Most lawsuits must be filed within a prescribed period of time, and the deadline for initiating a civil action is known as the statute of limitations. While the statute of limitations varies depending upon the type of claim contemplated in any given matter, as a rule, if it “runs out” prior to the filing of a complaint, the case is no longer valid.

Sometimes, however, the statute of limitations is suspended, or “tolled,” for a while before it begins to run again. There are several different reasons tolling may occur, one of which was triggered in response to the onset of the coronavirus crisis. In fact, on April 6, 2020, the Judicial Council of California adopted Emergency Rule No. 9, which effectively suspended the statute of limitations on all civil cases in California until 90 days after Governor Gavin Newsom lifts the current state of emergency-this in order to protect parties who have causes of action that accrued before or during the COVID-19 pandemic.

Given that many courts statewide are beginning once again to process civil filings, Rule 9 was recently amended for clarification purposes and to specify new start dates for statutes of limitations. Michelman & Robinson explains how this may affect your civil case.

Q. Does Rule 9 only apply to statutes of limitation?

A. No, the amendment states that the emergency rule also applies to “statutes of repose,” which are similar to statutes of limitations, but establish different filing deadlines for certain civil cases, such as lawsuits arising out of defects in construction projects.

Q. What is the net effect of the amendment to Rule 9?

A. Effective immediately, Rule 9 has been amended to toll the statutes of limitation and repose as follows:

  • For causes of action having statutes of limitation or repose that exceed 180 days, the statutes are tolled until October 1, 2020
  • For causes of action having statutes of limitation or repose that are 180 days or less, the statutes are tolled until August 3, 2020

Q. What causes of action does Rule 9 apply to?

A. The rule is broad and applies to all civil causes of action, including special proceedings that are of a civil nature.

Of course, M&R’s litigators are here to answer any questions you may have about statutes of limitations or repose or, more broadly, civil litigation in the wake of COVID-19.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for advice in specific situations.

Without question, tourism-and by extension, hospitality-has been one of the industries hardest hit by the coronavirus pandemic. This remains the case even as stay-at-home orders begin to be phased out and states gradually reopen for business. Long story short: hotels will continue to feel the economic sting of COVID-19 for the time being as non-essential travel is still discouraged by the Center for Disease Control, if not altogether prohibited in some places by virtue of cross-border restrictions, among other things.

The good news is that, at some point, this too shall pass, and vacationers will once again be checking into hotels, both domestically and internationally. One study recently cited in USA Today suggests that nearly 90% of American travelers hope to be packing their bags for trips by the end of 2021, and search data from Expedia indicates a growing interest in destinations from Hawaii to Orlando. In the meantime, business travel is sure to resume as companies carry on, albeit in a corporate landscape colored by the coronavirus crisis.

A New Experience From Check In to Checkout

Exactly when hotels will see a significant upswing in reservations (be it for leisure or business travel) is hard to pinpoint with precision. What we know is when guests do come back in numbers, the hotel experience will look and feel a lot different than it was back in the good old days (read: January 2020). Hospitality experts expect a range of COVID-19-related modifications to be implemented, including check ins and checkouts to be completed without human contact when possible; temperature checks upon arrival at certain properties; reconfigured lobbies to facilitate social distancing; the use of digital room keys; masked and gloved employees; sanitizing stations at every turn; elevator monitoring to control overcrowding; and housekeeping’s use of electrostatic sprayers and ultraviolet light to ensure pristine guestrooms that will be designated with a seal after cleaning. Whatever precautions any given hotel ultimately introduces, stays at properties large and small will take on an entirely new vibe. This will be among the many legacies of the COVID-19 outbreak.

Beyond the Guest Experience: Potential Legal Exposure

All of the foregoing aside, there are several legal issues that hoteliers must be mindful of as they ramp up operations. As customers return, at whatever pace that may be, hotel owners and operators will need to rebuild their workforces, presumably by recalling furloughed employees-a process that must be handled with care. Likewise, hotel employers are obligated to do what they can to ensure the health and safety of their workers, requiring meaningful workplace policies and protocols. In addition to these personnel matters, those in the hotel space will likely face an onslaught of contractual problems linked to the coronavirus, particularly ones involving large booking and event cancellations.

Surely, the possibility of legal exposure is very real as the pandemic comes under a modicum of control and hotel doors are reopened to employees and guests. Here, Michelman & Robinson answers questions that hoteliers may have about how best to minimize the specter of liability.

Recalling Employees

Q. What should hotel employers be thinking about in terms of recalling employees from furlough to avoid class action or other employment-related claims?

