News for Residential Real Estate Investors: Michigan Landlord Settles with DOJ for Allegations of Fair Housing Violations.

Here’s a profound truth those in the real estate industry will readily acknowledge:

Owning and Managing Real Estate is challenging.

 

I hear it from my Property Owner/Manager clients. I experience it when I am involved in negotiating in landlord/tenant disputes.

 

Some of the pitfalls property owners have to watch out for are illustrated in a recentFederal government press release.

The Department of Justice issued a press release today concerning a lawsuit settlement reached with a Landlord and 7 Michigan apartment complexes over Discrimination Charges brought by the Federal Government. You can review that press release here.

 

According to the press release, the Federal government alleged in its complaint that the “ the defendants, including the rental manager…as well as the corporate entities that own the complexes…discriminated against families with children by prohibiting them from renting one-bedroom units in the defendants’ apartment complexes.

According to the press release: the Fair Housing Center of Southeastern Michigan…had testers posing as prospective residents…ask[ed] to rent one-bedroom apartments. Testers who said that they wanted to rent an apartment with their child were told that children were not allowed in one-bedroom units.” Id.

Not good.

The federal Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability.

As stated by Principal Deputy Assistant Attorney General Vanita Gupta, head of the Justice Department’s Civil Rights Division. “Families with children deserve access to housing that meets their needs without facing unlawful discrimination. The Justice Department will continue to enforce the Fair Housing Act to ensure that families with children have the same rights to housing within their price range as people without children.

I’m speculating, but maybe the landlord didn’t know the law.

I wonder, did the landlord/property owner ever consult with legal counsel on its practices?

There are some lessons to be learned for landlords, property owners, managers, and real estate investors.

 

Two takeaways from this news headline:

 

1. It is worth engaging legal counsel. 

Issues arise. When in doubt, e-mail or call your attorney.

 

2. Residential Real Estate Investment is highly regulated.

If you are a landlord leasing out “residential” property as opposed to purely commercial property (business tenant), you are under much more stringent regulations. You must comply with Federal laws, like the Fair Housing Act and state laws, like the Michigan Truth in Renting Act. Make sure you are operating lawfully.

 

Questions? Comments?

email: Jeshua@dwlawpc.com

http://www.dwlawpc.com

What’s going on in Grand Rapids Real Estate and Beyond.

Happy Friday!

Some headlines to share – enjoy!

I. What’s going on in Grand Rapids Real Estate News:

In the wake of Propaganda Donuts Leaving Division public attention has been drawn to the tension between local businesses and the homeless population on Division Ave.2016-07-22 13.10.20

I explored this topic in my blog post: Can business, local government, and non-profits find ways to work together for the common good?

Check out the latest news on this subject from WoodTV8. Local government looks to be taking measures:

Goals for S. Division: Homeless, Business Coexisting

According to the Wood TV8 Article:

“That will be one area of focus for GRPD Capt. Scott Rifenberg as he takes over control of the department’s new Central Service Area, which was created in response to the downtown growing pains.”

Per Capt. Rifenberg: “That’s really going to be my goal, to make that area somewhere that people want to come to, that people feel comfortable in no matter what socioeconomic class they come from.”

Mel Trotter Ministries hosts a Unity Picnic: Bringing Unity around Division

Check out the Blog Post from Mel Trotter Ministries (“MTM”). MTM in connection with the Heartside Neighborhood Collaboration Project hosted a Unity Picnic in Heartside Park.

The rationale from Dennis Van Kampen, CEO of MTM:

 

if we offered a free meal and played some music and invited the police, the business owners, the homeless, the folks who live in the new housing units, the agencies in the area, then conversations could lead to tolerance and tolerance could lead to understanding and acceptance. Just maybe through this meal, we could rise above our differences to see our similarities… and great things could begin.

Thank you, Dennis. Great example of embracing the tension in the community in order to bring unity.

II. Beyond:

The U.S. Needs More Affordable Housing “How Cities Are Preserving Affordable Housing”

 

 

III. Parting Note for Landlords

Landlords Beware:

Maintaining a Tenant “Blacklist”? Potential Pitfalls in Tenant Screening.

 

e-mail: Jeshua@dwlawpc.com

www.dwlawpc.com

Reflections on the Guy with the Jack Hammer…

This morning I was making my commute to work on the highway – traffic was backed up and at a stand still.

