part, (ii) the manufacturer knows or has  reason to know that the integrated product is likely to be dangerous for its intended uses, and (iii) the manufacturer has no reason to believe that the product’s users will realize that danger.” Justice Gorsuch, joined by Justices Thomas and Alito, dissented, arguing that the Court’s new test was no better than the foreseeability test, and that common law principles favored the bare-metal defense.

SCOTUS Opinion: Fractured Court Upholds 1855 Indian Treaty Against State Gasoline Tax

A company owned by the Yakama Nation Indian tribe transported gasoline from Oregon to the tribe’s land in the State of Washington, using the public highways. Washington sought to tax those imports. The Yakama Nation objected, citing to an 1855 treaty with the federal government granting the Nation the right to use the public highways. The Washington state courts held that the tax was preempted by the treaty, and a bare majority of Court, in Washington State Dept. of Licensing v. Cougar Den, Inc., affirmed. Justice Breyer, joined by two justices, held that the tax had been properly construed by the state supreme court as a tax on the transportation of fuel, not the mere possession of fuel, and since the Nation’s understanding of the 1855 treaty was that they were permitted to use the public roads without any tax or obstruction, the tax was preempted. Justice Gorsuch, joined by Justice Ginsburg, ruled on seemingly narrower grounds, holding that the Nation’s understanding of the treaty was sufficient in itself to preempt the tax, and focusing more on the long history between the Nation and the federal government, in which the Nation was forced to cede “millions of acres” for “a handful of modest promises” that the Court was obligated to uphold. Chief Justice Roberts, joined by Justices Thomas, Alito, and Kavanaugh, dissented, arguing that the 1855 treaty permitted freedom of travel, but not freedom to carry goods free of tax or regulation. Justice Kavanaugh, joined by Justice Thomas, also filed a dissent, arguing that the treaty’s language permitted the Nation to travel on the public roads subject to the same regulations and taxes as American citizens, just like with drunk driving laws, and so the tax was applicable.

SCOTUS Opinion: Court Rejects Narrow Reading Of Immigration Detention Statute

Federal immigration law provides that certain criminal aliens may be detained by the Secretary of the Department of Homeland Security and not released until a determination on deportation is made. The statute in question, 8 U.S.C. § 1226(c)(1), directs the Secretary to arrest the alien “when the alien is released” from jail, and Section 1226(c)(2) mandates that the Secretary keep such aliens in detention, denying any bond hearing, until pending a removal determination. In Nielsen v. Preap, the aliens in question were arrested years after release from jail. The Ninth Circuit, splitting from its sister circuits, held that the delay rendered Section 1226(c)(1) inapplicable, and thus the aliens were entitled to bond hearings. The Court, in a fractured majority opinion by Justice Alito, reversed. Five justices concluded that there was no requirement that the aliens be arrested immediately after release from jail in order for Section 1226(c)(2)’s mandate to apply. However, only three of those justices agreed that the Court had jurisdiction to resolve the issue—Justices Thomas and Gorsuch argued in a concurrence that the Court had no jurisdiction to rule until final orders of removal had been entered for each alien, and further doubted that the aliens in this case were properly a class subject to Article III standing. Justice Breyer, joined by Justices Ginsburg, Sotomayor, and Kagan, dissented, arguing that the statute’s language, structure, and use of canons of construction required that an alien must be arrested immediately upon release from jail for Section 1226(c)(2)’s mandate to apply.

Court Upholds Validity of Foreclosure Sale in Light of Debtor’s Failure to Seek a Stay Pending Appeal

A recent decision issued by the Bankruptcy Court for the Eastern District of Virginia underscores the importance for both debtors and creditors to be especially cognizant of procedural rules when dealing with a property subject to foreclosure. In re: Bobbie Upasna Vardan involved a property that had been affected by four bankruptcies filed by the debtor or members of her family since March 2016. In short, the following are the key events of the case:

