CLASS ACTION: Preliminary injunction granted prohibiting Boyne from terminating Rental Management Agreements with named Plaintiff condo owners as alleged tactic to intimidate others into opting out… Morris.
Boyne USA owns & operates Big Sky Resort and 3 condo-hotels at the base of Big Sky known as the Summit, Shoshone, and Village Center. Plaintiffs own units in the Condos. Unit owners may not lease their units except through Boyne. Plaintiffs hold title to the Condos subject to certain Declarations. Boyne drafted the Declarations and does not allow amendments without its consent. Boyne prepared the Rental Management Agreements that unit owners must sign if they are not using their unit for personal use. They allege that the RMAs violate state and federal law.
Plaintiffs moved 2/3/23 to maintain the status quo, seeking to enjoin Boyne from terminating RMAs during the class certification process. The Court’s 2/23/23 Order prohibited Boyne from terminating the RMAs for 60 days. It orally granted a 60-day extension 4/12/23. It failed to put this order in writing or include it in the minute entry. Boyne appealed the injunction. The 9th Circuit remanded for clarification as to whether the order prohibiting termination of the RMAs remained in effect. The Court clarified that it had granted the injunction solely to protect the integrity of the class certification process and that its certification of the class in 6/23 “extinguished these concerns” and thus the injunction had expired. Plaintiffs seek another injunction to prevent Boyne from terminating the RMAs on 12/16/23.
Plaintiffs argue that Rule 23(d) and the Court’s inherent power to manage its cases provide authority to issue the injunction. They contend that Boyne’s tactics constitute a form of retaliation meant to influence class members to opt out of the class action. Boyne responds that it has sought to terminate the RMAs of only the named Plaintiffs, not all class members. It contends that its actions prove non-coercive as to the whole class because its actions relate only to the named Plaintiffs and no evidence exists that any other class members would learn of the termination of the named Plaintiffs’ RMAs.
Rule 23(d)
Any orders issued under Rule 23(d) must “be based on a clear record and specific findings that reflect a weighing of the need for a limitation and the potential interference with the rights of the parties.” Gulf Oil (US 1981). Courts look to the potentially coercive nature of the conduct toward class members and evaluate whether the conduct “is so misleading or coercive that it threatens the fair and efficient administration of a class action lawsuit.” O’Connor v. Uber Techs (ND Cal. 2013) (O’Connor I). For example, the defendant in Lake v. Unilever (ND Ill. 2013) sent releases and a settlement offer to consumers of the product for which they were sued. The court noted that “none of the class members are dependent on Unilever for their financial livelihood and thus it cannot be said that the business relationship between Unilever and the potential class members is inherently coercive.” The court found no evidence of coercion and denied the request to limit Unilever’s communications with potential class members or vacate the releases obtained by Unilever.
The court found evidence of coercive conduct against class members in O’Connor I. Uber restructured its licensing agreement to include an arbitration provision after it had been sued by drivers in a class action. Continued access to the Uber app and thus the ability to continue driving for Uber depended on acceptance of the new terms of service. The court noted that “the arbitration provision at issue includes a class action waiver, purporting to contractually bar Uber drivers from participating and benefitting from any class actions.” The court recognized the potential coercive effect of Uber’s tactics: “the promulgation of the Licensing Agreement and its arbitration provision runs a substantial risk of interfering with the rights of Uber drivers under Rule 23.” It refused to enforce the arbitration provision unless Uber gave drivers “clear notice of the arbitration provision, the effect of assenting to arbitration on their participation in the lawsuit, and reasonable means of opting out of the arbitration provision.”
Wang v. Chinese Daily News (9th Cir. 2010) upheld a district court’s decision to invalidate opt outs from potential class members. A class of employees had sued for violations of the FLSA. The employer terminated several named class members and the lead representative during the opt-out period. The 9th Circuit agreed with the district court’s determination that “the opt out period was rife with instances of coercive conduct, including threats to employees’ jobs, termination of an employee supporting the litigation, the posting of signs urging individuals not to tear the company apart, and the abnormally high rate of opt outs.”