Eventually, all cars started to roll along slowly (at this point, I was happy that at least traffic was moving).

Fifteen minutes and a few miles later I slowly passed the root cause of the traffic congestion…one construction guy with a jack hammer.

He was working on a small patch of concrete on the highway. Yet his lone actions closed down a lane for miles and disrupted traffic flow for so many travelers.

It is amazing to me that one person’s actions can be the cause of such disruption.

It gave me pause to reflect:

Sometimes disruption is a good thing.

It gave me pause to ask myself:

am I being a disruptive force for good?

 

A quote from Jim Elliot came to mind during my commute this morning:

 

“Wherever you are, be all there. Live to the hilt every situation you believe to be the will of God.”
– Jim Elliot

 

Here’s a call to living courageously each day and being a disruptive force for  good.

 

e-mail: Jeshua@dwlawpc.com

www.dwlawpc.com

Twitter: @JeshuaTLauka

Business Owners: Think Before you Sign. Recent Court Case Shows Why the Language in Your Contracts Matter.

Here’s to warmer weather!

The Lovely Michigan Summers

I’ve previously written about the importance of understanding the contracts you sign.

I just read a recent Court of Appeals decision that provides a great illustration for business owners to give pause before signing a contract on the dotted line.

Check out the case of Solis v Kroger and The Greener Side.

It’s only a few pages – easy read.

Facts:

  • Solis slipped on some ice in a Kroger’s parking lot.
  • Solis sued Kroger.
  • Kroger’s response – “its the fault of our ice removal company!”
  • Kroger sued its ice removal company – Progressive and Progressive’s sub-contractor – The Greener Side.
  • The Greener Side’s response – “Yes, we had a sub-contract agreement, and YES, it had an indemnity agreement, but we didn’t have an obligation to indemnify Kroger in that instance.

So What’s going on here?

Before Kroger engaged Progressive and the Greener Side, it made them sign a subcontractor agreement.

This agreement had an indemnity clause. It intended to allocate the risk of some unknown event (e.g. – someone slipping and falling and suing Kroger) to the subcontractor, and away from Kroger.

According to the Court of Appeals:

“The threshold question in any indemnification action is whether the indemnity clause applies to the underlying claim at issue. Citing Miller-Davis Co v Ahrens Const, Inc, 495 Mich 161,174 (2014).

The Greener Side argued for a narrow interpretation of the indemnity clause. It’s argument – “the indemnity provision does not apply because it had no obligation to perform snow and ice removal services on the day of Solis’ fall.”

Unfortunately for the Greener Side, the Court of Appeals held that the indemnity clause language was broad. 

“The Greener Side agreed to take “the entire risk of any and all personal injuries or property damage arising out of or in any way connected” with its performance under the contract.”

That’s broad language. If the Greener Side did not want to assume that much risk, it should have attempted to narrowly tailor the indemnity language.

Important Lesson:

Understand Your Contracts Before Signing. 

Contracts are about risk allocation. In a business relationship you need to decide what risk you are willing to bear, and what risk you will allocate away and then make sure the contract clearly states your agreement.

www.dwlawpc.com

e-mail: Jeshua@dwlawpc.com

Twitter: @JeshuaTLauka

Celebrating Entrepreneurs: National Startup Day

Yesterday August 4 was the 4th Annual National Startup Day Across America.

According to the website, National Startup Day Across America was created to:

“raise awareness of startup activity and job creation and help catalyze support for your local entrepreneurial community.

On the importance of startups in the U.S.:

“Startup companies act as entrepreneurial leaders, innovators, and job creators within our communities.”

An interesting statistic I read today from an article by Recode:

companies less than one year old have created an average of 1.5 million jobs per year over the past three decades, fueling both local and national economic growth.”

 

However, according to the Small Business & Entrepreneurship Council,Entrepreneurship is in decline.

SBE Council’s CEO, Karen Kerrigan is encouraging elected officials to “commit to policies that encourage startups.

We are fortunate to have a thriving and generous West Michigan Business Culture.

So, why not support a startup today?

Go grab a cup of coffee at a local business!

Spread the Word about an Entrepreneur Doing Good work in our community.

A shout out to some of the great organizations that support small business and encourage entrepreneurship in West Michigan:

Start Garden

LocalFirst

GRIN

GRAPE

LinkedUPGR

Grand Rapids Chamber

Small Business Association of Michigan

– Happy Startup Day!

