Filed: August 3, 2012
Opinion by Judge Ellen Lipton Hollander
Held: State law claims related to an employment agreement's confidentiality and non-soliciation provisions in the transportation industry are not preempted by the Interstate Commerce Commission Termination Act ("ICCTA") because the Act's preemption provision was created to ensure that the States would not undo federal deregulation with regulation of their own.
Facts: Cowan Systems, LLC ("Employer"), a broker in the transportation industry, filed suit against Jeffrey Shane Ferguson ("Employee"), a former employee, for breach of his employment agreement, and Lipsey Logistics Worldwide, LLC ("Competitor"), also a broker in the industry, for tortious interference with contract, tortious interference with prospective economic advantage, violation of the Maryland Uniform Trade Secrets Act, and civil conspiracy.
Employee entered into an employment agreement with Employer that contained confidentiality and non-solicitation provisions prohibiting him from from ever disclosing Employer's business secrets and from soliciting Employer's customers for one year post-termination. Employee resigned from Employer and began working for Competitor, a direct competitor of Employer's, the next day. Employer alleges that Employee violated his employment agreement by communicating and soliciting Employer's customers on Competitor's behalf before and after his tenure with the company. Employer also claims that both Employee and Competitor are causing an immediate threat to Employer's business.
Competitor filed a motion to dismiss based on the premise that state law claims are preempted the ICCTA which provides in part, "a State...may not enact or enforce a law, regulation, or other provision having the force and effect of law related to a price, route, or service of any motor carrier...or any...broker...with respect to the transportation of property." Employer opposed the motion.
Analysis: The USDC for Maryland denied Competitor's motion following the ruling in Aloha Airlines, Inc. v. Mesa Air Group, Inc., No. 07-00007, 2007 WL 842064 (D. Haw. Mar. 19, 2007), which found that an intentional tort claim was not preempted by the Airline Deregulation Act ("ADA"), a federal law in which the Supreme Court has recognized as having a preemption provision with identical scope as that of the preemption provision of the ICCTA. The Aloha Court found that courts have upheld state tort claims against entities subject to the ADA when those claims do not contravene the law's purpose to promote competition in that industry. That Court concluded that to find otherwise would indeed undermine the purpose of the ADA which was to ensure the components of the transportation industry relied upon competitive market forces. It found that the ADA's preemption provision was to prevent the States from superceding federal deregulation with its own regulation.
The Court denied Competitor's motion to dismiss finding that the same principles in the ADA apply to the ICCTA preemption provisions. The purpose of the ICCTA preemption provision was to promote competition within the transportation industry and to free it from state laws and regulations that could interfere with interstate commerce. The fact that Employer's claims against Competitor pertained to pricing information "should not serve to insulate Competitor from liability" because it engages in brokerage services. Congress never intended to shield individual bad actors from "thwarting competitive enterprise."
The full opinion is available in PDF.
Monday, September 17, 2012
Wednesday, August 8, 2012
Serio v. Baystate Properties, LLC (Ct. of Special Appeals)
Filed: March 8, 2012
Opinion by Retired Judge James A. Kenney, III
Held: Absent a finding of fraud, the circuit court erred by finding defendant personally liable for the debts of the limited liability company solely owned by him.
Facts: The plaintiff, a home builder, entered into a contract with defendant, as managing member of an LLC, to build houses to certain specifications on two lots lots which were owned by the defendant individually. As work progressed, the plaintiff drafted multiple addenda to the Agreement reflecting changes to the work. Each addendum, when first presented by the plaintiff, referenced the defendant individually, but the defendant revised those references and both parties signed the addenda, with the defendant signing as Managing Member of LLC. Both parties executed a waiver of any claims for personal liability under this agreement.
Shortly thereafter, payments to the plaintiff slowed. When the plaintiff contacted the defendant regarding the payments, the defendant assured that the properties would soon be sold. Although both properties had been sold, the buyers subsequently defaulted on a mortgage and the defendant received only a small portion of the sale. According to the plaintiff, none of the proceeds from the sale of the lots were deposited in the defendant's business account.
Shortly thereafter, payments to the plaintiff slowed. When the plaintiff contacted the defendant regarding the payments, the defendant assured that the properties would soon be sold. Although both properties had been sold, the buyers subsequently defaulted on a mortgage and the defendant received only a small portion of the sale. According to the plaintiff, none of the proceeds from the sale of the lots were deposited in the defendant's business account.
The plaintiff sued, and the defendant LLC filed for bankruptcy protection. After a bench trial, the circuit court deemed it necessary to pierce the corporate veil to enforce a paramount equity. Accordingly, it entered a verdict against the individual defendant. The defendant appealed.
Analysis: On appeal, the Court affirmed that "except as otherwise provided [in this title], no member shall be personally liable for the obligations of a limited liability company, whether arising in contract, tort or otherwise, solely by reason of being a member of the limited liability company." The Court noted, however, that the corporate shield may be disregarded under certain circumstances. Specifically, "shareholders generally are not held individually liable for debts or obligations or a corporation except where it is necessary to prevent fraud or enforce a paramount equity." Bart Arconti & Sons, Inc. v. Ames-Ennis, Inc. 275 Md. 295 (1975).
The Court qualified this by stating the standard is so narrowly construed, that no appellate court finds an "equitable interest more important than the state's interest in limited shareholder liability." Residential Warranty v. Bancroft Homes Greenspring Valley, Inc., 126 Md. App. 294 (1999). Further, there is no precedent in the court's history of approving this extraordinary remedy of paramount equity. Even Maryland decisions that recognize alternate grounds for piercing the corporate veil do not do so absent a finding of fraud.