IHOP Franchise Litigation (WD Mo. 1972) similarly recognized the coercive pressure that termination of a franchise agreement could have on a class action. The franchise holders instituted a class action against their franchisor. The franchisor threatened to terminate franchise agreements with some of the plaintiffs after institution of the suit. The court recognized that this conduct was “designed to use economic power, which the franchisor possesses, to drive these plaintiffs out of business as a lesson to other members of the class not to participate in the class action.” The court enjoined the franchisor from terminating franchise agreements held by the plaintiffs for any reason besides non-payment.
Boyne’s conduct raises similar concerns to those in IHOP and Wang. It has provided notice that it intends to terminate the RMAs with the named Plaintiffs. Importantly, the declarations for the unit owners’ condos prohibit leasing their units through anyone other than Boyne. Thus by terminating the named Plaintiffs’ RMAs, Boyne effectively would prevent them from being able to rent their units and earn rental income.
Boyne contends that this is non-coercive. It argues that it has sought to terminate only the named Plaintiffs’ RMAs and that none of the other class members would know of the terminated agreements. Plaintiffs noted at the hearing that the Big Sky community is small and it proves unlikely that other class members or potential class members would not learn of the terminations. Boyne further argues that the named Plaintiffs “are hardly destitute or financially reliant on rental income from their vacation properties.” It noted that many of them purchased their units for nearly $1 million cash and retain them as 2nd or 3rd homes. Plaintiffs counter that they rely on the rental income to offset the expensive HOA dues of some $30,000 per unit in addition to special assessments, which totaled $180,000 for Erharts’ 2 units.
Boyne ignores that the prominent inquiry under Rule 23(d) involves coerciveness. Threatened conduct may have a greater effect when a plaintiff or class member proves wholly financially dependent on the defendant as in IHOP and Wang. Conduct may still prove coercive and abusive where the plaintiff has other income. A heightened concern for coercive conduct exists where, as here, the class members and class opponents remain in an ongoing business relationship.
Plaintiffs rely on rental income to offset hefty HOA fees. They will be unable to earn rental income if Boyne terminates their RMAs. An example proves illustrative of the coercive nature of Boyne’s tactics. It assessed Plaintiff Anderson $24,067 in rental expenses in 2021, of which $21,413 represented condo association fees. Anderson offset this by renting out his condo and earning $21,480. Being forced to pay $20,000-$30,000/yr represents a substantial economic threat. Boyne’s conduct incentivizes Plaintiffs to abandon their suit to avoid termination of their RMAs.
Boyne’s letter indicating intent to terminate the RMAs directly ties the decision to terminate to Plaintiffs’ suit. Its other conduct throughout litigation, including threatening to terminate the RMAs in the class certification stage and implementing a ban on skiing or staying at Big Sky for all attorneys and staff working for Plaintiffs, supports Plaintiffs’ argument that its conduct serves to intimidate others from participating in the litigation.
Boyne argues that it seeks to terminate the RMAs to limit any damages for which it may be held liable. It contends that Plaintiffs have claimed that the RMAs prove illegal and that the rental management scheme exposes Boyne to liability. It argues that the damages for which it could be held liable will continue to accrue if forced to continue the RMAs with Plaintiffs. Plaintiffs indicated at oral argument that the named Plaintiffs would forego damages from this point forward if the RMAs stay in place.
The need for a limitation on Boyne’s conduct proves clear. Termination of the RMAs threatens to take away the income on which the named Plaintiffs rely to offset the hefty condo association fees. Termination of the RMAs in light of the class members’ ongoing business relation with Boyne presents substantial concern for an improperly coercive impact on class members’ choice to participate in the litigation. The potential interference with Boyne’s rights proves minimal if damages from continued operation of the RMAs are disallowed from this point forward. An order prohibiting Boyne from terminating the named Plaintiffs’ RMAs proves necessary to “protect the integrity of the class and the administration of justice.” O’Connor II (ND Cal. 2014); Gulf Oil. Disallowing damages that arise after this Order adequately balances and protects Boyne’s interests in limiting its damages.
