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Posts by Joseph Colbert, Esq.

Home Author Joseph Colbert, Esq. (Page 5)

About Joseph Colbert, Esq.

With offices in New York and Connecticut, we are ready to handle your legal needs. We have been representing condo, coop and HOA boards, businesses and individual clients for over twenty five years.

New York Court Decision Highlights the Importance of Corporate Guidance for Board Member Protection

New York Court Decision Highlights the Importance of Corporate Guidance for Board Member Protection

A recent New York Appellate Division decision (Cortlandt Street Recovery Corp. v. Bonderman) underscores the significance of retaining experienced corporate counsel to protect both corporations and their board members from potential liability. The court rejected the plaintiff’s attempt to hold various related entities collectively liable for the actions of one, highlighting the complex challenges in navigating potential individual liability.

Understanding Alter Ego Liability

Attempts to “pierce the corporate veil,” or hold board members personally liable for corporate actions, require plaintiffs to prove two key elements:

  1. Complete Domination: The plaintiff must show that an individual or entity completely dominated the corporation’s decision-making.
  2. Fraud or Injustice: The plaintiff must demonstrate this domination was used to commit an act of fraud or perpetrate an injustice.

In considering domination, courts consider factors such as “the disregard of corporate formalities; inadequate capitalization; intermingling of funds; overlap in ownership; officers, directors and personnel; common office space or telephone numbers; the degree of discretion demonstrated by the alleged dominated corporation; whether the corporations are treated as independent profit centers; and the payment or guarantee of the corporation’s debts by the dominating entity” (Tap Holdings, LLC v Orix Fin. Corp., 109 AD3d 167, 174 [1st Dept 2013] [internal quotation marks omitted])

How Corporate Counsel Protects Board Members

  • Proactive Guidance: Experienced corporate counsel can proactively advise board members on best practices to maintain corporate formalities, ensure adequate capitalization, and avoid actions that could blur the lines between personal and corporate interests.
  • Risk Assessment: Counsel can identify potential risks and help boards implement procedures to mitigate those risks, protecting board members from personal exposure.
  • Defense in Litigation: Should a lawsuit arise, corporate counsel provides a robust defense strategy, working to shield board members from individual liability.

Key Takeaways

This decision reinforces the need for board members to prioritize working with competent corporate counsel. This proactive step is crucial to protect not only the corporation but also individual board members from the potentially severe implications of alter ego liability claims and personal liability for them where their own assets are at risk.

Paycheck Protection Program does not apply to Coops, Condos and HOAs but their Apartment Owners may qualify for Economic Impact Stimulus Payments

Paycheck Protection Program does not apply to Coops, Condos and HOAs but their Apartment Owners may qualify for Economic Impact Stimulus Payments

Now that it has become clear that the Paycheck Protection Program is not available to these community associations and there aren’t a lot of other programs out there right now, boards need to focus on making sure common charges and rent are paid and that collections are pursued. 

With the local governments putting holds on foreclosures, summary proceedings and other lawsuits during the pandemic, community associations are at a slight disadvantage in trying to collect common charges or rent.   While court proceedings are stalled for the time being, predicate notices under a coops’, condo’s or HOAs’ governing documents should be satisfied and boards should be vigilant with their collections.  

There are tactics that associations can take to collect without a formal court proceeding being started.  For example, condos in New York can ask tenants of non-paying owners to pay their rent directly to the condo rather than to the owner who is in arrears.  If done correctly, it can be a very effective way of collecting without a lawsuit.

Economic Impact Payments by the IRS under the CARE Act should be arriving shortly in owners’ and tenants’ bank accounts.  The government just opened up a portal for people who do not qualify to file tax returns, to apply for their stimulus money.  Click here.  That stimulus money will be used however recipients want to use it.  Paying common charges or rent should certainly be a top priority. 

Perhaps this is a good time before the stimulus money is spent, to remind apartment owners of the importance of paying common charges or rent.  If collections in an association are not an issue, perhaps a letter to owners commending them on their continued payments and how those payments have allowed the association to continue weathering the pandemic.  Sometimes people forget, and have to be reminded, how important their payments are to the community.  This reminder may help assure their continued payments in coming months which may be difficult for them.