A. Hotels from coast-to-coast have had to furlough or otherwise layoff employees as a result of the hospitality business nationwide coming to a screeching halt. On the plus side, some, if not many, of the affected employees may be subject to recall as occupancy rates recover over time. That being said, hotel employers should consider all of the following when deciding what workers to bring back-this in order to avoid or minimize the risk of litigation:

  • Workers asked to return to their jobs must be selected in a way that is fair, non-discriminatory, and ideally based on identifiable business needs
  • If there are multiple employees in line for an available position, the selection process must be based on non-discriminatory criteria such as tenure-e.g., recalling those with the most seniority first
  • Favoritism when recalling employees must be avoided at all costs and legal counsel should review all hiring (or return to work) decisions
  • Should managerial employees be asked to handle non-managerial duties upon their return to the workplace, they may lose their exempt status; in such an instance, hoteliers must ensure that these employees are properly classified in light of their altered duties so as to prevent misclassification or wage and hour lawsuits
  • Layoffs made due to COVID-19 should not be used as a means to dismiss problematic employees in the absence of reasonable grounds for termination

The WARN Act

Q. How does the WARN Act factor into a hotelier’s decision-making regarding employees furloughed or laid off because of COVID-19?

A. As hotel owners and operators look toward an uptick in occupancy, personnel planning should be addressed with an eye toward the requirements of the federal Worker Adjustment and Retraining Notification (WARN) Act and state Mini-WARN statutes.

The WARN Act requires employers to provide written notice at least 60 calendar days ahead of a mass layoff-one involving 50 full-time employees and at least 33% of the active full-time employees at a single employment site, unless the layoff impacts 500-plus employees, in which case the one-third requirement does not apply.

The details of the WARN Act are plenty, and the amount of notice is subject to certain exceptions. For purposes of this answer, suffice to say that violations of the law can be quite costly. Covered employers that order mass layoffs without following the mandates of the WARN Act may be on the hook for back pay to impacted employees for each day of violation, as well as civil penalties, and the cost of health insurance benefits.

Of critical importance when contemplating the WARN Act as it relates to furloughed employees is this: WARN notification is only required for employees (1) laid-off for more than six months or (2) who have had their hours reduced 50% or more in any six-month period as a result of a mass layoff. Thus, the takeaway for hoteliers is all about timing and numbers. As most furloughs associated with the coronavirus began in mid-March, the WARN Act could be triggered in these cases if furloughed employees fail to be recalled by mid-September (depending, of course, on the total number of workers involved).

Of note, a handful of states, including California, Illinois, and New York, have enacted their own Mini-WARN statutes. As such, hotel employers should always check state law when dealing with the potential of a mass layoff. They should also keep in mind modifications to existing laws given the extraordinary circumstances presented by the COVIC-19 pandemic. For instance, California Governor Gavin Newsom has issued an executive order temporarily suspending the state’s WARN Act notification requirement for qualifying employers, provided certain criteria are met.

All things considered, hotel owners and operators would be wise to consult with legal counsel when staring down the barrel of a potential mass layoff. Depending upon specific circumstances, it may be recommended that hotel management provide a form of WARN notification to minimize the potential for related litigation.

Employee Health and Safety

Q. Regarding employee health and safety, what should be on hoteliers’ radar screens as the risk of COVID-19 persists?

A. This is a particularly difficult area for any employer given the patchwork of federal, state, and local guidelines concerning employee health and safety. It is especially challenging for hotel owners and operators, including those having multiple properties-some in states that have largely opened up for business and others where quarantine requirements are still in place. In such uneven circumstances, it is nearly impossible to implement consistent company-wide health and safety protocols.

One constant is the general duty clause of the Occupational Safety and Health Act (OSHA), which mandates that employers provide their employees with a “workplace free from recognized hazards likely to cause death or serious physical harm.” Prior to the onset of the coronavirus, this obligation was rather straightforward, but how the requirement will be interpreted as a legal standard in the face of a highly contagious virus remains unclear.

What we know is that OSHA, unions, and hotel employees will see the general duty clause as just that, a duty, as well as an aspirational standard requiring hoteliers to use their best efforts to comply. Consequently, hotel management should engage in a top-down review to determine how, and if, they can make their workplaces safer for employees upon their inevitable return. Among things to be considered is whether greater social distancing is possible given the design and operations of an existing property. Toward that end, staggered work hours, or having different teams reporting to work on different days in order to facilitate social distancing, could be a good solution.

