Tag Archives: employment

“Culture of Profanity” or a Hostile Work Environment? Massachusetts Court Issues Ruling on Permissible Use of Expletives in the Workplace

By on August 22, 2016

Hostile work environments exist when an employer’s statements, actions, and behavior make it impossible for an employee to perform their job. Massachusetts law protects employees against discrimination and hostile work environments by prohibiting an employer, or its agents, from refusing to hire an individual, discharging an employee, or discriminating on the basis of a protected class status.  Protected class status exists based on an individual’s “race, color, religious creed, national origin, sex, gender identity, sexual orientation, genetic information, or ancestry.” 

Recently, in Griffin v. Adams & Assoc. of Nevada, et al., the United States District Court for the District of Massachusetts determined that a former employee sufficiently presented evidence to bring a hostile work environment claim based on sexually derogative terms directed at him by his former supervisor and others.

In Griffin, a former employee filed suit for discrimination based on his sexual orientation, harassment, and retaliation against his former employer and his former supervisor.  In defense, the employer argued that the employee failed to establish a hostile work environment claim because the conduct directed at him was not “of a sexual nature” and was not a comment on the employee’s gender or sexual orientation.  In making this argument, the employer relied on a prior Massachusetts Appeals Court case, Prader v. Leading Edge Products, Inc., which held that use of “crass garden-variety expletives” in a workplace, which are not sexual commands or lurid innuendos, may only evidence a “culture of profanity” in the workplace and would be insufficient to establish a sexually hostile work environment.

The District Court’s summary judgment decision in Griffin, dismissed the employer’s Prader argument.  The Court determined that the comments directed at Mr. Griffin went beyond “garden-variety expletives” (such as those commonly used with or without meaning or reference to a sexual connotation), making it reasonably possible to construe the statements as sexual innuendo that “could suggest discriminatory animus.”  The District Court held that the specific nature of the statements, when viewed with consideration to previous statements (derogatory comments about the former employee’s attire and mannerisms being “feminine,” describing his office décor as “flamboyant,” and using derogatory terms based on his sexual orientation), went beyond statements “tinged with offensive sexual connotations” and could be reasonably viewed as discrimination based on sexual orientation and gender stereotypes.

The Griffin decision allowed the employee’s hostile work environment and retaliation claims to survive summary judgment, permitting the employee to proceed with those claims against the defendants toward trial.  While the Griffin decision did not determine whether the employer’s actions actually violated Chapter 151B, it should serve as a stern reminder to employers that protected-class discrimination and hostile work environments are not tolerated under Massachusetts law.  While the use of common profanity may be a recognized element of a work environment, that may not excuse the employer from liability where profanity with offensive connotations is targeted toward particular employees.  Employers must work with their human resources staff and employment counsel to create and maintain policies that promote healthy work environments and prohibit discriminatory conduct.  Should you have questions or concerns regarding Massachusetts’ anti-discrimination laws, hostile work environments, or your company’s practices, consult a Massachusetts employment attorney.

Federal Judge Allows Tort Claims Over Rescinded Job Offer to Proceed

By on August 10, 2016

A federal court judge has allowed a plaintiff to proceed with claims against a Massachusetts company that rescinded a job offer shortly after the plaintiff left his prior job. The defendant, Loomis, Sayles & Co., is an international investment firm that had intended to launch a new hedge fund. Over a course of six months, the defendant recruited plaintiff Vishal Bhammer, then employed by a different financial services firm in Hong Kong, to join the new fund.

During the recruitment process, the defendant allegedly informed Mr. Bhammer that the new fund was an opportunity that warranted leaving his current job and relocating his family to Singapore. The defendant allegedly emphasized that the fund had an “appropriate and well-defined investment process, strategy, and philosophy.” Several of the defendant’s employees allegedly made similar statements to Mr. Bhammer via Skype video calls, conference calls and in-person meetings. In early June, 2015, the defendant allegedly told Mr. Bhammer that he should not delay in giving notice of his resignation to his current employer. Mr. Bhammer’s resignation became effective on July 5, 2015. On July 16, 2015, the defendant informed Mr. Bhammer that it had decided to abandon the new hedge fund, and thus Mr. Bhammer’s job no longer existed. The defendant allegedly told Mr. Bhammer that the fund was abandoned in part because the defendant did not approve of the Fund’s strategy and its odds of success were too low.