The Court qualified this by stating the standard is so narrowly construed, that no appellate court finds an "equitable interest more important than the state's interest in limited shareholder liability." Residential Warranty v. Bancroft Homes Greenspring Valley, Inc., 126 Md. App. 294 (1999). Further, there is no precedent in the court's history of approving this extraordinary remedy of paramount equity. Even Maryland decisions that recognize alternate grounds for piercing the corporate veil do not do so absent a finding of fraud.
The Court compared this case to Hildreth v. Tidewater, where the trial court found circumstances establishing paramount equity that would warrant disregarding the entity shield based on the fact that defendant was the sole shareholder, personally involved in the transaction at issue, there was evidence of bad faith, the business conducted by the corporation was illegal because it was not registered in Maryland, Maryland law precluded an unregistered foreign corporation from engaging in business in Maryland, and there was evidence of a conscious evasion of responsibility. 378 Md. 724 (2006). The Court of Appeals, however, reversed, holding that those circumstances, individually or in combination did not warrant piercing the corporate veil. Id. at 734.
In discussing one possible ground where a corporate entity will be disregarded, the Court discussed the "alter ego" doctrine, and found it would only apply in exceptional circumstances and with great caution where a plaintiff shows "(1) complete domination, not only of the finances, but of the policy and business practice...(2) such contract was used by the defendant to commit fraud or wrong.. and (3) that such control and breach of duty proximately caused injury or unjust loss." Id. at 735. Further factors include whether the corporation was adequately capitalized, the company's solvency when entering the transaction, the observance of corporate formalities, and evidence that the corporation "has no separate mind, will or existence of its own." Id. at 736. The Court also touched upon the theory of whether the conduct was for the purpose of evading legal obligation, but found that the court's narrow interpretation of this ground did not warrant the defendant being held personally liable. The court found, moreover, the decisions of this Court and the Court of Appeals have made clear that the corporate veil will not be pierced to redress the breach of a contractual obligation in the absence of fraud when the party seeking to pierce the corporate shield has dealt with that corporation in the course of its business on a corporate basis. In sum, Maryland is averse to disregarding the entity shield in a business situation in the absence of fraud.
In discussing one possible ground where a corporate entity will be disregarded, the Court discussed the "alter ego" doctrine, and found it would only apply in exceptional circumstances and with great caution where a plaintiff shows "(1) complete domination, not only of the finances, but of the policy and business practice...(2) such contract was used by the defendant to commit fraud or wrong.. and (3) that such control and breach of duty proximately caused injury or unjust loss." Id. at 735. Further factors include whether the corporation was adequately capitalized, the company's solvency when entering the transaction, the observance of corporate formalities, and evidence that the corporation "has no separate mind, will or existence of its own." Id. at 736. The Court also touched upon the theory of whether the conduct was for the purpose of evading legal obligation, but found that the court's narrow interpretation of this ground did not warrant the defendant being held personally liable. The court found, moreover, the decisions of this Court and the Court of Appeals have made clear that the corporate veil will not be pierced to redress the breach of a contractual obligation in the absence of fraud when the party seeking to pierce the corporate shield has dealt with that corporation in the course of its business on a corporate basis. In sum, Maryland is averse to disregarding the entity shield in a business situation in the absence of fraud.
Here, the circuit court did not find fraud, but found circumstances that warranted paramount equity. The circuit court viewed the defendant's failure to deposit the funds from the sale of the lots into the defendant's bank account and the fact that the defendant later filed for Chapter 7 bankruptcy as evidence of an intent to evade the company's legal obligations to the plaintiff. When reviewing these circumstances, this Court saw a greater parallel to Bart Arconti where the Court refused to pierce the corporate veil and hold a shareholder personally liable for conduct that rendered its corporation all but insolvent and was "clearly designed to cause the corporation to evade a legal obligation." 275 Md. at 305. This Court also refused to pierce the corporate veil in a situation where a shareholder placed corporate funds into his personal account and lied regarding matters affecting public safety. See Bancroft, 126 Md. App. 294.
The Court concluded that the defendant fulfilled the contract with the plaintiff until, as the defendant testified, the collapse of the housing market caused problems. The plaintiff was an established building contractor who understood and agreed that it was doing business with another limited liability company, as reflected in the Agreement, and their continuing court of business. Under those conclusions, the Court found that the circuit court abused its discretion in finding the defendant personally liable for the obligations of the defendant.
The full opinion is available in pdf.
Tuesday, July 17, 2012
Ebenezer United Methodist Church v. Riverwalk Development Phase II, LLC, et al.
Filed: June 6, 2012
Opinion by Judge Albert J. Matricciani, Jr.
Held: Managing Member of an LLC did not usurp a corporate opportunity by failing to disclose a potential real estate investment because, under the interest or reasonable expectancy test, something more than mere proximity of geography and joint management or joint financial risk is required.
Facts: A church purchased a 50% interest in an LLC from a development company. The development company managed the LLC. The LLC owned and developed certain properties in Harford County, MD. Later, the development company formed and managed a second LLC to purchase additional land in Harford County. Subsequently, the two LLC's and a third entity controlled by the development company obtained a collective line of credite secured by deeds of trust to their respective properties.
Two years later, the development company repurchased the church's interest at a profit to the church of $30-35,000. When the church learned that the development company had formed the second LLC to buy property, it sued on the grounds of usurpation of a business opportunity. The church claimed that part of the initial attraction in investing in the first LLC was the potential for the company to purchase and develop the land acquired by the second LLC.
After a bench trial, the trial court entered judgment in favor of the defendants, and the church appealed.