 

e-mail: Jeshua@dwlawpc.com

www.dwlawpc.com

Twitter: @JeshuaTLauka

MI Supreme Court in Lawsuit Involving 5 Hour Energy: Commercial Non-Competes Must be Evaluated Under the Rule of Reason.

A while back I wrote a post about the  Court of Appeals Decision: The Non-Compete Lawsuit Involving 5 Hour Energy.

To recap, the facts:

Parties:

  • Plaintiff, Innovation Ventures, LLC, – the maker of “5 Hour Energy”
  • Defendants Liquid Manufacturing, LLC, K & L Development of Michigan, LLC, and Peter Paisley and Andrew Krause, the presidents and owners of Liquid Manufacturing and K & L Development.

i. Innovation Engages Liquid to bottle 5 Hour Energy

  • On May 18, 2007, plaintiff entered into a manufacturing contract whereby plaintiff hired defendant Liquid Manufacturing to bottle 5 Hour Energy.
  • In June 2010, plaintiff terminated its agreement with defendant Liquid Manufacturing, and the parties entered into an agreement to formalize the termination and to formalize plaintiff’s exercise of its option to purchase the equipment that defendant Liquid Manufacturing used to bottle plaintiff’s product. Id. pg 1.
  •  The Termination agreement contained nondisclosure and non-compete provisions, but permitted defendant Liquid Manufacturing to produce a list of 36 “Permitted Products” on the equipment that was formerly used to bottle plaintiff’s product; that permission could be revoked for violation of the Termination Agreement. Plaintiff agreed, though, to give defendant Liquid Manufacturing 30 days to cure any violation of the agreement. Id.

ii. Innovation Engages K&L to Help Market 5 Hour Energy

  • In 2008, Plaintiff and Defendant K&L entered an oral agreement with defendants, defendants to act as consultants “to help design, manufacture, and install certain beverage production and packaging equipment for plaintiff.”
  • On April 27, 2009, plaintiff and defendants Krause and K & L Development entered into a written agreements, including a confidentiality and non-compete agreement” Id.
  • On or about May 10, 2009, less than two weeks after the signing of the Agreements, plaintiff terminated the parties’ business relationship. The Parties entered into a “Termination Agreement”

And The Plot Thickens…

iii. K&L and Liquid Join Forces to Make: Eternal Energy

  • On September 10, 2010, defendant Eternal Energy LLC, which produces a liquid energy shot known as “Eternal Energy” was formed by the owners of Liquid Manufacturing and K&L Development to compete with 5 Hour Energy.
  • On May 9, 2011, defendant LXR Biotech was formed;  Defendant LXR Biotech markets and distributes Eternal Energy in approximately 2–ounce bottles, which is approximately the size of 5 Hour Energy bottles. Id. pg 2.
  • On September 20, 2010, ten days after the formation of defendant Eternal Energy, defendant’s CFO contacted plaintiff’s counsel, and requested that Eternal Energy be added to the list of Permitted Products that defendant Liquid Manufacturing could, pursuant to the Termination Agreement, produce.
  • In an e-mail dated September 21, 2010, plaintiff agreed to include it. (This would prove fatal to Plaintiff’s claim for breach of the termination agreement by Liquid Manufacturing producing “Eternal Energy”).
  • On January 27, 2012, plaintiff sued Defendants, alleging breach of a confidentiality agreement, non-compete agreements, as well as  tort claims for the disclosure of its confidential information.

Essentially, Plaintiff claimed that Defendant wrongfully obtained Plaintiff’s confidential information, and the Defendants used the information in marketing Eternal Energy, and by representing to Wal-Mart that defendant previously bottled 5 Hour Energy for plaintiff. Id.

After several amended complaints and extensive discovery of documents, (aka “loads of attorney fees”) Defendants filed a motion to dismiss. The Court granted the  motion and dismissed all claims. Plaintiff appealed. The Court of Appeals affirmed – found in favor of Defendants.

The Court of Appeals held the non-competition agreement unenforceable.

Just a few weeks ago the Michigan Supreme Court overturned the Court of Appeals decision. You can check out the full decision here

Why did the Supreme Court overturn the Court of Appeals? (hint – check out the Title of this Post).