Mr. Bhammer filed suit on December 23, 2015, alleging three claims: misrepresentation (intentional and negligent), tortious nondisclosure, and tortious interference. Shortly thereafter, the defendant moved to dismiss all counts, and the Court denied the motion. The defendant moved to dismiss the misrepresentation claim on several grounds, including that the complaint did not meet the strict specificity requirements of the Federal Rules of Civil Procedure.  The Court disagreed, finding that the complaint contains several allegations that the defendant intended to move forward with the new fund, was committed to the fund, and that there was no reason Mr. Bhammer should delay in moving his family to Singapore. The defendant also argued that such statements are not actionable fact statements, but instead merely opinions. The Court acknowledged that the distinction between opinion and fact is “often blurry,” and that the overall circumstances must be evaluated to determine the true meaning of the language used. While the defendant’s representation of the fund’s investment strategy was “appropriate and well-defined” could be considered an opinion, those words imply that the defendant believed the strategy was appropriate and well-defined, implying that it was an opinion grounded in fact. The Court found that the facts alleged covered both intentional misrepresentation and negligent misrepresentation (the claims are similar but negligent misrepresentation requires a less demanding standard).

“Tortious nondisclosure,” perhaps the most interesting claim due to its rare appearance, is a tort arising out of a duty to disclose. It is distinct from misrepresentation in that it covers what a party does not say. The Court found that the facts alleged in the complaint represented, at a minimum, circumstances in which the defendant had a duty to disclosure matters necessary to prevent its partial statement of fact from being misleading. In other words, if Mr. Bhammer’s allegations are true, then the defendant had an obligation to disclose its true belief regarding the hedge fund.

The third claim, “tortious interference,” requires a plaintiff to prove that it had an advantageous relationship with a third party (including an employment relationship), the defendant knowingly induced a breaking of the relationship, the interference was improper in motive or means, and the plaintiff suffered harm. The parties here dispute whether the defendant’s conduct was must be directed at a third party, or whether conduct directed at the plaintiff is sufficient. All of the defendant’s conduct was directed at Mr. Bhammer, not at his then-current employer. The Court stated that recent Massachusetts cases do not require the defendant to have induced the employer to break the relationship. Put differently, preventing the plaintiff from performing its own end of the contract is apparently sufficient under Massachusetts law, and this claim was also allowed to proceed to the next stage of litigation.

One lesson from this case is that employers should recruit new employees with care, particularly when such employees are leaving current jobs for a new opportunity. As the Court noted, the distinction between fact and opinion is often blurrier than one might think, and thus employers must ensure that their recruiters and senior staff avoid over-promising. Concerned parties should contact a Massachusetts employment attorney to review the recruitment process.

Defend Trade Secrets Act – Employment Implications

By on June 2, 2016

President Obama recently signed the Defend Trade Secrets Act (“DTSA”), which provides a federal private right of action for the misappropriation of trade secrets. Previously, trade secret claims were handled only at the state level. The DTSA does not preempt state law, but instead provides another avenue for recovery. Trade secret owners may pursue federal claims including property seizure (to prevent dissemination of trade secrets), injunctive relief, and damages for actual loss and unjust enrichment. Property seizure is not lightly granted, and the DTSA provides a detailed framework for when and how property may be seized. Further, if the trade secret is willfully and maliciously misappropriated, courts may award double damages and attorney’s fees.

In the employment context, employees are immune from liability under the DTSA (and arguably state laws as well given the DTSA’s specific wording) for disclosing trade secrets that are made in confidence to a government official or attorney for the purpose of reporting or investigating a violation of law. Employees are permitted to use trade secret information in a lawsuit alleging retaliation by an employer for reporting a trade secret violation, as long as any court document containing trade secrets is filed under seal.

Although the DTSA provides a powerful cause of action for employers, the DTSA also contains some employee protections. Employers must now provide notice to employees of the immunities contained in the DTSA in agreements with employees (such as nondisclosure agreements), which may be handled by including a cross-reference to a company policy containing notice of the immunity. Failure to provide such notice prevents employers from receiving multiple damages or attorney’s fees under the DTSA. While injunctions are available under the DTSA, any injunction may prevent actual or threatened misappropriation but must not prevent the employee from entering into an employment relationship or conflict with state laws concerning the restraint of trade.