Analysis: Managing members of LLCs owe common law fiduciary duties to the LLC and to the other members, including the duty not to exclude principals from corporate opportunities. Maryland courts examine alleged corporate opportunities under the "interest or reasonable expectancy test" which focuses on whether the corporation could realistically expect to seize and develop the opportunity. If so, the director or officer may not appropriate the opportunity and thereby frustrate the corporate purpose. Instead, the director or officer must first present the opportunity to the corporation and may only exploit it for his own benefit if the corporation rejects it.
The Court rejected the church's argument that the collective security agreement established a corporate opportunity, ipso facto. The church failed to cite or discuss the interest or reasonable expectancy test, claiming instead that the financing arrangement was illegal because the developer had used the proceeds of the transaction to pay for personal vacations, issue a dividend, repurchase stock, and finance other construction projects. This argument failed, the Court stated, because it conflated financial self-dealing with usurpation of a corporate opportunity, with only the latter having been plead and argued on appeal.
The Court then examined the church's claim under the standard set forth in Dixon v. Trinity Joint Venture, 49 Md. App. 379 (1981). In Dixon, the court held that a corporate "interest or expectancy" requires something more than the mere opportunity to develop a neighboring parcel of land. There is no general duty to disclose or to offer participation in other real estate development opportunities. The general partner in Dixon violated his fiduciary duty because the disputed property was more than simply adjoining property under the same management. First, the disputed property presented a direct benefit to the original investment because ownership would have saved the partnership significant development expenses. The church, however, failed to present evidence that the second LLC's property had - or would have had - any effect on the value of the first LLC's property.
Second, in Dixon, restrictions for the disputed property's benefit were imposed on the partnership property at the time of purchase. The Court recognized that while the encumbrance on the first LLC property created by the security agreement was analogous to the restrictions imposed on the partnership property in Dixon, the restrictions in Dixon were imposed for the direct and exclusive benefit of the disputed property. Conversely, the collective security agreement benefited the first LLC and was merely an efficient financial consolidation. Joint financial risk is analogous to consolidated management and therefore is too common to give rise to any particularized interest or expectancy. A reasonable expectation or interest in a corporate opportunity requires something more than mere "proximity" of geography and management, as in Dixon, or of finance, as in this case.
The full opinion is available in pdf.
Opinion by Judge Albert J. Matricciani, Jr.
Held: Managing Member of an LLC did not usurp a corporate opportunity by failing to disclose a potential real estate investment because, under the interest or reasonable expectancy test, something more than mere proximity of geography and joint management or joint financial risk is required.
Facts: A church purchased a 50% interest in an LLC from a development company. The development company managed the LLC. The LLC owned and developed certain properties in Harford County, MD. Later, the development company formed and managed a second LLC to purchase additional land in Harford County. Subsequently, the two LLC's and a third entity controlled by the development company obtained a collective line of credite secured by deeds of trust to their respective properties.
Two years later, the development company repurchased the church's interest at a profit to the church of $30-35,000. When the church learned that the development company had formed the second LLC to buy property, it sued on the grounds of usurpation of a business opportunity. The church claimed that part of the initial attraction in investing in the first LLC was the potential for the company to purchase and develop the land acquired by the second LLC.
After a bench trial, the trial court entered judgment in favor of the defendants, and the church appealed.
Analysis: Managing members of LLCs owe common law fiduciary duties to the LLC and to the other members, including the duty not to exclude principals from corporate opportunities. Maryland courts examine alleged corporate opportunities under the "interest or reasonable expectancy test" which focuses on whether the corporation could realistically expect to seize and develop the opportunity. If so, the director or officer may not appropriate the opportunity and thereby frustrate the corporate purpose. Instead, the director or officer must first present the opportunity to the corporation and may only exploit it for his own benefit if the corporation rejects it.
The Court rejected the church's argument that the collective security agreement established a corporate opportunity, ipso facto. The church failed to cite or discuss the interest or reasonable expectancy test, claiming instead that the financing arrangement was illegal because the developer had used the proceeds of the transaction to pay for personal vacations, issue a dividend, repurchase stock, and finance other construction projects. This argument failed, the Court stated, because it conflated financial self-dealing with usurpation of a corporate opportunity, with only the latter having been plead and argued on appeal.
The Court then examined the church's claim under the standard set forth in Dixon v. Trinity Joint Venture, 49 Md. App. 379 (1981). In Dixon, the court held that a corporate "interest or expectancy" requires something more than the mere opportunity to develop a neighboring parcel of land. There is no general duty to disclose or to offer participation in other real estate development opportunities. The general partner in Dixon violated his fiduciary duty because the disputed property was more than simply adjoining property under the same management. First, the disputed property presented a direct benefit to the original investment because ownership would have saved the partnership significant development expenses. The church, however, failed to present evidence that the second LLC's property had - or would have had - any effect on the value of the first LLC's property.
Second, in Dixon, restrictions for the disputed property's benefit were imposed on the partnership property at the time of purchase. The Court recognized that while the encumbrance on the first LLC property created by the security agreement was analogous to the restrictions imposed on the partnership property in Dixon, the restrictions in Dixon were imposed for the direct and exclusive benefit of the disputed property. Conversely, the collective security agreement benefited the first LLC and was merely an efficient financial consolidation. Joint financial risk is analogous to consolidated management and therefore is too common to give rise to any particularized interest or expectancy. A reasonable expectation or interest in a corporate opportunity requires something more than mere "proximity" of geography and management, as in Dixon, or of finance, as in this case.
The full opinion is available in pdf.