The Court’s inherent authority
Strong precedent exists “‘establishing the inherent power of federal courts to regulate the activities of abusive litigants by imposing carefully tailored restrictions under the appropriate circumstances.’” De Long (9th Cir. 1990); Tripati (10th Cir. 1989). Boyne argues that Rule 65 controls issuance of injunctions. The Court recognizes the 9th Circuit’s guidance that “it is preferable that courts utilize the range of federal rules and statutes dealing with misconduct and abuse of the judicial system.” Hanshaw (9th Cir. 2001). However, it has also recognized that “courts may rely upon their inherent powers even where such statutes and rules are in place.” Id. The Court finds that a preliminary injunction under Rule 65 proves warranted, but also determines that it could issue an injunction enjoining Boyne from terminating the named Plaintiffs’ RMAs pursuant to its inherent powers.
Boyne has threatened to terminate the named Plaintiffs’ RMAs specifically because of their suit against it. It threatened to do so before class certification and has renewed the threat following certification but before the opt-out process. The Court has recognized the improper risk of coercion that such threat poses for class members deciding whether to participate in the class action. The Court possesses no doubt that its inherent authority empowers it to issue an injunction prohibiting termination of the RMAs where its conduct “is calculated to frustrate litigation.” Bergen Drug (3rd Cir. 1962). The limitation on the named Plaintiffs’ ability to claim damages going forward reflects a balancing of the parties’ interests consistent with the restraint and discretion required when exercising inherent powers.
Rule 65 and Winter
A plaintiff seeking a preliminary injunction must establish (1) a likelihood to succeed on the merits, (2) a likelihood of suffering irreparable harm absent preliminary relief, (3) a balance of equities favoring the movant, and (4) that an injunction supports public interest. Winter (US 2008). A party seeking a mandatory injunction must meet a heightened standard — it must “establish that the law and facts clearly favor its position, not simply that it is likely to succeed.” Garcia (9th Cir. 2015).
Boyne argues that the heightened standard for mandatory injunctive relief applies to Plaintiffs’ request. It argues that the relief requested constitutes a mandatory injunction because it changes the status quo. It contends that it remained free to cancel RMAs with any condo owners before Plaintiffs filed this action. It characterizes the relief that they seek as requiring “Boyne be forced to continue providing Plaintiffs with rental management services against its will.” The Court disagrees.
The status quo constitutes “the last, uncontested status which preceded the pending controversy.” Marlyn Nutraceuticals (9th Cir. 2009). Plaintiffs participated in the rental management program well before they sued Boyne. An injunction to prohibit Boyne from terminating the RMAs would not result in any affirmative change but would allow Boyne and the named Plaintiffs to continue renting Plaintiffs’ units in accordance with the RMAs as since before filing of the suit. The injunction would maintain the status quo; thus the ordinary Winter standard proves appropriate.
a. Likely to suffer irreparable harm
Boyne asserts that Plaintiffs have failed to demonstrate that they are likely to suffer irreparable harm — that they have primarily shown that they will suffer monetary harm. Plaintiffs allege that Boyne’s planned termination of the RMAs “threatens to influence the litigation.” The Court agrees with Plaintiffs. A great likelihood exists that potential class members will weigh the cost of potentially losing their RMAs when choosing whether to participate in the litigation. This implicit economic pressure is not only improper but also threatens fairness of the litigation and potential class members’ right to participate.
b. Balance of the equities
Boyne argues that Plaintiffs are very wealthy and do not rely on their rental income for their livelihood and thus denying their request for injunctive relief would minimally impact their income while exposing Boyne to increased liability and damages. It ignores Plaintiffs’ willingness to forego damages that may arise from this point from continuation of the RMAs.
Boyne indicated at the hearing that it will continue renting out other owners’ units pursuant to RMAs identical to those entered with Plaintiffs. It indicated no hardship in renting out the named Plaintiffs’ units besides the potential increase in damages that Plaintiffs could claim.
Boyne faces no prejudice by continuing the named Plaintiffs’ RMAs if the Court prohibits them from recovering damages that arise after this order from continuation of the RMAs. In fact, Boyne benefits from an injunction. It can continue renting out Plaintiffs’ units and earning income from those rentals without facing any related increase in the damages claimed. Plaintiffs would suffer loss of rental income on which they rely to offset the hefty condo association fees and also a great risk that class members would feel pressured not to join the class action to keep Boyne from terminating their RMAs. The balance of the equities tips sharply in favor of Plaintiffs.
c. Public interest
Boyne argues that denying injunctive relief would serve the public interest because the public has an interest in the freedom to contract and public interest disfavors specific performance of contracts. However, the right of potential class members to make a free and informed choice about participation also constitutes a public interest. Enjoining Boyne’s proposed conduct would prevent undue influence on potential class members in deciding whether to participate and protect the integrity & fairness of the class action.
d. Likely to succeed on the merits
Plaintiffs have raised claims regarding, inter alia, breach of fiduciary duty, constructive fraud, breach of contract, and unfair trade practices, and seek a declaration that the condo Declarations’ requirement that unit owners use Boyne as their rental manager proves illegal and unenforceable. They have raised serious questions as to the merits of several of these claims.