In sum, employers may now bring a civil action against employees who misappropriate trade secrets that can lead to damages and injunctive relief including seizure. However, to receive the full benefits of the DTSA, employers must update their nondisclosure and similar agreements to inform employees of the immunities available under the DTSA.  The DTSA’s effect on the technology, biotechnology and pharmaceutical industries almost certainly will be far-reaching.  As a result, the DTSA is of particular importance to businesses in greater Boston, Cambridge and other emerging technical hubs in Masshachusetts and throughout New England.  Both employers and employees should contact a Massachusetts employment attorney to update their agreements and confirm their duties.

An Overview of Massachusetts Non-Solicitation Agreements

By on May 18, 2016

Non-competition agreements (“non-competes”) often contain clauses referred to as “non-solicitations.” These provisions are sometimes viewed as synonymous to a non-competition clause but there are important distinctions between the two. Massachusetts courts use a similar analysis on the two types of provisions, non-solicitation provisions serve a different function. The usual purpose of a non-solicitation is to prevent a former employee from stealing clients, prospective clients or other employees from their former employer.  As such a non-solicitation contrasts with a non-compete which ordinarily intends to bar a former employee from directly competing with the former employer in subsequent employment.

The basic non-solicitation clause is simple, usually stating that the employee agrees not to solicit certain categories of individuals for some period of time.  As with non-competes, non-solicitations will be enforced when they are supported by valid consideration and are generally reasonable to protect a legitimate business interest.  Protecting employer good will towards employees and/or customers qualifies as a legitimate business interest. Businesses have an interest in protecting the customer relationships developed by employees during employment, which also relates to an employer’s legitimate interest in protecting customer good will.  While non-competes require a narrowly tailored provision to be enforceable, Massachusetts courts will often enforce non-solicitations for longer periods than non-competes, as a non-solicitation is less of a burden on an employee who is still otherwise able to work. 

Standard non-solicitation language is relatively straightforward.  It can be surprisingly difficult, however, to determine when a solicitation has occurred, and Massachusetts courts have not yet worked out all of the details.   For instance, if a former employee subject to a non-solicitation is directly contacted by a client of the former employer, has the employee breached the non-solicitation merely by receiving the business? As with many legal questions, the short answer is that it depends.

Massachusetts courts have observed that the line between solicitation and acceptance of business is a hazy one. Thus far, the courts have not drawn a bright line legal distinction between circumstances when the client makes first contact with the former employee, and when the employee makes first contact with the client. Instead, courts look to the facts of the case to determine whether the former employee made an improper solicitation. Further complicating the analysis, while a former employee may be barred from soliciting, the employee’s new employer is under no such restriction and neither are the customers in question because those parties are not subject to the non-solicitation agreement entered into by the employee and former employer.  Nevertheless, the employee and new employer should tread carefully to ensure that the employee and new employer’s actions do not yield other causes of action for the aggrieved former employer, such as an unfair business practice claim for behavior that may not strictly run afoul of the non-solicitation provision.

Judicial analysis of non-solicitations recognizes that the context of the particular industry is important. When the individual subject to a non-solicitation is selling fungible, off-the-shelf goods, initial contact with prohibited parties is likely quite important, as there is probably little to differentiate the sellers.  Where a complex transaction is involved and products are highly customized, prohibited contact may be less important to securing a sale. Further distinction can be drawn between an overt direct solicitation, and a more subtle indirect solicitation. Directly inviting an employee or customer to engage with a new company would clearly breach a non-solicitation, but more subtle “nudge-nudge wink-wink” approaches can be equally damaging.   The courts will look at the overall context of the business relationship and the agreement at issue to resolve whether particular conduct breaches the non-solicitation agreement.  Given the fact specific nature of the inquiry, it can be a difficult question to determine in any particular instance whether contact with a client is prohibited by the non-solicitation.  

Non-solicitation agreements are another powerful tool for employers to protect legitimate business interests.  Like non-competes, non-solicitations must be drafted and implemented carefully to be enforceable and useful. Massachusetts courts will engage in a fact-intensive analysis to determine whether a non-solicitation is valid and under what circumstances the provision has been breached. Both employers and employees should consult with an experienced Massachusetts employment attorney to determine their rights and obligations with respect to any particular non-solicitation provision.