Wednesday, June 27, 2012
Boland Trane Associates v. Boland (Mont. Co. Cir. Ct.)
Filed: June 6, 2012
Opinion by Judge Ronald B. Rubin
Held: Applying the standard newly announced by the Court of Appeals, by which trial courts are to assess the decisions of special litigation committees in response to shareholder demands, the circuit court held that the committee in this case used proper methods, focused on the correct issues, and reached a reasonable, good faith business decision. Accordingly, the court accepted its recommendation to terminate the pending derivative litigation.
Facts:In Boland v. Boland, 423 Md. 296 (2011), the Court of Appeals announced new standards to be used when trial courts review the decisions of a special litigation committee ("SLC") in a derivative suit. We analyzed that opinion, with a full account of the facts, in a previous post. The case was returned to the circuit court for disposition consistent with the standard.
Pursuant to the standard, the circuit court considered the evidence concerning how the SLC members were chosen, the relationships, if any, among the SLC and the company board(s), and the methods and procedures of the SLC investigation, the issues reviewed, and the basis for it conclusions.The circuit court was to determine whether there was a reasonable basis for the SLC's conclusions. The burden of proof was on the SLC to show its independence and the reasonableness of its investigation and conclusion(s).
BTA and BTS were related, closely held Maryland S corporations.They were owned by husband and wife, who issued stock over time to eight children and some long-term employees. Each recipient executed a stock purchase agreement ("SPA") that restricted transfer. After the death of the founder/husband, his wife sold her stock back to the companies for an annuity. This was followed by a series of stock sales to some but not all of the children. When the non-participating children found out, they were upset.
After one child/shareholder died, the executor of her estate refused to sell the stock back to the companies. The companies sued for a declaration seeking to enforce the SPA. Each stockholder was named as an interested party. The children/shareholders who had been left out of the latest stock sales then filed a counterclaim advancing claims against the board members of each corporation.The counterclaimants also filed a derivative action based on exactly the same facts.
The companies moved to dismiss, advising the court that the boards of both companies had voted to form an SLC of two newly appointed directors who did not participate in the offending stock transactions.The SLC also hired independent, outside counsel. The circuit court stayed the litigation pending the outcome of the SLC inquiry.
After an investigation, the SLC issued its report and recommended that the derivative action be terminated.
Analysis: As an initial matter, the circuit court noted that the factual allegations of the direct claims against the directors track those of the derivative complaint. The court assessed the viability of the claims as direct and/or derivative. Relying on the standard set forth in Paskowitz v. Wohlstadter, 151 Md. App. 1 (1993), the circuit court posed the relevant inquiry as two-fold: 1) who suffered the alleged harm, the corporation or the individuals; and 2) who would receive the benefit of any recovery?
The court summarized the thrust of the claims as: 1) the defendants improperly redeemed the mother's stock for insufficient consideration; and 2) the claimants were excluded from the "sweet deal" of the subsequent stock sales. The court concluded that the harm alleged was to the companies, not the individual stockholders suing. Thus, the claims should be considered derivative.
Next, the court assessed the independence of the SLC and its counsel.The court noted that the board undertook a lengthy search for suitable candidates. One of the new directors was an experienced CPA. The other an experienced lawyer. The SLC selected another experienced lawyer as outside, independent counsel. The SLC members and its counsel had no prior experience or contacts with the parties. On this basis, the circuit court concluded the search for and retention of the SLC directors was proper and that the SLC was independent.
Next, the court assessed the reasonableness of the SLC's investigation and conclusions. The court held that there is no formula or set procedure that an SLC must follow. In sum, the SLC must act reasonably to investigate the theories of recovery and obtain and review information relevant to the subject matter. Here, the SLC investigated for five months. It solicited briefs from all parties outlining their legal positions. The companies did so. The claimants did not.The SLC also obtained and reviewed relevant documents, interviewed 11 witnesses (including the key actors), and spent at least 160 hours in the process. The SLC met with counsel eight times before issuing a report. The SLC also relied on generally accepted stock valuation methodologies, sources of information, and four independent appraisals.
On that basis, the court held that the SLC understood its role, employed proper methods of investigation, and focused on the right legal and factual issues. The court concluded that the SLC reached a reasonable, good faith business decision, in a reasonable and fair manner, and it accepted its recommendation to terminate the derivative litigation.
The full opinion is available in pdf.
Opinion by Judge Ronald B. Rubin
Held: Applying the standard newly announced by the Court of Appeals, by which trial courts are to assess the decisions of special litigation committees in response to shareholder demands, the circuit court held that the committee in this case used proper methods, focused on the correct issues, and reached a reasonable, good faith business decision. Accordingly, the court accepted its recommendation to terminate the pending derivative litigation.
Facts:In Boland v. Boland, 423 Md. 296 (2011), the Court of Appeals announced new standards to be used when trial courts review the decisions of a special litigation committee ("SLC") in a derivative suit. We analyzed that opinion, with a full account of the facts, in a previous post. The case was returned to the circuit court for disposition consistent with the standard.
Pursuant to the standard, the circuit court considered the evidence concerning how the SLC members were chosen, the relationships, if any, among the SLC and the company board(s), and the methods and procedures of the SLC investigation, the issues reviewed, and the basis for it conclusions.The circuit court was to determine whether there was a reasonable basis for the SLC's conclusions. The burden of proof was on the SLC to show its independence and the reasonableness of its investigation and conclusion(s).
BTA and BTS were related, closely held Maryland S corporations.They were owned by husband and wife, who issued stock over time to eight children and some long-term employees. Each recipient executed a stock purchase agreement ("SPA") that restricted transfer. After the death of the founder/husband, his wife sold her stock back to the companies for an annuity. This was followed by a series of stock sales to some but not all of the children. When the non-participating children found out, they were upset.