On par with social distancing is the need for hoteliers to ensure that their workforces are healthy and not likely to infect others. That means mechanisms should be instituted to have hotel employees’ temperatures taken as they arrive for work, and to have personnel that are coughing or showing other observable symptoms of COVID-19 prevented from entering the workplace. Thankfully, the EEOC has determined that an individual with COVID-19, or symptoms of it, presents a significant risk of substantial harm to others, which justifies limited health inquiries and medical examinations and testing of employees, though employers must maintain all health-related information about an employee’s illness or condition as a confidential medical record. By virtue of this confidentiality requirement, hotel owners and operators must be thoughtful about whom they have asking medical questions and taking down health-related information, and how that data is being stored.

Regarding employee health and safety, one issue unique to the hospitality industry relates to protocols put in place for guests (e.g., the frequency in which guestrooms are cleaned, how food should be delivered, and whether guests will be tested for COVID-19). In other words, employees need to be protected not only from their co-workers, but also from hotel visitors, which may prove to be rather tricky as a practical and operational matter.

Another issue for hoteliers to keep top of mind is what personal protective equipment (PPE), if any, their employees should wear (e.g., masks, gloves, etc.) while on the job. To the extent PPP is necessary, employees will have to be trained in its use and proper disposal. Attention must also be paid to the most routine events, like managing the ingress and egress to a hotel property or, for example, its elevators to prevent congestion. Likewise, to mitigate the chance of another outbreak, it may be essential to limit undue density in a property’s breakrooms or other common areas.

Booking and Event Cancellation

Q. How should hotels approach contractual issues like large booking and event cancellations due to the coronavirus?

A. When it comes to significant room and event cancellations, hotels need to tread lightly, keeping in mind the possibility of PR- and brand-related fallout. The prospect of adverse publicity aside and with regard to contract performance, enforcement rights pertaining to booking and event agreements will largely hinge upon the principles of force majeure.

A force majeure clause operates to excuse performance under an agreement or to extend time of performance when an unforeseeable event-or one that is beyond a party’s control-causes that party to be unable to meet its contractual obligations. Arguably, the coronavirus may well qualify as a triggering event for purposes of a force majeure provision in a hotel contract, but that will not always be the case.

Force majeure language in an agreement must be very detailed, as many courts set the bar quite high and require specific reference to the problematic occurrence (here, a pandemic or virus). Nonetheless, force majeure could be grounds for the cancellation of a large booking or event. So too may the legal doctrines of frustration of purpose and impossibility of performance.

It is worth noting that several lawsuits have been filed over the last month in multiple jurisdictions-California, New York, and Texas included-calling into question the enforceability of force majeure provisions in light of COVID-19. Unfortunately for hotels juggling cancellations and strategizing as to how to respond to them, concrete answers will not be coming anytime soon as these cases will likely outlast the virus.

Beyond force majeure, hotel owners and operators should be aware that a number of class actions are being pursued in California under the Consumer Legal Remedies Act (CLRA) and Unfair Competition Law (UCL). These disputes-mostly related to large-scale events-are at least partly based on the venues’ failure to conspicuously outline cancellation and refund policies.

Checkout Time

In closing, hotel owners and operators must prepare for legal issues that are sure to arise in the wake of the COVID-19 crisis. Whether they stem from employee recall decisions, determinations about mass layoffs, health and safety procedures, guest cancellations, or any number of other complications fueled by the coronavirus, disputes and the associated risk of litigation are always a possibility. Nonetheless, by ramping up operations with eyes wide open and mindful of the items discussed above, hoteliers can certainly help keep exposure to a minimum.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for advice in specific situations.

This is an update to Michelman & Robinson’s previous report about California Insurance Commissioner Ricardo Lara’s bulletin (Bulletin 2020-3) to insurance companies requiring the return of premiums to businesses and consumers in an effort to provide financial relief during the coronavirus crisis. By way of a new bulletin (Bulletin 2020-4) issued today (May 15, 2020), Commissioner Lara has extended his prior mandate directed at all admitted and non-admitted property and casualty and workers’ compensation carriers doing business in California. M&R explains the scope of Commissioner Lara’s updated directive here.

Q. What is the purpose of the commissioner’s latest bulletin (Bulletin 2020-4)?

A. Today’s bulletin (1) clarifies what is required of insurance carriers under Bulletin 2020-3, issued April 13, 2020, and (2) extends the relevant time period for that previous bulletin.

Q. What did the prior premium-related bulletin (Bulletin 2020-3) call for?

A. By virtue of local and statewide stay-at-home orders that have curtailed policyholders’ personal and commercial activities, the projected risk and loss exposure across a variety of insurance lines have become overstated or misclassified. In response, Commissioner Lara in Bulletin 2020-3 ordered all insurers doing business in California to make an initial partial premium refund for the months of March and April as quickly as possible (but in no event later than August 11, 2020) to certain California policyholders.

