Articles Posted in Business Law

Owners of commercial buildings located in Philadelphia in excess of 50,000 square feet are now required to measure energy and water usage and report the results into the EPA’s Energy Star Portfolio Manager annually. Bill No. 120428A titled “Energy Conservation” went into effect last month on June 13.

Under this new ordinance, the owner of a “covered building” must report the required information no later than June 30 of each year for the previous calendar year. For 2013 only, information must be entered into the EPA’s system by October 31, 2013.

Required information will include the building’s energy and water usage as well as the building’s “characteristics”. A building’s characteristics are defined to include not only the street address and year the building was built, but also specific items such as the percent of the building heated or air conditioned and the number of computers and refrigeration/freezer units in the building. The ordinance requires that each building’s characteristics must be updated annually. Failure to comply will result in the City assessing fines against the building owner.

What does this mean from a landlord and tenant perspective going forward? From the landlord’s point of view, it means that you are going to have to immediately notify tenants of the new reporting requirements and the associated deadlines. Going forward landlords should consider default and penalty provision language as possible additions to new leases.

From the tenant perspective, a tenant should consider what impact this new legislation will have on a landlord. Will public access to the results contained in the Energy Star Manager force landlords to update their mechanical systems? If so, will such improvements be passed onto the tenant? Can carefully crafted representations and warranties in the lease protect the tenant from these types of improvements being passed onto the tenant?
Continue reading

Pennsylvania has just passed legislation that allows, if certain conditions are met, the tax free transfer of a family owned business to a decedent’s heirs. The idea behind this exemption is in these tight economic times to keep businesses in the family. This financial burden comes at a critical juncture as the business is now faced with not only a forced transfer of organizational control, but an inheritance tax bill when nothing has changed in the actual running of the fundamental core business. In some cases, the business is forced to sell assets to meets its inheritance tax obligations or in dire circumstances, has to shut down business operations altogether. While the local governments want to collect every penny they can, our elected officials also know this hurts the economy at the grass roots level because when an otherwise viable business shuts down only because it cannot afford to pay an inheritance tax, employees who were gainfully employed are now added to the unemployment line and this becomes another drain on the local economy.

With this as background, in order to be entitled to the family owned business inheritance tax exemption the following requirements must be met:

• Qualified Business – The business must be a “qualified business” which requires that the business must be operated by either a sole proprietor or through a business entity (LLC, partnership or corporation). The business must have fewer than 50 employees and a net book value of less than $5million dollars.

•Ownership of Qualified Business – The business must have been in existence for the past 5 years and must have been owned by the decedent and members of the decedent’s family.

•Qualified Transferees
– The “qualified business” may only be transferred to “qualified transferees”. Qualified transferees are, as you would expect, the decedent’s immediate family – spouse, children, grandchildren, siblings, cousins, parents and grandparents.

•Time Restriction – In order to retain this tax savings, the family business may not be transferred to another individual or entity for a period of 7 years from the date of the decedent’s death. Yearly certifications to the taxing authority will be required. If the business is transferred within this 7 years period, all inheritance tax plus interest that would have been due will now become immediately due and payable.
Continue reading

The 2014 Pennsylvania property tax appeal deadline for Philadelphia and the surrounding four counties is fast approaching. The deadlines are as follows:

August 1: Buck, Chester, Delaware and Montgomery
October 7: Philadelphia
With the Pennsylvania State Tax Equalization Board releasing the new Common Level Ratio (CLR) on July 1, this leaves a very short time period to determine whether an appeal is necessary. (Please click to see my February 2013 post on how the CLR is used to determine your property tax)
Continue reading

I was reading the Philadelphia Inquirer this weekend and came across an interesting article in the business section. As a result, I decided to take a break from the typical commercial litigation or real estate post and ask you this: When you die, what happens to all of the pictures you posted on Facebook or Instagram? Who takes over your Gmail account? Would you like your children to be able to access these pictures? Have you ever asked yourself these types of questions?

Lucky for us, Karen Dilko’s July 1, 2013 article sets forth the different policies by several media giants. If you are with Yahoo, you are out of luck. There is no right of survivorship. When you die, Yahoo will delete all account information upon presentation of a death certificate. That seems harsh, no? Luckily, it is different with other providers such as Facebook or Twitter. These entities will work with your estate to transfer ownership.
Continue reading

For the second time in the last year a judge has precluded expert testimony regarding bath faith claims asserted against insurance companies. The most recent case out of the Western District of Pennsylvania involved a motor vehicle accident where the insurance company offered $13,000 on a policy with a $300,000 limit. In response to the paltry offer where plaintiff had sustained substantial injuries, plaintiff sued Geico alleging it had breached its contract with plaintiff and was handling the claim in bad faith.

To support his claim, the plaintiff attempted to introduce an insurance claims expert to provide the jury with information about the concept of bad faith. There have been cases in the past where insurance experts testified with explanations about standards and practices within the insurance industry. In this case however, the judge determined that the concept of bad faith and how it relates to the insurance industry was not too difficult or complex for the average juror to understand. Accordingly, the judge prevented the plaintiff from presenting his expert to the jury.