Now that we are in the second week of April, boards should examine collections and take collection action sooner than later.  As May comes, if the economy is not restarted, collections may fall off even more so and it is  important for association to remain vigilant in collecting arrears.  A reminder to owners about the importance of continued payments during these hard times may persuade them to use their stimulus receipts on their common charges or rent, instead of for some non-essential purpose.

What’s a Coop, Condo or HOA Board to do when it can’t get its Records from Outgoing Management?

What’s a Coop, Condo or HOA Board to do when it can’t get its Records from Outgoing Management?

When coop, condo or HOA boards rely on management to keep their books and records, getting outgoing management to turn them over to new management can be difficult.  Some states like Florida have enacted laws covering transitions, but many states like New York do not have such specific laws yet.  Reputable property managers handle transitions in a methodical and professional way.  Although they obviously don’t like losing business, they realize that it is a part of business.  We are finding, however, that far too many property managers who are either new to property management or not reputable, do not take this reasoned approach and act in a vindictive way.  With the Coronavirus pandemic we are starting to see real estate brokerages who are economically challenged, trying to expand into the property management business. It is those fly-by-night management companies that board should avoid.

Some difficult management companies will claim breach of contract by the association for terminating their services.  A number in New York try to enforce automatic renewal provisions in their contracts without satisfying the General Obligation Law notice requirements before doing so.  Boards ought to be careful when entering management agreements to make sure they know their rights and how they can terminate the agreement.  Sometimes terminations can be for convenience only with no strings attached and at other times, they require some form of payment to terminate or some other hurdle to end the relationship.  

One provision that is often absent in a management agreement is an attorney fee provision allowing the non-breaching party to recover legal expenditures because of the breach against the breaching party.  This provision can mean an easy transition as no one likes to incur legal fees and costs, much less pay their adversaries expenditures when they lose.

Over the last few months, six different associations decided to transition to new management and retained us to represent them.  Each of the associations experienced difficulty with outgoing management who had sole control of the association’s books and records.  The different outgoing management companies involved, each had contracts without legal fee provisions and some with automatic renewal provisions.  In all of these cases, the boards tried to resolve with the management company, but were not successful on their own.

In some instances we were able to convince management that they had more to lose by not cooperating and a lawsuit was not necessary.  However in other instances, a lawsuit was unfortunately required.  

Where contracts do not contain a legal fee provision, the association could try to seek punitive damages against the company, particularly when the company is a repeat offender or is affecting more than one association.  That was the case involving the Lux Condominium and its outgoing management company, Core Management NY.  We didn’t represent the parties but the situation involved is similar to most of the other cases we handled.  

Like most of these failure to turn over records cases, Core Management was terminated and refused to turn over books and records. After the lawsuit was started, Core agreed to turn over records in a Court Order but then turned over 17 boxes of unusable and disorganized records.  After another Court Order requiring certain electronic documents to be turned over as well, and failure to comply by Core, the Court granted the condo its legal fees and costs in the lawsuit.  Core appealed but the Appellate Division, First Department upheld the sanctions award under 22 NYCRR 130-1.1(a), (c)(1) and (c)(2) finding that the award of years of legal fees and costs was amply supported.

The Court explained that Core Management “refused to turn over [the condo’s] files after it had been terminated as [the condo’s] managing agent thereby causing [the condo] to commence the instant proceedings.  Core Management then delayed turning over the sought material, subsequently provided the material in an unusable and disorganized format, and ignored a court order.”  

Some takeaways for boards looking to change management is to review your management agreement to ascertain your rights, plan ahead, and begin as early as possible, keeping your own books and records which you can give to the new management company.  Make sure to get your surviving professionals involved as early as possible to guide you through this business divorce and create a record that can be used to persuade outgoing management to cooperate or a Judge to award legal fees and costs to the association.  The Lux Condominium v. Core Management case just armed coops, condos and HOAs with another weapon against unprofessional, vindictive management companies.  

Read the entire underlying decision and appellate decision.

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