    1. The debtor filed her case on November 13, 2017, resulting in the cancellation of an attempted foreclosure sale.
    2. Wells Fargo & Co., N.A., as servicing agent for Bank of America Corp., N.A., subsequently filed a motion for in rem relief from stay in order to enforce its rights to foreclose on the property.
    3. On May 23, 2018, the Court granted in rem relief to Wells Fargo & Co., and dismissed the bankruptcy sua sponte. The corresponding orders were entered on May 26, 2018.
    4. On June 14, 2018, the debtor filed a notice of appeal of the order to the District Court for the Eastern District of Virginia. The debtor, however, did not file a supersedeas bond nor did she obtain any stay of the relief order.
    5. On September 10, 2018, following the entry of the first in rem order, but before the District Court entered the remand order, GREI, LLC purchased the subject property at a foreclosure sale. On September 21, 2018, Samuel I. White, P.C., the trustee who conducted the sale, executed a foreclosure deed conveying the property to GREI, LLC.
    6. On November 2, 2018, the District Court vacated the first in rem order and remanded the matter back to the Bankruptcy Court for further action.
    7. On November 18, 2018, GREI, LLC, the purchaser of the foreclosed property, filed a brief requesting a finding that the sale of the property pursuant to the first in rem order terminated any interest that the debtor may have had in the property at the time of the sale and that Wells Fargo & Co.’s pending motion for relief from stay was moot as the debtor had no remaining interest in the property.
    8. On November 30, 2018, the Bankruptcy Court issued a second order that granted in rem relief from the automatic stay. In its accompanying memorandum opinion, the court explained that the debtor knew that the filing of these different cases would result in an undue delay to the mortgage creditor. However, the court did not address the validity of the foreclosure sale.
    9. On December 14, 2018, the debtor filed a notice of appeal of the second in rem order to the District Court. On this date, GREI simultaneously filed a motion to amend the second in rem order in Bankruptcy Court and a notice of appeal of the Bankruptcy Court’s second in rem order to the District Court. As a result, on December 28, 2018, GREI filed a suggestion of stay of effective date of the notices of appeal until its motion to amend could be resolved.
    10. On January 15, 2019, GREI and Wells Fargo & Co. appeared before the Bankruptcy Court to address their motions to amend the order granting in rem relief, to include additional findings. The Court held that the foreclosure sale was valid, as the May 26, 2018 in rem order was final and enforceable. The foreclosure sale of the property terminated any interest the debtor may have had in the property because the first in rem order was a final order. The order was neither subject to a stay pending appeal nor had it been vacated before the property was sold to GREI. As a result, the Court entered an amended order granting in rem relief effective May 31, 2018, nunc pro tunc.

This alert is not intended to contain legal advice or to be an exhaustive review. If you have any questions about foreclosure of property in the state of Virgnia, please contact Laura D’Agostino or David Cox at Jackson & Campbell, P.C. 

Health Law Practice Group Precludes Untimely Lawsuit

The Health Law Practice Group had a pro se plaintiff’s lawsuit dismissed in the Superior Court of the District of Columbia (Rigsby, J.) for lack of pre-suit notice and a limitations bar. The plaintiff noted a timely appeal, which Jackson & Campbell, P.C. successfully defended. In Waugh v. MedStar Georgetown Univ. Hosp., No. CAM-7381-17 (D.C. Mar. 14, 2019), the plaintiff claimed he could file suit after limitations expired because he provided notice of the claim within 90 days of the expiration of limitations. He reasoned that D.C. Code 16-2803 extends limitations in some instances and claimed he was entitled to have his limitations period extended. The trial court rejected this argument and the appellate court (Thompson, Easterly, and Ruiz, JJ.) affirmed. The Hospital’s first notice of the claim was the lawsuit, and that was filed after limitations expired. Assuming the lawsuit also served as notice of the claim the notice was provided after limitations expired. Thus, he missed the opportunity to obtain any limitations extension under D.C. Code 16-2803.

Department of Labor Proposes New Overtime Rules

Employers will recall during the Obama administration that the salary threshold for determining overtime eligibility under the Fair Labor Standards Act was changed from $23,660 per year to $47,476.00 per year. Many employers modified their own employment policies to meet the new standard despite the federal regulations never being implemented due to a successful court challenge.

The Trump administration has now ceased defending the Obama proposed rule and instead has proposed a new threshold of $35,308 per year with no automatic adjustments. The new proposed rule also would allow a portion of certain non-discretionary bonuses and incentive bonuses to be used to calculate the new threshold and would increase the highly compensated employee exemption threshold from $100,000 per year to $147,414 per year. The other factors in determining whether employees are exempt from the overtime rules continue to apply.

At the time this summary was posted, the proposed rules were not available on the Federal Register website, but upon publication there will be a 60 day public comment period. While the salary threshold for exemption from overtime rules is clear, the other factors are not a bright line test Employers are encouraged to obtain legal and accounting advice whenever classifying employees as exempt from the overtime rules to ensure that their own policies comply with the law and their employees consistently apply such practices.