After one child/shareholder died, the executor of her estate refused to sell the stock back to the companies. The companies sued for a declaration seeking to enforce the SPA. Each stockholder was named as an interested party. The children/shareholders who had been left out of the latest stock sales then filed a counterclaim advancing claims against the board members of each corporation.The counterclaimants also filed a derivative action based on exactly the same facts.
The companies moved to dismiss, advising the court that the boards of both companies had voted to form an SLC of two newly appointed directors who did not participate in the offending stock transactions.The SLC also hired independent, outside counsel. The circuit court stayed the litigation pending the outcome of the SLC inquiry.
After an investigation, the SLC issued its report and recommended that the derivative action be terminated.
Analysis: As an initial matter, the circuit court noted that the factual allegations of the direct claims against the directors track those of the derivative complaint. The court assessed the viability of the claims as direct and/or derivative. Relying on the standard set forth in Paskowitz v. Wohlstadter, 151 Md. App. 1 (1993), the circuit court posed the relevant inquiry as two-fold: 1) who suffered the alleged harm, the corporation or the individuals; and 2) who would receive the benefit of any recovery?
The court summarized the thrust of the claims as: 1) the defendants improperly redeemed the mother's stock for insufficient consideration; and 2) the claimants were excluded from the "sweet deal" of the subsequent stock sales. The court concluded that the harm alleged was to the companies, not the individual stockholders suing. Thus, the claims should be considered derivative.
Next, the court assessed the independence of the SLC and its counsel.The court noted that the board undertook a lengthy search for suitable candidates. One of the new directors was an experienced CPA. The other an experienced lawyer. The SLC selected another experienced lawyer as outside, independent counsel. The SLC members and its counsel had no prior experience or contacts with the parties. On this basis, the circuit court concluded the search for and retention of the SLC directors was proper and that the SLC was independent.
Next, the court assessed the reasonableness of the SLC's investigation and conclusions. The court held that there is no formula or set procedure that an SLC must follow. In sum, the SLC must act reasonably to investigate the theories of recovery and obtain and review information relevant to the subject matter. Here, the SLC investigated for five months. It solicited briefs from all parties outlining their legal positions. The companies did so. The claimants did not.The SLC also obtained and reviewed relevant documents, interviewed 11 witnesses (including the key actors), and spent at least 160 hours in the process. The SLC met with counsel eight times before issuing a report. The SLC also relied on generally accepted stock valuation methodologies, sources of information, and four independent appraisals.
On that basis, the court held that the SLC understood its role, employed proper methods of investigation, and focused on the right legal and factual issues. The court concluded that the SLC reached a reasonable, good faith business decision, in a reasonable and fair manner, and it accepted its recommendation to terminate the derivative litigation.
The full opinion is available in pdf.
Friday, June 8, 2012
MRA Property Management, Inc. v. Armstrong (Ct. of Appeals)
Filed: April 30, 2012
Opinion by Judge Lynne Battaglia
Held: The Maryland Consumer Protection Act (“MCPA”) could apply to disclosures made in a resale certificate by a condominium association and its management company during the sale of a condominium if the information provided is essential to the transaction, even though neither entity is a direct seller. A disclosure could also violate the MCPA if it is false or misleading, or had the capacity, tendency, or capability of misleading even if it complies with the Maryland Condominium Act.
Facts: This case arises from a special assessment imposed on all unit owners of the Tomes Landing Condominiums to pay for water damage to the buildings allegedly caused by improper construction of the buildings and incorrect installation of flashing that allowed water to seep behind the building facades and possibly compromise the structural integrity of the condominiums. The unit purchasers alleged that the extent of the water damage had been known by the condominium association (the "Association") and its management company ("MRA") since 1996 and they failed to disclose such information in the resale package. The unit purchasers were granted partial summary judgment in the amount of $1,000,000 against the Association and MRA in circuit court. The basis for the award was that the operating budget the Association and MRA provided as part of a resale package to unit purchasers violated the MCPA because the budgets “had the capacity, tendency and effect of misleading the movants in connection with their purchases of the condominiums in Tomes Landing….”
Facts: This case arises from a special assessment imposed on all unit owners of the Tomes Landing Condominiums to pay for water damage to the buildings allegedly caused by improper construction of the buildings and incorrect installation of flashing that allowed water to seep behind the building facades and possibly compromise the structural integrity of the condominiums. The unit purchasers alleged that the extent of the water damage had been known by the condominium association (the "Association") and its management company ("MRA") since 1996 and they failed to disclose such information in the resale package. The unit purchasers were granted partial summary judgment in the amount of $1,000,000 against the Association and MRA in circuit court. The basis for the award was that the operating budget the Association and MRA provided as part of a resale package to unit purchasers violated the MCPA because the budgets “had the capacity, tendency and effect of misleading the movants in connection with their purchases of the condominiums in Tomes Landing….”
The Court of Appeals granted petitions for writ of certiorari and vacated the circuit court’s grant of summary judgment saying that the MCPA does apply, but the Association and MRA were required to disclose only approved, not proposed or contemplated, capital expenditures in the operating budgets they provided to prospective purchasers. The Court of Appeals remanded the case to consider whether the Association and MRA violated § 11-135(a)(4)(x) of the Maryland Condominium Act pertaining to disclosing whether the Association had “knowledge of any violation of the health or building codes with respect to the unit, the limited common elements assigned to the unit, or any other portion of the condominium.”