Two issues taken up by the MI Supreme Court:

1. Was the Business Contract void because it lacked consideration?

and

2. Did the Court of Appeals apply the correct test when deciding the non-compete was unreasonable?

To  summarize the Supreme Court’s findings:

1. No. The Business Contract wasn’t void for lack of consideration. 

The Court of Appeals held the Non-disclosure agreement was unenforceable because it lacked “consideration” –  The Supreme Court disagreed.

As the Court held: “To have consideration there must be a bargained-for exchange” Citing Gen Motors Corp v Dep’t of Treasury, 466 Mich 231, 238-239 (2002). “Generally, courts do not inquire into the sufficiency of consideration: “[a] cent or a pepper corn, in legal estimation, would constitute a valuable consideration”. Id. 239.

2. The Court of Appeals used the wrong legal standard to evaluate the reasonableness of a non-compete. It should have used “THE RULE OF REASON

The Court held: a commercial noncompete provision must be evaluated for reasonableness under the rule of reason.

The Court of Appeals evaluated the “reasonableness” of the parties’ noncompete provision under the standard governing noncompetes between employer and employees.

The Supreme Court noted that “[i]n general, federal courts have assessed noncompete agreements between two commercial entities under the rule of reason.” Citing Perceptron, Inc. v Sensor Adaptive Machines, Inc, 221 F3d 913, 919 (CA 6, 2000).

The Rule of Reason:

As cited by the Supreme Court:

“a court must take into account a variety of factors, including specific information about the relevant business, its condition before and after the restrain was imposed, and the restraint’s history, nature and effect.” Citing State Oil Co v Khan, 522 US 3, 10 (1997).

What Now?

The Case goes back to the trial court to determine whether or not the noncompete provisions are reasonable under the rule of reason.

Prince Died Without a Will. Business Owners: who are your advisors?

CNN just posted an update on the Prince Estate dispute: possible heirs narrowed down to six @CNN https://t.co/imje7PyaqR

A while back I posted about some lessons from Robin Williams’ Estate.

I wrote about Robin Williams’ Estate as “an example of the problems that can erupt after a loved one passes away – even if that loved one had a well thought out estate plan.”

In the case with Prince, it appears that he had absolutely no estate plan at all.

This is surprising given, as the ABAJournal put it Prince apparently “had a ‘revolving circle’ of lawyers and business advisers, according to the New York Times. He also handled many of his business affairs himself.”

I wonder where were the attorneys, accountants, financial advisers telling prince:put your affairs in order!

Maybe this happened. Maybe he had one or more lawyers over the years tell him, “by the way, Prince, you really need to prepare an estate plan so that your finances are in order when you die.”

Maybe estate planning was simply not important to him. According to the article Prince did not have a surviving spouse or parents… one can only speculate.

Prince is apparently survived by 5 siblings. It will be interesting to see if they can all agree on the estate administration or if there are any other apparent heirs that claim a part of the quarter of a billion dollar empire Prince left behind.

Two comments:

1. To business advisers: If we aren’t being proactive with our clients to push them to get their affairs in order, we are doing a disservice. This is especially true when we serve business owners or individuals whose finances might have a lot of moving parts.

2. To Business Owners: Who are your advisers? Maybe you are like Prince – you like to handle many of your business affairs yourself. That only works so well. You can’t be an expert in every area. Surround yourself with good counsel. You need advisers who can steer you in the right direction.

e-mail: Jeshua@dwlawpc.com

Twitter: @JeshuaTLauka

http://www.dwlawpc.com

Community Development: The Tension Between Real Estate Entrepreneurship and Keeping Families In Affordable Housing.

This morning I read a MIBiz article by Nick Manes titled:

Hungry investors seek Grand Rapids housing deals, rankling longtime residents

The article does a good job of addressing the “tension” that I wrote about in a previous post. New investment in downtown Grand Rapids is exciting. But, as Nick Manes puts it, the flip-side of this new development is the “concern that new investment would lead to displacement of long-time residents.

Nick, in his article, illustrates this tension as articulated through the  interviews of the many interested parties: developers, investors, homeowners, renters, and community stakeholders.

As I’ve mentioned in my prior article, as a business/real estate lawyer and Chairman of the Board at Mel Trotter Ministries – I see this tension. I often find myself advocating on both sides of this tension.

Because of these different “hats” I wear, I have had to ask myself – what do I do with this tension?

I am committed to embracing this tension.

I am committed to ask the question: “Am I working to build a better community?