For example, with Plaintiffs’ unfair trade practices claim, they allege that “Boyne illegally and unfairly ‘tied’ its rental management services to ownership of units in the Condo-Hotels and other condominiums through the declarations.” A tying arrangement exists where a seller exploits its control over the tying product to force the buyer into the purchase of a tied product “that the buyer either did not want at all, or might have preferred to purchase elsewhere on different terms.” Hyde (US 2006). Boyne correctly notes that the Declarations do not require condo owners to rent their properties such that they can avoid RMAs by not renting. It ignores that the Declarations force unit owners who might have sought to purchase rental management services elsewhere on different terms to enter an RMA with Boyne. The Declarations “reduce competition in the market for the tied product,” which is the rental management services. Rick-Mik (9th cir. 2008).
Plaintiffs have also raised serious questions as to the merits of their breach of fiduciary duty claim. A fiduciary relationship likely exists due to sale of the condo likely constituting a security as defined by the SEC:
Condominium units may be offered with a contract or agreement that places restrictions, such as required use of an exclusive rental agent, on the purchaser’s occupancy or rental of the property purchased. Such restrictions suggest that the purchaser is in fact investing in a business enterprise, the return from which will be substantially dependent on the success of the managerial efforts of other persons. In such cases, registration of the resulting investment contract would be required.
Regardless, Boyne agreed to act as Plaintiffs’ agent for the purpose of renting, managing, and operating the units. An agency constitutes a fiduciary relationship that imposes certain duties on the agent, including to “act with the utmost good faith and loyalty for the furtherance and advancement of the interests of his principal” and to “not, without the knowledge of his principal, engage in transactions which tend to bring his personal interest into conflict with his obligations to his principal or place himself in a position where his interests may become antagonistic to those of his principal.” Sant (Mont. 1973).
Plaintiffs have alleged that Boyne inflated fees associated with rental stays including resort and breakfast fees to reduce the room rate available to unit owners. They contend that Boyne inflated these fees to increase their profit since it must split only the room rate with unit owners and does not split these other fees. They have raised serious questions as to whether it placed its interests in conflict with them in this profit-sharing scheme. Plaintiffs have also raised serious questions as to whether it complied with the duties for trust accounting placed on property managers by the Administrative Rules of Montana.
Serious questions have been raised as to the merits, Plaintiffs are likely to suffer irreparable harm, injunctive relief serves the public interest, and the balance of equities tips sharply in favor of Plaintiffs. Plaintiffs’ motion for injunctive relief is granted. Boyne is prohibited from terminating its RMAs with the named Plaintiffs. Plaintiffs are prohibited from recovering any damages that may arise from continued operation of the RMAs. The Court waives the requirement that Plaintiffs provide a security bond as the prohibition against damages from this point forward from operation of the RMAs ensures that Boyne will not suffer any harm from the injunction.
In a separate proceeding, the 9th Circuit on 11/21/23 denied Boyne’s Rule 23(f) petition for permission to immediately appeal Judge Morris’s 6/28/23 class certification order, citing Chamberlan (9th Cir. 2005) (describing factors the Court considers in analyzing a 23(f) petition).
Anderson, Erhart, and Claggett v. Boyne USA, Boyne Properties, and Summit Hotel, 44 MFR 304, 12/13/23.
Benjamin Alke & John Crist (Crist, Krogh, Alke & Nord), Bozeman, and Devlan Geddes, Jeffrey Tierney, and Henry Tesar (Goetz, Geddes & Gardner), Bozeman, for Plaintiffs; Ian McIntosh, Kelsey Bunkers, Mac Morris, and Joe Norena (Crowley Fleck), Bozeman, for Boyne.