Copying Employer Data Ruled Not a Material Breach of Employment Contract

By on March 29, 2016

A recent Massachusetts Supreme Judicial Court case, EventMonitor, Inc. v. Anthony Leness, narrowly interpreted a common employment contract provision. Leness was an executive at EventMonitor. The parties signed an employment agreement, which provided the manner in which EventMonitor could terminate Leness’s employment. The agreement provided a  for-cause termination provision, permitting termination if Leness engaged in fraud or “defalcation” (misappropriation) of EventMonitor’s funds or other assets. The employment agreement also included a nondisclosure provision, requiring Leness to avoid disclosure of any of EventMonitor’s proprietary information and to return all such information if his employment terminated.

After six years of employment, the relationship between Leness and EventMonitor soured, and EventMonitor terminated Leness without cause. Shortly thereafter, EventMonitor learned that Leness had bought a one-year subscription to an on-line data storage service, and used this service to copy all of EventMonitor’s files that were on the computer. These files included proprietary information. After learning that Leness copied such information, EventMonitor retroactively changed Leness’s termination to be “for cause,” which allowed EventMonitor to suspend severance payments owed to Leness.

EventMonitor sued Leness for breach of contract, and Leness asserted several counterclaims, arguing that EventMonitor had no valid reason to consider Leness’s termination “for cause” and cease making severance payments. After a bench trial, the judge found that Leness had not materially breached the employment contract, and thus could not have been fired for cause. The judge found for EventMonitor on other counts, and both parties appealed.

The Supreme Judicial Court upheld the ruling. The court explained that a contract breach is a material breach when it involves “an essential and inducing feature of the contract.” Although Leness’s copying and failure to return EventMonitor’s proprietary information was a breach of the employment contract, the breach was not material because there was no evidence that Leness used the proprietary information for any purpose or disclosed the information to anyone. The court accepted the trial judge’s finding that the essential purpose of the relevant section of the employment contract was to protect the confidentiality of EventMonitor’s proprietary information, and as there was no evidence that EventMonitor’s information was disclosed to any third parties, Leness’s contract breaches were not material.

This ruling may be surprising to some observers because Massachusetts courts are ordinarily very protective of a business’s confidential information, and there was no dispute that Leness retained copies of such information. However, the plain language of Leness’s employment contract indicated that EventMonitor wanted to prevent the disclosure of such information. Because such information was not actually disclosed, EventMonitor’s interests, as stated in its contract, were protected. This ruling is instructive for employers.  Employment contracts should expressly state that the return of all company information is considered a material part of the agreement, and further that any severance packages are conditioned on not only the nondisclosure of proprietary information, but also on its full return, in order to ensure their enforceability. Concerned companies should contact a Massachusetts employment lawyer for a review of their contracts.

Summary Judgment Considerations in Discrimination Cases

By on March 11, 2016

Massachusetts law prohibits employment discrimination based on race, among other things. It is often difficult for plaintiffs to produce direct evidence of discrimination (i.e., the “smoking gun”), so Massachusetts law allows plaintiffs to prove discriminatory intent by producing evidence showing an employer’s adverse employment decision was merely a pretext. In a very recent opinion, Bulwer v. Mount Auburn Hospital et al., the Massachusetts Supreme Judicial Court clarified the burdens of proof faced by each party after a motion for summary judgment. A summary judgment motion is granted when the moving party shows there is no genuine issue of disputed fact, and thus the moving party is entitled to a judgment as a matter of law, avoiding the need for a trial.

The plaintiff in Bulwer is a black man of African descent, pursuing a license to practice medicine. Mr. Bulwer earned a medical degree abroad, and to practice medicine in the United States he needed to complete a residency program that he began at Mount Auburn Hospital. During Mr. Bulwer’s first year of residency, he received several opposing reviews, some deeply critical and others quite favorable. After receiving such reviews, Mount Auburn Hospital terminated his employment, and he filed suit thereafter, alleging, among other things, employment discrimination. After discovery, the defendants moved for summary judgment. The Superior Court judge allowed the motion.