Q. What exactly does Commissioner Lara’s new bulletin (Bulletin 2020-4) clarify?

A. Bulletin 2020-4 clarifies that prior Bulletin 2020-3 does not require full, 100% refunds of premiums for the months of March and April. It does, however, compel insurers to provide partial refunds, taking into account only the portions of premiums for the months of March and April where projected loss exposures of certain policies have become misclassified or overstated. Further, Bulletin 2020-3 provided that if the COVID-19 pandemic continued into and beyond May, a subsequent bulletin would be issued to insurers. Commissioner Lara has done just that with Bulletin 2020-4.

Q. What does Bulletin 2020-4 say about extending the time for premium reductions?

A. Consistent with California Governor Gavin Newsom’s May 7 order transitioning California into Stage 2 of the so-called Pandemic Resilience Roadmap-all the while keeping the state’s stay-at-home order in effect-Commissioner Lara’s latest bulletin extends the directive in Bulletin 2020-3, requiring carriers to reduce premium in the affected lines of insurance through May 31, 2020. Remember, Bulletin 2020-3 only contemplated the months of March and April.

Of note, if the stay-at-home order in California continues into June and beyond, the commissioner will issue additional directives to ensure premiums continue to accurately affect policyholders’ exposure to loss.

Q. To put Bulletin 2020-4 in proper context, what were the directives in Bulletin 2020-3?

A. The prior bulletin requires insurers issuing policies in the following lines of insurance to provide affected California policyholders with a notification of the amount of their partial refunds, a check, premium credit, reduction, return of premium, or other appropriate premium adjustment, no later than August 11, 2020:

  • Workers’ compensation
  • Commercial multi-peril
  • Commercial liability
  • Medical malpractice
  • Commercial automobile
  • Private passenger automobile
  • Any other insurance line where the risk of loss has fallen substantially as a result of the COVID-19 pandemic.

In addition, carriers must provide explanations of the basis for the adjustments, including any changes to the classification or exposure basis of affected policyholders.

Q. Do the premium-related bulletins require insurers to report anything to the California Department of Insurance?

A. Yes, affected insurers must report to the CDI no later than June 12, 2020 all actions taken and contemplated future actions to refund partial premium in response to or consistent with the bulletins. The required reporting must now also include information with respect to any premium adjustments for May 2020, in addition to March and April.

The CDI provided a Microsoft Excel workbook, which can be found here, for insurers to use for their reports, which are to be submitted to the Rate Specialist Bureau at [email protected].

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for advice in specific situations.

This week, the U.S. Supreme Court agreed to hear a case of great consequence when it comes to judicial review of IRS guidance that arguably concerns tax collection or assessment. At issue in CIC Services LLC v. Internal Revenue Service is the scope of the Anti-Injunction Act and, more specifically, what constitutes the collection or assessment of taxes for purposes of the statute.

CIC Services LLC is a risk management consulting firm and material advisor to captive insurance companies. Its lawsuit relates to Notice 2016-16 issued by the Treasury Department and IRS, by which the federal government:

  • Identified certain transactions entered into between taxpayers and related captive insurance companies as having the potential for tax avoidance or evasion (micro-captive transactions);
  • Labeled micro-captive transactions as “transactions of interest;” and
  • Subjected micro-transactions to reporting requirements and potential penalties associated with “reportable transactions.”

In a nutshell, Notice 2016-16 served to label micro-captive transactions as potentially abusive tax shelters, much to the chagrin of CIC Services. In response, the company filed its complaint against the IRS in the United States District Court for the Eastern District of Tennessee, seeking to render Notice 2016-16 and its mandates invalid. CIC Services alleged that in issuing the notice, the IRS failed to follow the requisite notice-and-comment rulemaking and congressional review procedure for legislative rules as set forth in the Administrative Procedure Act.

The trial court dismissed CIC Services’ complaint for lack of subject matter jurisdiction, holding that the Anti-Injunction Act divested it of jurisdiction because the lawsuit was “for the purpose of restraining the assessment or collection of any tax.” CIC Services appealed this ruling to the Sixth Circuit, arguing that the Anti-Injunction Act did not prohibit pre-enforcement review of Notice 2016-16 because it is not geared toward tax collection or assessment; rather, the Administrative Procedure Act compels such a review.

For its part, the IRS contended that compelling taxpayers to report on the use of potentially questionable tax shelters (read: micro-captive transactions) is (and was) related to tax collection and therefore protected by the Anti-Injunction Act. The Sixth Circuit agreed, finding that the Anti-Injunction Act barred CIC Services’ litigation.