This alert is not intended to contain legal advice or to be an exhaustive review. If you have any questions about the Department of Labor’s current or proposed salary threshold for overtime eligibility, or need advice on classification of employees please contact John Matteo, Esq., Firm President and Chair of the Employment Practice Group.

March Real Estate Update | Cushman & Wakefield of Maryland, Inc. v. DRV Greentec, LLC

The Court of Appeals of Maryland issued two recent decisions impacting landlord/tenant issues.

Cushman & Wakefield of Maryland, Inc. v. DRV Greentec, LLC

In Cushman & Wakefield of Maryland, Inc. v. DRV Greentec, LLC, filed on March 4, 2019, the Court of Appeals held that a commercial broker could not enforce an obligation to pay a commission against an owner’s assignee. In Cushman & Wakefield, the owner of a commercial building executed a lease with a government contractor which expressly obligated the landlord to pay commissions totaling in excess of $1.08M in the event that the tenant exercised its renewal option. After occupancy began, but before the option was exercised, the owner defaulted on its mortgage and was foreclosed upon by Bank of America which subsequently sold its interest to a new owner.

The Court of Appeals noted that the lease provision was subject to the mortgage and further bound the brokers to look solely to the landlord’s equity in the property. In an attempt to sidestep this provision, the brokers argued that the new owner nevertheless expressly assumed an obligation to pay the commission by accepting the lease. The Court of Appeals noted that the obligation did not run with the land and the “mere acceptance” of the lease by the new owner “does not bind the successor to pay those commissions.” The Court of Appeals has, thus, made clear that a broker must record an instrument in the land records—which would certainly need to be agreed to beforehand by any landlord—in order to fully protect themselves or run the risk of not receiving the fruits of their labor.

Smith v. Wakefield, LP

In the second matter decided by the Court of Appeals of Maryland, Smith v. Wakefield, LP, the Court closed the door on a pressing residential tenancy issue while simultaneously opening the same door in the commercial context. In Smith, filed on February 27, 2019, the Court of Appeals decided that residential leases are subject to a three year limitation period notwithstanding a landlord’s claim that a lease executed under seal should be subject to the 12 year limitation for sealed instruments. Importantly, the Court of Appeals of Maryland distinguished its rationale as to residential leases from commercial leases and expressly did not address the obvious next question of whether the limitation period for filing suit to enforce a commercial lease can be extended.

In Smith, a resident’s lease was terminated in 2008 under disputed circumstances and the landlord waited until 2015 to file suit seeking back rents. After recognizing that the three year limitation period has remained unchanged in the Maryland Code since first enacted in 1715, the Court of Appeals pointed to the Maryland Code’s residential leasing anti-waiver provision which prohibits a residential landlord from enforcing any lease provision which requires a tenant to waive his/her rights. Here, that meant that the lease being under seal would not cause the tenant to suffer under the longer limitation period where he would otherwise enjoy a three year limitation.

Much of the Court of Appeals’ discussion revolved around whether the inclusion of a seal in a residential lease would be an unreasonable method to extend the limitation period. However, the Court of Appeals distinguished the “relative bargaining power” of residential tenants from that of commercial tenants. Thus, whether a commercial landlord could negotiate for a limitation period for more than three years is explicitly unanswered in its decision.

This alert is not intended to contain legal advice or to be an exhaustive review. If you have any questions about real estate leases in the state of Maryland, please contact Chris Glaser, Esq. at Jackson & Campbell, P.C.

SCOTUS Opinion: No Copyright Infringement Suit Until A Copyright Is Registered

In Fourth Estate Public Benefit Corp. v. Wall-Street.com, LLC, Fourth Estate licensed works to a news website. The parties cancelled the licensing agreement, but the website did not remove the works. Fourth Estate sued for copyright infringement under the Copyright Act, but its lawsuit was dismissed because Fourth Estate had only applied to register the works—the Register of Copyrights had not acted on the applications. The court relied on 17 U.S.C. sec. 411(a), which states that “registration of the copyright claim” must occur before any infringement action may be brought. (In this case, the Register ultimately refused to register the works.) The Eleventh Circuit affirmed the dismissal. The Court, in a unanimous decision by Justice Ginsburg, affirmed again, holding that registration is like an administrative exhaustion requirement that must be satisfied before any infringement suit may be brought. The Court acknowledged statutory exceptions to that rule, but rejected the argument that the same should apply to unlisted categories. The Court did note that once registration was complete, a suit could recover damages for pre-registration infringement.