Per the seminal 1973 Supreme Court decision, McDonnell Douglas Corp. v. Green, Massachusetts courts employ a three-stage, burden-shifting paradigm:

“In the first stage [of this paradigm], the plaintiff has the burden to show. . . a prima facie case of discrimination.  To do so, a plaintiff must provide “evidence that: (1) he [or she] is a member of a class protected by G. L. c. 151B; (2) he [or she] performed his [or her] job at an acceptable level; [and] (3) he [or she] was terminated.” “In the second stage, the employer can rebut the presumption created by the prima facie case by articulating a legitimate, nondiscriminatory reason for its [employment] decision.” In the third stage, the burden of production shifts back to the plaintiff employee, requiring the employee to provide evidence that “the employer’s articulated justification [for the termination] is not true but a pretext.”” (citations and footnotes omitted).

Here, the defendants argued that at the third stage of inquiry, the plaintiff had to present evidence that the defendant’s reasons for termination constituted a pretext hiding a discriminatory purpose. The Court disagreed, finding that Massachusetts law does not require so great a burden at this stage, which would be akin to requiring the plaintiff to produce direct evidence of discriminatory animus. To survive a summary judgment motion, the plaintiff must present evidence from which a reasonable jury could infer that the defendants’ stated reasons for its action were not the real reasons. If the plaintiff can do so, the case should proceed to trial, at which time a jury can decide if a defendant’s reason for an action is false, and if so, if that falsity is in fact hiding a discriminatory motive. Here, Mr. Bulwer produced “five categories” of evidence from which a jury might infer that the defendants’ stated reasons for terminating the plaintiff’s employment were a pretext. That was sufficient, as the purpose of a summary judgment motion is neither resolving issues of material fact nor weighing the credibility of the evidence.

This is an important clarification. If the defendants’ argument carried the day, plaintiffs would have greater difficulty even getting to a trial, given the scarcity of direct evidence in these sorts of cases. The court went on to remind the litigants that at the summary judgment phase, the burden of persuasion rests with the moving party, in this case the defendants. The plaintiff has an obligation to produce evidence, and ultimately bears the burden of persuasion at trial. However, summary judgment is not trial. Summary judgment is an important tool in litigation, but in preparing to file such a motion, parties must be cognizant of each party’s obligations. Competent Massachusetts employment lawyers can evaluate the evidence to determine if summary judgment is appropriate.

Proposed Noncompete Legislation Could Reshape Employment Relationships in Massachusetts

By on March 3, 2016
At a Greater Boston Chamber of Commerce breakfast this week, Massachusetts House Speaker DeLeo proposed compromise legislation regarding non-compete agreements. The Speaker’s proposal included three points:  limiting non-competes to twelve months; requiring employers to provide employees notice that a non-compete will be required before employment begins (and inform employees of a right to counsel), and banning non-competes for low-wage workers. While the legislature has been reluctant to limit non-compete agreements, the Speaker’s proposal may indicate renewed interest in changing that law and should be monitored by interested parties. 
 
 

 

Massachusetts Noncompetition Agreements: Consideration

By on March 1, 2016

We have discussed the basics of non-competition agreements (“non-competes”) in Massachusetts, particularly the need to have reasonable restrictions supporting a “legitimate business interest.” Non-competes often include additional restrictions, such as non-solicitation and nondisclosure clauses. Beyond that, non-competes usually contain several provisions commonly found in legal documents. This post is the first in a series covering terms commonly found in non-competes.

Consideration

Every contract must include “consideration,” and non-competes are no exception. “Consideration” is the benefit that each side receives from a contract. Without valid consideration for each party to a contract, the contract will not be enforceable. In the employment context, it is very common for employers to have employees sign non-competes when they are hired. In Massachusetts, a job offer is valid consideration for an employee entering a non-compete agreement: the employee receives a job offer, while the employer receives the employee’s willingness to agree not to compete with the employer. Thus, employers are wise to have employees sign any restrictive contracts when the employee is hired.

However, sometimes non-competes are not signed when the employee is hired. If employment has already begun, an employer has two options. One option is use “continued employment” as consideration. The Massachusetts Appeals Court has held that continued employment is valid consideration (Wilkinson v. QCC, Inc., 53 Mass. App. Ct. 1109 (2001)), which is consistent with other jurisdictions, but the Supreme Judicial Court has not addressed the issue. For any employers concerned that a future court may find continued employment to be insufficient (and to oppose an employee’s argument that the agreement was only signed under duress), employers should consider offering additional consideration: a raise, a promotion, a bonus, more vacation time, and the like, along with continued employment.   