By way of certiorari, the U.S. Supreme Court has stepped in and is set to hear CIC Services LLC v. Internal Revenue Service during its October 2020 term. Michelman & Robinson will be sure to follow this interesting case and convey the High Court’s decision.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for advice in specific situations.

You may be hearing the phrase “force majeure” being thrown around quite a bit in response to the upheaval caused by the coronavirus. But what does this archaic phrase mean for you and your real estate contracts? In short, a force majeure clause operates to excuse performance obligations in an agreement or to extend time of performance when an unforeseeable event, or one that is “beyond the contractor’s control,” causes one or more parties to be unable to meet their contractual obligations. Given that the coronavirus may well qualify as a triggering event for purposes of a force majeure clause in one of your contracts, we offer the following information, which is geared toward commercial real estate.

Q. Do force majeure clauses impact commercial real estate contracts?

A. Yes. Nearly all commercial contracts, including most commercial leases, contain some form of force majeure clause. Examples of a force majeure include prevention, delays or stoppages due to strikes, lockouts, labor disputes, terrorist acts, acts of God, governmental actions, inactions or delays, civil commotion, extreme weather, fire or other casualty, and/or other causes beyond the reasonable control of the party obligated to perform.

That being said, even in the event of a force majeure, commercial tenants are typically still on the hook to pay rent to their landlords. Many commercial leases include language stating that force majeure may not be raised as a defense for a tenant’s non-performance of any obligations with regard to the payment of rent. Such carve-outs are extremely advantageous for landlords and-absent other possible defenses (see below)-effectively mean tenants will not be able to circumvent rent altogether-or pay lesser amounts-if something out of their control occurs that results in their landlords being unable to perform their duties under any given commercial lease. Of note, the carve-outs also act to insulate landlords from tenants that refuse to pay rent because of a force majeure that prohibits those tenants from entering or continuing their business operations on leased premises.

Rent aside, force majeure usually excuses landlords and tenants from other performance under their commercial leases, but only for a period equal to the prevention, delay, stoppage or inability to perform. And of course, if a commercial lease does not include the carve-out language referenced above, even a tenant’s rent may be subject to a force majeure clause.

Q. Are force majeure clauses enforceable?

A. Yes, but the analysis is fact-intensive and should be considered on a case-by-case basis. Especially important is the precise language of the force majeure clause at issue. As with all contractual disputes, the terms of the agreement (for our purposes here, a commercial lease) and the intent of the parties control a court’s analysis. Force majeure clauses will only limit damages where circumstances beyond the parties’ control have frustrated their reasonable expectations.

Q. Does the coronavirus pandemic trigger the force majeure clause in your contract?

A. Possibly. Again, the inquiry will turn on the specific language in the force majeure clause at issue coupled (potentially) with the governmental orders in place in the jurisdiction where the contract is to be performed.

Most courts read force majeure clauses narrowly, especially those that use unspecific terminology, catch-all phrasing, or the term “act of God.” In fact, the applicable test does not limit triggering factors to “acts of God,” but focuses on the unforeseen nature of the force majeure event and the ability of parties to a contract to have prevented the circumstance if they acted diligently.

However, some force majeure clauses expressly identify “illness,” “disease,” “epidemic,” “pandemic,” or similar terms in the list of triggering acts. In those instances, it is fairly clear that the coronavirus outbreak would activate the force majeure clause and excuse contract performance.

If your force majeure clause does not contain these illness-related terms, it still may be in play. For example, many force majeure clauses are triggered where governmental decrees, laws, or ordinances render performance untenable. Given the influx of coronavirus-related governmental orders prohibiting gatherings of people-such as the San Francisco Bay Area’s shelter in place order-parties to a contract could reasonably lean on their force majeure provision in these instances. Further to that point, parties in California may even argue that the state government has already declared a force majeure event resulting from the pandemic. On March 12, Governor Gavin Newsom issued Executive Order N-25-20, providing, in part, that “state and local public health officials may, as they deem necessary in the interest of public health, issue guidance limiting or recommending limitations upon attendance at public assemblies, conferences, or other mass events, which could cause the cancellation of such gatherings through no fault or responsibility of the parties involved, thereby constituting a force majeure.”

Big picture: while a force majeure provision may be narrowly construed and, under the laws of some states, such as New York and Texas, only triggered where the clause clearly and expressly includes the contingent event, commercial landlords and tenants should understand that even catch-all language making reference to “calamities” or “causes beyond a party’s reasonable control” may be leveraged to their advantage depending upon the circumstances.