SCOTUS Opinion: Lost Wages Awarded Under Railroad Retirement Tax Act Are Compensation Subject To IRS Taxation

Michael Loos was injured while working for BNSF Railway Company. He sued his employer, and after trial was awarded $85,000 in pain and suffering, $11,212.78 in medical expenses, and $30,000 in lost wages as a result of him not being able to work from the injury. BNSF then argued that the lost wages award was “compensation . . . for services rendered as an employee,” and thus was taxable income, of which BNSF needed to withhold $3,765 to pay the IRS. The district court and the Eighth Circuit disagreed with BNSF’s interpretation, holding that since no services were rendered, lost wages were not taxable. Acknowledging a circuit split on the issue, the Court ruled, 7-2, in an opinion by Justice Ginsburg, that the lost wages award was compensation subject to taxation under the Act. The majority relied on two prior opinions in which backpay and severance pay were both held to be taxable compensation, reasoning that Congress and the IRS both interpreted “wages” broadly enough to cover lost wages as a result of inability to work. Justice Gorsuch, joined by Justice Thomas, dissented, arguing that the majority’s approach runs contrary to the plain language of the statute, and also permitted BNSF to “sweeten their settlement offers while offering less money” to future plaintiffs by agreeing to structure settlement payments so as to minimize any portion designated as lost wages, thus avoiding the withholding tax. A link to the opinion in BNSF Railway Company v. Loos is here.

SCOTUS Opinion: Copyright Act’s Award Of Costs Limited To Those Available Under Typical Bill Of Costs

Oracle accused Rimini Street, Inc. of violating various copyrights, and won at trial. Under the Copyright Act, the district court awarded Oracle $12.8 million in litigation expenses under the Act. The district court acknowledged that it was awarding Oracle costs that were not within the six designated categories set forth under 28 U.S.C. secs. 1821 and 1920, but decided that the Act’s grant of “full costs” permitted the additional award. The Ninth Circuit upheld the award, creating a circuit split on the issue. The Court, in a unanimous decision by Justice Kavanaugh, resolved the split and reversed, holding that the Act’s permission of “full costs” was limited to the statutory categories already permitted under federal law. The Court reasoned that the existing federal statutes regarding bills of costs were “baseline,” and thus there must be specific Congressional authority to exceed those limits. The use of the word full only referred to those costs available under existing statute, and not any additional costs. A link to the opinion in Rimini Street, Inc. v. Oracle USA, Inc. is here.

Revocable Trusts and Real Property in Washington, D.C.

When thinking about transferring a Washington, D.C. real property into a revocable trust, there are several considerations to take into account.

Beginning Steps:

To ensure the transfer occurs properly, a deed has to be recorded. A transfer is usually exempt from transfer and recordation taxes, provided that the trust is revocable and that the grantor remains the beneficiary.

Deductions:

In most circumstances, the property will naturally continue to enjoy the homestead deduction; however, to guarantee that the property maintains the deduction, it is recommended that an FP100: Homestead Deduction, Senior Citizen, and Disabled Property Tax Relief Application/Reconfirmation form be submitted to the District of Columbia Office of Tax and Revenue (OTR) when the property transfer is recorded. Prior to the form being submitted, the top of the first page should have written on it “Reconfirmation” and a copy of the revocable trust should be included. For additional information, contact the Homestead Unit of OTR at (202) 727-4TAX.

Short-term Leasing:

It is worth noting that, even if the property is owner-occupied, the owner will lose eligibility for a short-term rental license, such as Airbnb because those licenses are only granted to hosts who are natural persons.

Long-Term Leasing:

Additionally, by placing real property in a revocable trust, the property becomes subject to rent control. The same natural person language mentioned previously is the source of these restrictions. If the real property is owned by a natural person there is an exemption from rent control for natural persons who own four or fewer rental accommodations. But, if the property is owned by a trust, limited liability company, or other entity, there is no exemption.

This alert is not intended to contain legal advice or to be an exhaustive review. If you have any questions about real property in revocable trusts, please contact Roy Kaufmann, Esq. at Jackson & Campbell, P.C.