Although consideration often seems like an obvious part of any contract, it is vitally important. Any effective litigator will pick apart a contract to argue that adequate consideration was not provided, rendering the contract unenforceable. Consideration should be specifically discussed in the contract and actually provided to the employee (in other words, do not promise what you cannot deliver).

Material Change

While a job offer is valid consideration, if the employee’s job substantially changes, the non-compete may not be valid. This is based on a legal concept called “material change.” The argument is that if the employee’s new job is so different from the job that they were hired to do (and the job that served as consideration to sign the non-compete), consideration is no longer present and thus the non-compete is unenforceable. Massachusetts courts are divided on the issue, with some holding that only a reduction in the employee’s pay is a sufficient change to void the non-compete. Other courts have found that if an employee is promoted and given new responsibilities, a non-compete signed when first employed is likely unenforceable. As is often the case, the enforceability of a non-compete can be a fact-intensive endeavor. Both employers and employees should consult with an experienced Massachusetts employment attorney to determine their rights and options.

Employee Handbooks: Have you covered the basics?

By on August 3, 2015

Many companies use an employee handbook or manual, which can be a useful management tool when properly utilized. An effective handbook sets forth company policies in plain English and covers every important company policy. Clarity is vital when implementing any kind of policy, and employees will benefit from understanding both what the company offers and what it expects in return. Although an employee handbook is recommended for most businesses, it is possible to do more harm than good, particularly when policies are poorly presented, or if the company sets forth a series of policies but fails to follow them.

There is no one-size-fits-all employee manual. Some manuals that just cover the basics may be ten to fifteen pages long, while some large corporations have manuals numbering into the hundreds of pages. In general, an employee handbook should serve as an employee resource, a convenient way for a company to communicate with its employees.

Most handbooks set forth employer commitments, which are useful to provide clarity to employees and as a partial defense to some employment-related claims. For example, employers should include policies relating to discrimination, sexual harassment, workplace bullying, drug and alcohol use, and violence, and then state how complaints are handled. This ensures that employees know that the company will not stand for any kind of dangerous and illegal conduct. Employees will feel safe in the workplace, and should a problem occur, the employer will be prepared to handle the problem and minimize the impact. For example, should an employer face a claim from an employee regarding sexual harassment, an anti-sexual harassment policy in a handbook will demonstrate that the employer has taken proactive steps to comply with the law and provide a safe environment, which can be helpful in resolving the claim with a minimal cost.

Employers and employees will also benefit from clearly stated internal policies and procedures related to the day-to-day operations of the company. For example, employees should be well aware of the company’s dress code, the company’s standard business hours, what sort of lunch breaks and other breaks are permitted, as well as how the company handles tardiness and unexcused absences. It is also wise to set forth how the company handles various kinds of leave: paid vacation is considered a “wage” in Massachusetts, and the Commonwealth recently enacted the Earned Sick Time law. There are also laws governing time off for holidays and jury duty. The various employment-related laws provide benefits and obligations to employers and employees, and so it is in everyone’s best interest to set forth how the company handles these matters in writing.

Today’s technology focused world has many traps for the unwary. Companies of all sizes have begun implementing policies related to the use of social media in (and sometimes outside of) the workplace, the use of company email, and the requirement to maintain the confidentiality of sensitive company information. Although risk can never be eliminated, an effective handbook can minimize the company’s exposure to lawsuits and costly government investigations.

An effective handbook can aid with both hiring and firing. On the hiring side, there is a real cost to bringing on a new employee, as that person must spend time learning the ways in which matters are handled by the company. A good handbook will ease the transition, minimizing the time that must be spent learning the company’s system and also acting as a resource for questions the employee has regarding company policy. On the firing side, an effective handbook will set forth grievance and termination procedures, so both the managers in charge of firing and the employees understand what is expected of them. A handbook also aids an employer in fighting off wrongful termination lawsuits by showing that a particular policy was in place, an employee was warned about violating such policy, and then the employee was ultimately terminated for violating the policy. Further, fired Massachusetts employees are entitled to unemployment assistance unless the employer can demonstrate one of a few factors, including the employee’s deliberate violation of a company policy. A handbook, read and signed by each employee, is evidence of the existence of company policies.