Just like I ended my previous article on this subject, so I will end this one:

 We should encourage entrepreneurs to revitalize blighted property – we should do everything we can to place families in affordable housing.

Let’s embrace the tension.

E-mail: Jeshua@dwlawpc.com

www.dwlawpc.com

Twitter: @JeshuaTLauka

Another West Michigan Business becomes a Certified B Corp

Happy Friday!

Yesterday MIBiz reported on the latest West Michigan Business to obtain B -Corp Certification The Highland Group becomes certified B Corp.

I’ve previously posted on West Michigan’s Thriving Culture of Social Entrepreneurship

in Michigan, the biggest concentration of the B-Corp businesses are in the Grand Rapids area, where there are 11 — twice as many as in Metro Detroit

This list  of “B Certified” companies includes Cascade Engineering, The Image Shoppe, & 616 Development, among others.

Welcome to the club, Highland Group!

Recent headlines in Grand Rapids have brought attention to the need for businesses to ask the question: Am I working to build a better community?

B-Corp certification is one way (certainly not the only way) for businesses to hold themselves accountable to being a good community partner.

E-mail: Jeshua@dwlawpc.com

www.dwlawpc.com

Twitter: @JeshuaTLauka

About Propaganda Doughnuts’ Closing and West Michigan Business. Working to Build a Better Community.

A few days ago MLIVE posted about Propaganda Doughnuts’ closing on South Division in Downtown Grand Rapids.

I was a fan of Propaganda Doughnuts. Occasionally on Sundays after church my family would pick up some doughnuts and go to a park with some friends. I am sorry that I won’t be able to do that any more.

Polarizing Comments.

According to MLIVE, “Propaganda Doughnuts posted to Facebook – then apparently removed – an explanation for why it has closed after two years operating on South Division Avenue. A screen shot is being shared on social media:

‘It was too much to ask our customers to accept being harassed and approached by panhandlers. Customers were also having to walk past intoxicated and passed out people on the sidewalks and in the doorways.”This area is no longer acceptable for customers who just want to stop in and get some great doughnuts and coffee.'”

Kind of a polarizing statement. I understand why the post was apparently removed. You will find people who completely agree with the author’s sentiment, and others who don’t.

If anything, Propaganda Doughnuts’ departure from downtown Grand Rapids and its comment provide an opportunity to ask questions.

Personally, I think a relevant question businesses can ask in similar  circumstances was identified by Thomas J Curry of the OCC. Mr. Curry addressed a crowd talking about the great community development work going in in Detroit. He asked this question:

“Are you working to build a better community?”

Don’t hear me wrong – the Problems are Real.

Propaganda Doughnuts had a legitimate complaint. Homelessness, crime and poverty are realities in downtown Grand Rapids.

A few months ago for National Reentry week the US Attorney General issued a press release citing:

“Every year, more than 600,000 people return to our communities after serving time in federal and state prisons…another 11.4 million cycle though local jails.” 

For more information, check out the Department of Justice’s Fact Sheet issued in connection with its first ever National Reentry Week.

These real problems don’t always have readily visible solutions.  However, local businesses should pause and ask the question: “Am I working to build a better community?”

Business Doing Good. Social Entrepreneurship.

More and more businesses are finding their identity in doing good for their community. Michigan is gearing up to pass legislation to allow for the formation of Benefit Corporations.  B-Corps are for-profit businesses that are committed to social good.

A few weeks back I authored a post titled  West Michigan and its Thriving Culture of Social Entrepreneurship.

This list  of “B Certified” companies includes Cascade Engineering, The Image Shoppe, & 616 Development. These are West Michigan companies committed to creating a material positive impact on society and the environment.

Businesses asking the Question.

Many businesses are continually asking the question posed by Mr. Curry: “Am I working to build a better community?

These businesses are socially minded. Purpose Driven. Whether B-Certified or not. I think of Express Employment Professionals in Grand Rapids as one example.

In conclusion: a call to local business.

Local businesses – I encourage you to partner with local non-profits. Work together to build a better community.

If you aren’t familiar with the leaders in a particular organization, introduce yourself.

You don’t need an excuse to invite dialogue on some difficult issues affecting our community.

Connect with Mel Trotter Ministries – A standing invitation from me – join me for lunch.

E-mail: Jeshua@dwlawpc.com

www.dwlawpc.com

Twitter: @JeshuaTLauka