Q. Are there other related contract doctrines available as a result of the coronavirus pandemic?

A. Yes, parties to an agreement might be able to assert the defense of “frustration of purpose” and essentially argue that the stated purpose of the contract is frustrated by a governmental prohibition in response to the virus. The case law, at least in some jurisdictions, includes solid precedent as it concerns frustration of purpose based on a government order.

Impossibility of performance is another potential defense to contract enforcement, though not a terribly effective one. This doctrine is construed quite narrowly and usually applied only where performance is objectively impossible, such as where a “thing” necessary for performance has been destroyed. In theory, a party to a commercial lease could argue that it was prevented from performing due to a shelter in place, quarantine, or an isolation ordinance decreed by executive order, but to the extent commercial buildings remain open to provide minimum basic operations and essential business, it is not likely “impossible” for a tenant or a landlord to perform under their commercial lease. This is especially true as it relates to the payment of rent.

It is important to note that in certain contracts, falsely invoking the defense of force majeure or one of the alternative defenses just listed-whether or not in good faith-can alone constitute a breach of contract leading to more potential problems.

Q. Are there any additional concerns and strategies I should keep in mind?

A. In the commercial real estate context, be proactive with your landlord, tenant, or lender. We all are operating in the same uncertain times and landscape, and virtually every business owner understands the economic hardships we all face-your, landlord, tenant or lender included. For instance, rather than waiting until after a payment is late or missed, proactively reach out to those with whom you do business and discuss the circumstances and your options. To that end, consider negotiating modifications and forbearance agreements, which set forth in writing in advance how the parties intend to deal with the pandemic’s impact on their business relationship.

Businesses should also take a close look at tax and cash flow relief programs available to them from the federal and state governments and their respective agencies. For example, the federal government recently announced that it would give taxpayers a 90-day extension to pay 2019 income taxes due on up to $1M in tax owed, which is meant to cover pass-through entities and many small businesses. Commercial landlords and tenants should research sources of financial and tax relief, and discuss the same with their trusted attorneys, accountants, brokers, and advisers.

Please know that we are here to help you in any way we can. That includes coordination with your insurance and real estate brokers, both of whom should be familiar with existing market conditions.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for advice in specific situations.

In a dramatic departure from the rather flexible standard for joint employer liability embraced under the Obama administration, the Department of Labor has announced a final rule regarding joint employer status under the Fair Labor Standards Act (FLSA) that will surely please employers. It becomes effective in mid-March. The new rule is, in part, a response to the business community’s outcry against prior decisions finding franchisors to be joint employers of their franchisees’ employees, even when those franchisors lacked control over the terms and conditions of workers’ employment.

Four-Factor Balancing Test

In a nutshell, the DOL has adopted a four-factor balancing test to establish whether two or more affiliated businesses jointly employ workers that perform tasks for one company while simultaneously benefiting the other. As finalized, this test weighs whether a potential joint employer:

  1. Hires or fires an aggrieved employee;
  2. Supervises and controls the employee’s work schedules or conditions of employment to a substantial degree;
  3. Determines the employee’s rate and method of payment; and
  4. Maintains the workers’ employment records.

Of note, not every one of these factors must be satisfied for a business to be considered a joint employer.

Clearly, the DOL’s new rule is a far cry from the Obama standard, which made it easier for workers to sue their employees by considering a business to be a joint employer not only if it exercised direct control of an employee’s activities, but also if it had “indirect” or even “potential” control. The net effect of the rule as reworked will be to reduce joint employer liability, which is good news for businesses.

The Takeaway

All companies, including yours, should be mindful of joint employer liability because when two businesses are deemed joint employers under the FLSA, they share responsibility for their employees’ wages and can both be deemed legally liable for wage violations. That being said, the DOL’s final rule gives employers more leeway than previous incarnations, is limited to the FLSA, and has no effect on the issue of joint employer liability as it relates to other federal or state employment statutes.

Of course, the labor and employment attorneys at Michelman & Robinson, LLP are here to answer any questions you may have about joint employer liability or, for that matter, any other employment-related issue.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for advice in specific situations.

Cannabis is on fire. And as more and more jurisdictions move to legalize marijuana for medical and/or recreational use, would-be players in the cannabis space are lining up to sign leases on commercial property from which they hope to operate. Which begs the question: do these cannabis-related leases require any unique terms given the nature of the business? The answer is a definitive yes.

A critical concern for any storefront retailer, including those operating a cannabis business, is the lease agreement. To be sure, given the unique circumstances presented in the pot biz-namely, the interplay of federal and state laws, banking and insurance industry aversion, and the relative unknowns presented by a new and burgeoning industry-leases for dispensaries and associated retail operations require special considerations. Here’s an overview.