Any company with more than a handful of employees should consider developing an employee handbook. Consulting with a qualified employment attorney will ensure that the handbook complies with current law and does not expose the company to unnecessary risk.

When Should Property Management Companies Contact An Attorney?

By on July 7, 2015

For most property management companies, picking up the phone to contact a lawyer is usually done with a sigh. If you are reaching out to an attorney, that often means that something has gone wrong and you need help in a difficult situation.  So when should property management companies contact an attorney?  The below topics are those most typically encountered by our property management clients. When these issues are addressed early with an attorney, a property management company will save substantial time, money and unnecessary aggravation.

Corporate Matters

Every property management company has some form of company structure (e.g. sole proprietorship, limited liability company or corporation). At the inception of a company, many owners simply ignore their structure while focusing on their expanding business. As the business grows, however, company owners need to look at their company structure and make sure it still makes sense. After all, internal disputes do not arise until there is real money at stake. When a dispute does occur, if the company structure is lacking, the ensuing litigation is going to become expensive very quickly. As such, company owners should ask themselves these three questions: (1) what happens if there is a falling out between the owners or someone passes away; (2) what happens if the company wants to expand; and (3) what happens when another company wants to purchase the existing company? Your company documents, such as your operating agreement, should contain the answers to these questions. If not, you should contact your attorney to make sure these items are addressed before they become an actual issue.

Document Drafting

Running a successful property management company requires careful compliance with a lot of different local, state and federal law. Although there are many “standard” lease and property management agreements available on the Internet, the drafters of those agreements are usually not aware of the local nuances that may govern those documents. For example, unlike most states, it is illegal in Massachusetts to charge tenants certain upfront fees such as application fees and pet deposits. A standard lease from another state like New Hampshire may be unenforceable in Massachusetts. As such, it is important that you have a professional review your tenant lease documents. The same caution is applicable to property management agreements (i.e. agreements between you and your owner-client). Given the nature of their business, property managers are exposed to liability from several parties. Therefore, make sure you review your property management agreement with your lawyer and periodically update it as circumstances change.

Employment Issues

Whether your company is a small operation or a Fortune 500 company, you will likely have employment issues at some point. Property management companies deal with unemployment claims, wrongful termination lawsuits and employee-misclassification. As mentioned in one of our recent articles, simply improperly classifying an employee as an “independent contractor” can be a costly mistake. If a suit is brought under the Massachusetts Wage Act, a company may be liable for triple damages, attorney fees and, in some cases, owners of the company may be personally liable. Unfortunately, many clients contact their attorney after one of these issues arise. To avoid unnecessary litigation, it is best to contact your attorney early to establish best practices for employment-related issues. When set up correctly, proper policies (e.g. employee handbooks, social media policies, etc.) and other preventative measures can minimize the exposure for employment claims.

Evictions

The eviction process, particularly in Massachusetts, is very tenant-friendly. Nevertheless, acting early can greatly increase a property manager’s potential for recovery and reduce the amount of rent loss. The key to an expeditious eviction is ensuring that the eviction notice is sent as soon as possible. In Massachusetts, you generally need to send either a 14-day notice or a 30-day notice, depending on the situation. It is important to remember that the eviction process does not begin until the correct notice is sent. If you fail to send the right notice, your case may be dismissed and you will be forced to start the process from the beginning. The other important aspect of evictions is making sure you have good information about your tenant. Setting up a proper screening process is critical. Too often, we have clients who do not have key information about their tenants (e.g. social security number, employment information and references). Without these critical items, collecting from a delinquent tenant is next to impossible. You should contact your attorney if you are unsure whether your screening process is adequate, or want to confirm that you are following the proper procedures for starting an eviction.

Vendor Disputes

Property management companies of all sizes have multiple trades and vendors at their disposal. In fact, many have multiple vendors for the same services so that they can remain competitive and ensure they are receiving the best service for the best price. Often, these vendors have either (1) their own contract; or (2) no contract at all. Under either circumstance, if a dispute arises, the property management company is at an immediate disadvantage. If the contract was drafted by the vendor, it likely is one-sided. If no contract exists, the parties will be stuck piecing together what they believe to be their agreement. Therefore, make sure you review each and every contract with your vendors to make sure your interests are protected. If you do not have a contract with a certain vendor, contact your property management lawyer to draft one for you.