Both parties filed Motions for Reconsideration of the Court of Appeals decision.
Analysis: The Court of Appeals granted the motions and decided there could be no violation of §11-135(a)(4)(x) because it is “knowledge of a charged violation…rather than the conduct underlying the violation, that requires disclosure” under that section. As a result the Court found that “[b]ecause they were never issued a notice of any such violations, MRA and the Association could not have violated §11-135(a)(4)(x).”
The Court held that the MCPA may extend to one who is not the direct seller because “[i]t is quite possible that a deceptive trade practice committed by someone who is not the seller would so infect the sale or offer for sale to a consumer that the law would deem the practice to have been committed ‘in’ the sale or offer for sale.” Hoffman v. Stamper, 385 Md. 1, 32 (2005). Under the principles espoused in Hoffman, the Court found that the operating budgets provided by the Association and MRA “could have sufficiently implicated them in the entire transaction so as to impose liability under the [MCPA], given that every plaintiff averred in his or her affidavit that he or she would not have purchased a unit if the budget…had disclosed the expenses necessary to correct the problems with the condominium buildings.”
In addition, the Court found that the statutory requirement to make certain disclosures to potential unit owners “injects MRA and the Association into the sale transaction as central participants because, were they to have failed to provide these materials, the contract for sale would not have been enforceable.”
The Court overruled the trial judge’s entry of summary judgment as a matter of law and remanded the case to the Circuit Court for Cecil County to decide whether the mandatory disclosures made by the Association and MRA were false or misleading, or had the capacity, tendency, or capability of misleading in violation of the MCPA.The full opinion is available in PDF.
Saturday, May 5, 2012
Kumar v. Dhanda (Ct. of Appeals)
Filed May 2, 2012
Opinion By Judge Clayton Greene, Jr.
Held:
While nonbinding arbitration, mandated by the contract, may have constituted a condition precedent to litigation, pursuing arbitration neither postponed the accrual of the underlying breach of contract claims nor otherwise tolled the statute of limitations applicable to maintaining an action in court.
Facts:
Petitioner and Respondent entered into an employment agreement on August 28, 2001. The contract contained a non-compete clause which prohibited Respondent from practicing within a specified radius of Petitioner’s multiple offices or soliciting or accepting Petitioner’s patients for three years following the expiration of the contract, or through August of 2005. The contract also included a standard mandatory, non-binding arbitration clause.
The agreement was not renewed upon termination on August 31, 2002. Soon thereafter, Respondent filed an initial suit for breach of contract against Petitioner in the Circuit Court for Anne Arundel County seeking damages for a breach of contract based on Petitioner’s refusal to grant Respondent partner status and the withholding of certain monies.
Four months later, on February 26, 2003, Petitioner filed a motion to compel arbitration and to dismiss the action. The judge presiding in Anne Arundel County dismissed the action without prejudice on April 24, 2003, stating that the “claims are subject to mandatory arbitration,” but noting that “[t]he case may be reopened to enforce the arbitration.”
On April 29, 2005 Petitioner filed, in the Circuit Court for Baltimore City, a petition to compel arbitration and to appoint an arbitrator. The petition also included separate counts concerning the substantive claims for breach of contract and breach of the non-compete provision. On March 9, 2006, Respondent filed both a response to Petitioner’s petition to compel arbitration and his own motion to dismiss the substantive counts for improper venue and as claims subject to mandatory arbitration. Petitioner then filed a response to the motion to dismiss, offering to withdraw the substantive counts if the Circuit Court would compel arbitration in order to resolve the issues. The court dismissed the substantive counts on April 28, 2006, but did not order arbitration. On August 25, 2006, Petitioner filed a motion for summary judgment, urging the Circuit Court for Baltimore City to grant the earlier petition to compel arbitration. Following a bench trial on November 20, 2006 the judge granted the petition to compel arbitration.
Petitioner submitted the matter to the arbitrator in March of 2008. The arbitrator denied all relief to Petitioner and also denied relief to Respondent, save for an award of $868.00 as reimbursement for certain disability insurance premiums.
Finally, on March 16, 2009, almost a year after the arbitration award was issued, Petitioner filed the instant action in the Circuit Court for Montgomery County. The complaint stated that “[t]he Agreement requires arbitration as a requirement before Plaintiff can pursue a remedy in court . . . [t]he matter went to arbitration, and a decision in favor of the Defendant was rendered in June of 2008. This matter is brought de novo.” Respondent filed a motion to dismiss, arguing that the applicable three-year statute of limitations barred the action because the alleged breaches of contract occurred between 2002 and 2005. Petitioner filed in opposition, contending that, because completion of arbitration was a condition precedent to filing a claim, the statute of limitations had not begun to run until the arbitration decision of June 20, 2008. After a hearing and supplemental briefing by the parties, Judge McGann, of the Circuit Court for Montgomery County dismissed the action with prejudice.
Analysis:
The applicable statute of limitations is encompassed in § 5-101 of the Courts and Judicial Proceedings Article, which states: “[a] civil action at law shall be filed within three years from the date it accrues unless another provision of the Code provides a different period of time within which an action shall be commenced.” In the context of the statute of limitations, “[t]he law is concerned with accrual in the sense of testing whether all of the elements of a cause of action have occurred so that it is complete.” St. Paul Travelers v. Millstone, 412 Md. 424, 432 (2010). In the instant case, although not specifying the particular dates, both parties agree that the alleged breaches of contract occurred more than three years prior to the filing of the complaint in the Circuit Court for Montgomery County.