Compliance with Law

Most commercial leases require tenants to comply with all federal, state and local laws. That’s a problem for players in the marijuana industry because the use, sale and possession of most cannabis products are illegal under federal law. That being said, real property leases entered into by cannabis businesses should specifically exclude the requirement that the tenant abide by all federal laws, including the Controlled Substances Act(21 U.S.C. § 811), which renders the medical and recreational use of cannabis illegal on the federal level.

Landlord Acknowledgement

By way of a use provision ordinarily present in a commercial lease, the tenant typically ensures that the landlord permits the intended use of the premises. In the case of a marijuana dispensary or similar enterprise, tenants would be wise to demand a lease provision stating that the landlord expressly acknowledges and authorizes the tenant’s cannabis-related use of the subject property.

Landlord Cooperation

A standard commercial lease often contains a cooperation clause that requires the landlord to cooperate with the tenant in furtherance of the tenant’s business. For instance, a tenant might need its landlord’s cooperation when performing construction work or obtaining licenses and permits. With that in mind, all tenants in the cannabis business should demand robust landlord cooperation provisions in their leases obligating the landlords to sign any documents and make necessary acknowledgments in furtherance of the tenants’ core operations. In fact, the cooperation clause should mandate that the landlord use diligent efforts and take cooperative action as soon as practicable upon a tenant’s request.

Lease Termination

Because the state of the law as it pertains to marijuana is ever-evolving, the termination provision in any cannabis-centric commercial lease should allow for the right of the tenant to terminate early in the event of a change in the law or enforcement patterns, nuisance claims, or other occurrences that serve to disrupt or hinder the purpose of the lease. Bottom line: if a tenant is no longer allowed to operate in the cannabis business, it must have a means of relief from future payment obligations.

Contingency Provision

In some instances, a cannabis business is required to present an executed lease in order to qualify for a license to operate or obtain necessary financing. In such a circumstance, where the lease is signed as a pre-condition, the tenant should negotiate for a contingency provision allowing for early termination in the event it fails to obtain the license or financing contemplated when the lease was executed.

Insurance Requirements

Commercial leases routinely contain provisions that require tenants to provide proof of specified types and levels of insurance. But there’s more. Those insurance requirements usually include thresholds regarding the perceived market quality of the insurer (for example, an “A-rated” insurer). Nevertheless, not all insurance companies issue policies to cannabis businesses. Consequently, such tenants should ensure that their lease agreements allow them to obtain coverage from any insurer willing and able to write the risk, regardless of rating.

What About the Landlord’s Perspective?

It’s no surprise that landlords will have their own set of priorities when negotiating key provisions in cannabis-related leases. First and foremost, tenants shouldn’t be surprised when they’re asked to pay a premium to lease commercial real estate. Many landlords still have reservations about the legal marijuana industry, and they may insist upon a greater income stream in exchange for any increased risk undertaken, perceived or otherwise. Also, it’s not unusual for a landlord to require an indemnification provision that is much stronger than is the norm in order to protect against such perceived risks or, alternatively, to require additional insurance coverage limits.

The Takeaway

If you’re a prospective in the cannabis sector, no need to fear. Simply recognize the forgoing issues-understanding that this list of provisions above isn’t exhaustive-and approach commercial lease negotiations diligently. Of course, as with any legal transaction, it’s recommended that you first consult with experienced legal counsel.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for advice in specific situations.

If you’re in management, there’s some good news to report out of the National Labor Relations Board-at least theoretically.

The NLRB has just ruled that it’s not a violation of federal law-namely, the National Labor Relations Act-when employers misclassify their workers as independent contractors, as opposed to employees.

Classification issues have made headlines of late, especially in the wake of the California Supreme Court’s decision in Dynamex Operations West Inc. v. Superior Court, which significantly relaxed the standard applied in California to determine whether any given individual may be acting as an employee or independent contractor. But let’s put a pin in that for just a moment.

In the matter before the NLRB, Velox Express (a medical logistics company) was found to have misclassified certain workers as independent contractors. Despite this conclusion, the Board held that the misclassification didn’t violate the NLRA, which makes it illegal for employers to punish workers for forming unions or otherwise engaging in “concerted activities.” The NLRB determined that misclassification on the part of Velox didn’t serve to suppress workers’ organizing rights-this because the workers in question weren’t “inherently threatened” with firing or other discipline for acting together (and misclassification, by itself, wasn’t tantamount to such a threat).

The takeaway from the case is straightforward-employers that misclassify workers aren’t subject to NLRB litigation in the absence of some other labor law violation-though perhaps it’s something of a non-issue given the impact of certain state laws.