The cases Petitioner cites in order to assert that the statute of limitations does not begin to run until a plaintiff can “maintain his action to a successful result” all concerned whether the necessary elements of a cause of action had arisen under the facts that were presented. In the instant case, neither party disputes that all of the elements of Petitioner’s breach of contract claims existed, at the very latest, as of the dates upon which the applicable contractual provisions terminated. Like the situation in Arroyo v. Board of Educ. of Howard County, 381 Md. 646 (2004), while resolution of the legal action must wait until the satisfaction of the condition precedent, the court’s jurisdiction may be maintained and the claim properly stayed prior to that time.
The court could find no applicable exception to § 5-101, or language within the Maryland Uniform Arbitration Act, §§ 3-201 to 3-234, that would toll the statute of limitations in this case. In Philip Morris v. Christensen, the court explicated for the first time two factors that continue to guide consideration of whether to apply a judicial tolling exception in a particular case. In order for an exception to be applied the court must find that: “there is persuasive authority or persuasive policy considerations supporting the recognition of the tolling exception, and, recognizing the tolling exception is consistent with the generally recognized purposes for the enactment of statutes of limitations.” Philip Morris, 394 Md. at 238 (2006). While, to be sure, arbitrating parties are on notice of any possible claims against them, thereby guarding them from stale claims, another purpose of the statute of limitations would be threatened by tolling in this situation. The court has repeatedly touted the value of statutes of limitations as not only ensuring fairness between the parties, but also as essential to judicial economy and the pursuit of diligence in litigation. Petitioner’s pursuit of his legal claims was not vigilant.
The full opinion is available in PDF.
Opinion By Judge Clayton Greene, Jr.
Held:
While nonbinding arbitration, mandated by the contract, may have constituted a condition precedent to litigation, pursuing arbitration neither postponed the accrual of the underlying breach of contract claims nor otherwise tolled the statute of limitations applicable to maintaining an action in court.
Facts:
Petitioner and Respondent entered into an employment agreement on August 28, 2001. The contract contained a non-compete clause which prohibited Respondent from practicing within a specified radius of Petitioner’s multiple offices or soliciting or accepting Petitioner’s patients for three years following the expiration of the contract, or through August of 2005. The contract also included a standard mandatory, non-binding arbitration clause.
The agreement was not renewed upon termination on August 31, 2002. Soon thereafter, Respondent filed an initial suit for breach of contract against Petitioner in the Circuit Court for Anne Arundel County seeking damages for a breach of contract based on Petitioner’s refusal to grant Respondent partner status and the withholding of certain monies.
Four months later, on February 26, 2003, Petitioner filed a motion to compel arbitration and to dismiss the action. The judge presiding in Anne Arundel County dismissed the action without prejudice on April 24, 2003, stating that the “claims are subject to mandatory arbitration,” but noting that “[t]he case may be reopened to enforce the arbitration.”
On April 29, 2005 Petitioner filed, in the Circuit Court for Baltimore City, a petition to compel arbitration and to appoint an arbitrator. The petition also included separate counts concerning the substantive claims for breach of contract and breach of the non-compete provision. On March 9, 2006, Respondent filed both a response to Petitioner’s petition to compel arbitration and his own motion to dismiss the substantive counts for improper venue and as claims subject to mandatory arbitration. Petitioner then filed a response to the motion to dismiss, offering to withdraw the substantive counts if the Circuit Court would compel arbitration in order to resolve the issues. The court dismissed the substantive counts on April 28, 2006, but did not order arbitration. On August 25, 2006, Petitioner filed a motion for summary judgment, urging the Circuit Court for Baltimore City to grant the earlier petition to compel arbitration. Following a bench trial on November 20, 2006 the judge granted the petition to compel arbitration.
Petitioner submitted the matter to the arbitrator in March of 2008. The arbitrator denied all relief to Petitioner and also denied relief to Respondent, save for an award of $868.00 as reimbursement for certain disability insurance premiums.
Finally, on March 16, 2009, almost a year after the arbitration award was issued, Petitioner filed the instant action in the Circuit Court for Montgomery County. The complaint stated that “[t]he Agreement requires arbitration as a requirement before Plaintiff can pursue a remedy in court . . . [t]he matter went to arbitration, and a decision in favor of the Defendant was rendered in June of 2008. This matter is brought de novo.” Respondent filed a motion to dismiss, arguing that the applicable three-year statute of limitations barred the action because the alleged breaches of contract occurred between 2002 and 2005. Petitioner filed in opposition, contending that, because completion of arbitration was a condition precedent to filing a claim, the statute of limitations had not begun to run until the arbitration decision of June 20, 2008. After a hearing and supplemental briefing by the parties, Judge McGann, of the Circuit Court for Montgomery County dismissed the action with prejudice.
Analysis:
The applicable statute of limitations is encompassed in § 5-101 of the Courts and Judicial Proceedings Article, which states: “[a] civil action at law shall be filed within three years from the date it accrues unless another provision of the Code provides a different period of time within which an action shall be commenced.” In the context of the statute of limitations, “[t]he law is concerned with accrual in the sense of testing whether all of the elements of a cause of action have occurred so that it is complete.” St. Paul Travelers v. Millstone, 412 Md. 424, 432 (2010). In the instant case, although not specifying the particular dates, both parties agree that the alleged breaches of contract occurred more than three years prior to the filing of the complaint in the Circuit Court for Montgomery County.
The cases Petitioner cites in order to assert that the statute of limitations does not begin to run until a plaintiff can “maintain his action to a successful result” all concerned whether the necessary elements of a cause of action had arisen under the facts that were presented. In the instant case, neither party disputes that all of the elements of Petitioner’s breach of contract claims existed, at the very latest, as of the dates upon which the applicable contractual provisions terminated. Like the situation in Arroyo v. Board of Educ. of Howard County, 381 Md. 646 (2004), while resolution of the legal action must wait until the satisfaction of the condition precedent, the court’s jurisdiction may be maintained and the claim properly stayed prior to that time.
The court could find no applicable exception to § 5-101, or language within the Maryland Uniform Arbitration Act, §§ 3-201 to 3-234, that would toll the statute of limitations in this case. In Philip Morris v. Christensen, the court explicated for the first time two factors that continue to guide consideration of whether to apply a judicial tolling exception in a particular case. In order for an exception to be applied the court must find that: “there is persuasive authority or persuasive policy considerations supporting the recognition of the tolling exception, and, recognizing the tolling exception is consistent with the generally recognized purposes for the enactment of statutes of limitations.” Philip Morris, 394 Md. at 238 (2006). While, to be sure, arbitrating parties are on notice of any possible claims against them, thereby guarding them from stale claims, another purpose of the statute of limitations would be threatened by tolling in this situation. The court has repeatedly touted the value of statutes of limitations as not only ensuring fairness between the parties, but also as essential to judicial economy and the pursuit of diligence in litigation. Petitioner’s pursuit of his legal claims was not vigilant.
The full opinion is available in PDF.
Tuesday, May 1, 2012
College Park Pentecostal Holiness Church v. General Steel Corp. (Maryland U.S.D.C.)
Filed January 19, 2012.
Opinion by Judge Peter Messitte
Held: An arbitration clause in a contract may be unconscionable, and thus unenforceable, if there is stark inequality of bargaining power between the parties and the terms unreasonably favor one side over the other.
Note: In this case, the court applied Colorado law pursuant to the terms of the contract (which is substantively similar to Maryland law).
Facts: This case arises from a contract dispute between a church and a building supplies company. The church was located in Maryland; supplier was located in Colorado. The church was presented with a contract and told they had one day to sign because a pricing special would no longer be available. The church signed the contract with supplier which included an arbitration clause. The arbitration clause provided 1) that any arbitration hearing shall be held in Denver, 2) any challenge that relates to whether claims are arbitrable shall obligate the challenging party to pay the attorney's fees and costs of defense to the non-challenging party, and 3) the party initiating arbitration shall advance all costs thereof.
The church filed a breach of contract claim. The supplier filed a motion to dismiss and sought to enforce the venue clause, thus forcing the church into arbitrating the matter in Colorado. The church claimed that portions of the arbitration clause were unconscionable, specifically the venue and cost allocation provisions.
Analysis: Under Colorado law, unconscionability requires an overreaching on the part of one party (i.e. inequality of bargaining power or an absence of meaningful choice by the second party) and contract terms which unreasonably favor the first party. Factors relevant to an unconscionability analysis include:
Opinion by Judge Peter Messitte
Held: An arbitration clause in a contract may be unconscionable, and thus unenforceable, if there is stark inequality of bargaining power between the parties and the terms unreasonably favor one side over the other.
Note: In this case, the court applied Colorado law pursuant to the terms of the contract (which is substantively similar to Maryland law).
Facts: This case arises from a contract dispute between a church and a building supplies company. The church was located in Maryland; supplier was located in Colorado. The church was presented with a contract and told they had one day to sign because a pricing special would no longer be available. The church signed the contract with supplier which included an arbitration clause. The arbitration clause provided 1) that any arbitration hearing shall be held in Denver, 2) any challenge that relates to whether claims are arbitrable shall obligate the challenging party to pay the attorney's fees and costs of defense to the non-challenging party, and 3) the party initiating arbitration shall advance all costs thereof.
The church filed a breach of contract claim. The supplier filed a motion to dismiss and sought to enforce the venue clause, thus forcing the church into arbitrating the matter in Colorado. The church claimed that portions of the arbitration clause were unconscionable, specifically the venue and cost allocation provisions.
Analysis: Under Colorado law, unconscionability requires an overreaching on the part of one party (i.e. inequality of bargaining power or an absence of meaningful choice by the second party) and contract terms which unreasonably favor the first party. Factors relevant to an unconscionability analysis include:
"[A] standardized agreement executed by the parties of unequal bargaining strength; lack of opportunity to read or become familiar with the document before signing it; use of fine print in the portion of the contract containing the provision; absence of evidence that the provision was commercially reasonable or should reasonably have been anticipated; the terms of the contract, including substantive unfairness; the relationship of the parties, including factors of assent, unfair surprise and notice; and all the circumstances surrounding the formation of the contract, including its commercial setting, purpose and effect." quoting Davis v. M.L.G. Corp., 712 P.2d 985, 991 (Colo. 1986).
The Maryland case law governing unconscionability is similar to the Colorado law. In Walther v. Sovereign Bank, the Maryland Court of Appeals held that unconscionability requires both a procedural and substantive unfairness. 386 Md. 412 (2005). Procedural unfairness is evident by one party's lack of meaningful choice or unfair bargaining power. Substantive unfairness is evident by contractual terms that unreasonably favor the other party. Id.
In this case, the court, following Colorado law, found that the church was in an unfair bargaining position because the church representative who reviewed and signed the contract did not have business acumen or benefit of counsel. The court also found that the pressure to sign within one day added to the lack of meaningful choice. The court also found the terms of the arbitration clause unreasonably favored the supplier because of the economic hardships the church would incur by arbitrating in Colorado rather than in Maryland. The court also found the provision requiring the church to pay up front all costs of the arbitration and attorney's fees for the supplier was extremely unfair.
The full opinion is available in PDF.
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