In California, for example, misclassification violates state law and related claims can still be brought by aggrieved workers (either individually or in a representative capacity) and the Division of Labor Standards Enforcement – the administrative agency charged with enforcement of the Labor Code. That being said, and given the ruling in Dynamex-by which an individual may be denied the status of employee only if the worker is the type of traditional independent contractor (such as an independent plumber or electrician) who would not reasonably have been viewed as working in the hiring business-there may well be an uptick rather than downturn of misclassification cases notwithstanding the NLRB’s take on the topic.

Long story short: (1) misclassification should remain front and center on company radar screens, and (2) the upside of the NLRB’s Velox Express ruling is likely reserved for entities with locations in states that largely track federal law.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for guidance in specific situations.

It’s a given that employers are prohibited from discriminating against employees on the basis of sex, race, color, national origin and religion – this according to Title VII of the Civil Rights Act of 1964, which generally applies to employers with 15 or more employees, including federal, state and local governments. It’s also been a given that a court lacked jurisdiction over a court action for discrimination under Title VII until and unless an employee first filed a charge of discrimination on the underlying claim with the U.S. Equal Employment Opportunity Commission (EEOC). Not anymore. By way of its recent ruling in Fort Bend County v. Davis, the U.S. Supreme Court has determined that this now-familiar administrative filing precondition is a “procedural obligation” and not a jurisdictional prerequisite to a lawsuit.

The “jurisdictional” vs. “procedural” distinction is important because if the failure to satisfy the charge-filing requirement itself does not divest a federal court of its jurisdiction over a Title VII lawsuit, an employer-defendant to a lawsuit must now affirmatively raise the plaintiff-employee’s failure to file a charge before a court is required to enforce the requirement. And critically, although the Court noted the plaintiff-employee’s charge-filing requirement is mandatory if properly raised, the defendant-employer may forfeit such requirement it “waits too long to raise the point.”

Translation: federal courts do not lack jurisdiction over discrimination claims simply because plaintiffs bypass the EEOC. Therefore, employers and their counsel must carefully review Title VII lawsuits to ensure they do not contain allegations and claims not previously specifically identified in an EEOC charge. Failure to timely object (e.g., in a responsive pleading) to such allegations and claims not raised to the EEOC may result in a waiver of the defense that a plaintiff has failed to exhaust administrative filing requirements.

Have questions about the EEOC, Title VII or anything in between? The labor and employment attorneys at Michelman & Robinson, LLP are here with answers.

This blog post is not offered, and should not be relied on, as legal advice. You should consult an attorney for guidance in specific situations.

Brokers and agents take note – an appellate court in California handed down a decision earlier this month that strikes at the legality of “broker fees” charged by agents.

In Mercury Insurance Co. v. Jones, the 4th District Court of Appeals reversed a trial court decision and gave the thumbs up to a fine in excess of $27M that the California Department of Insurance had levied against the insurer back in January 2015 (the largest fine against a property and casualty company in the CDI’s history). The Department did so pursuant to an administrative action it initiated after determining that Auto Insurance Specialists (AIS) and other Mercury “brokers” – which charged consumers between $50 and $150 in fees in addition to premiums on Mercury auto policies – were actually acting as de facto agents, rendering the fees illegal and subject to prior approval by the CDI.

An administrative law judge, who arrived at the amount by multiplying nearly 184,000 unlawful transactions by $150, initially recommended the penalty. A trial court later overturned it, but the three-justice appellate panel in Jones concluded that doing so was in error and contrary to the intent of Proposition 103, which requires carriers to obtain prior regulatory approval for insurance rates.

It has long been a policy of the Department that fees improperly charged by agents are to be treated as premium subject to a prior approval rate filing. The court in Jones gave its stamp of approval to this policy as well as the CDI’s Bulletin 80-6 (and subsequent clarification), stating that while brokers are free to charge fees to insureds, agents can do so only if they provide services to consumers that are apart from and outside the scope of their agency relationships with carriers.

Insurance Commissioner Ricardo Lara reacted to the appellate court ruling by saying, “[the] decision is unequivocal: insurers cannot avoid the Department’s scrutiny by charging ‘fees’ on top of the rates already approved by the Commissioner. Our efforts to maintain fair rates depend on insurers playing fair by disclosing the full cost of their insurance, which Mercury did not do.”

The takeaway for producers acting as agents: now more than ever, fees charged over and above premiums will be under the microscope.

This blog post is not offered as, and should not be relied on as, legal advice. You should consult an attorney for advice in specific situations.