This is the most recent in a series of decisions in Pennsylvania since 1997 to establish that while bad faith is a legal concept, the general population doesn’t require scientific or technical knowledge to understand it. In other words, the judge decided that the members of the jury were smart enough to understand the concept and any additional information presented to the jury in court would simply impede on the jury’s fact finding function.
Continue reading

On May 29, 2013, the Pennsylvania Supreme Court decided an interesting case regarding how an initial offer letter to a prospective employee can potentially impact a restrictive covenant in an employee’s employment agreement. Before discussing this case, we need a very brief summary regarding what courts look to when deciding whether to enforce a restrictive covenant.

In Pennsylvania, the law is clear that a restrictive covenant (non-compete or non-solicitation of clients or employees for example) is valid and enforceable against an employee under certain conditions so long as the covenant does not impose an illegal restraint of trade. There are many different components that make a restrictive covenant enforceable. However, this post will only focus on the timing requirement.

To be enforceable, a restrictive covenant has to be part of the initial employment terms at the time the offer of employment is made to the employee. The key is that there must be no employee/employer relationship at the time the covenant is being imposed. The restrictive covenant must be part of the overall prospective terms of employment. A restrictive covenant will always fail where the employer seeks to impose the covenant on an unsuspecting employee (already employed by employer) and offers no additional consideration (value) in exchange for the additional restriction.

With this as background, we can now better understand what the Pennsylvania Supreme Court was grappling with. In this case, an employee resigned from his position at one company and went to work for a competitor. The former employer sought a preliminary injunction to stop its former employee from working for a competitor. What prompted this case to travel through the appellate courts was the wording of the offer letter. The courts were struggling with the issue of whether the offer letter that the employee signed was the actual employment contract and not the later agreement titled “Employment Agreement” that the employee signed on his first day of work. The “Employment Agreement” and not the offer letter contained the restrictive covenant.

If the offer letter was the actual employment agreement because it contained all the essential terms of employment, the restrictive covenant would not have been enforceable. The reason for this conclusion under the fact scenario above would have been that the employee had already accepted his position with the company when he signed the offer letter and thus received no additional consideration when he signed his “employment agreement” with the company on his first day of work.

Luckily for the former employer the Pennsylvania Supreme Court reached the conclusion that the offer letter was just part of the overall process and not the employment agreement. The offer letter clearly stated that employment was conditioned upon the signing of an employment agreement. However, be warned, you cannot simply include language in your offer letter to indicate that employment is conditioned upon the signing of an employment agreement as concurring opinions by certain of the Justices stated their problems with just such a broad holding.
Continue reading

Last month the New Jersey Legislature introduced Assembly Bill 3970 that if passed will invalidate any restrictive covenant in an employment contract if the affected employee was eligible to receive unemployment compensation benefits. The reasoning behind this rule is that an employee who lost his job through no fault of his own (and thus be eligible for unemployment compensation) should not be held hostage to a restrictive covenant in an employment agreement. Restrictive covenants include, for example, covenants not to compete, agreements not to solicit employees, and agreements not to disclose information.

This is quite an unusual step for the New Jersey legislature in proposing a law in an area that has typically been left to the courts to decide on a case by case basis. As it stands now, Courts inquire into whether the restriction protects a legitimate employer interest, imposes no hardship on the employee and does not injure the public. Also considered by the court is a temporal component relating to both length and geographic boundaries of the restriction.
Continue reading

Yesterday, on May 15, 2013, a new regulation went into effect under 336(e) of the Internal Revenue Code that was designed to minimize an individual’s tax burden in a M&A transaction. Essentially, the Internal Revenue Service has provided a new option for parties to treat the transaction as either a sale of assets or a sale of stock, but only if the sale of stock is being sold to an unrelated third party or distributed to shareholders in a taxable transaction. This election is not available if the purchaser is a corporation.
Continue reading

Companies today that routinely perform criminal background checks as part of their hiring process run the very real danger of running afoul of the Fair Credit Reporting Act (FCRA) and other federal and state statutes. Generally speaking, an employer may conduct a criminal background check only with the consent of the job applicant. Upon receiving the report, the employer must provide a copy of the report to the applicant along with a written notice of rights under the FCRA. The requirements are confusing and the costs for not complying are high as Pennsylvania’s very own Toll Brothers, Inc. is finding out.

In the recently filed putative class action, it is alleged that Toll Brothers did not comply with the basic FCRA requirements set forth above. If this is true, Toll Brothers will be responsible not only for the damages to a nationwide class of unhappy job applicants, but also be responsible for statutory damages, punitive damages and the attorneys’ fees of the plaintiff class, all in addition to their own counsel fees.

Notwithstanding this recent class action, a criminal background check is a useful tool when it is related to the employment being offered. For example, a bank seeking candidates to work as a teller would want to know if a job applicant has convictions for drugs and theft. No problem here as long as the bank complies with the requirements under the FCRA and Pennsylvania state law. On the other hand, perhaps a background check is not relevant to a landscaping company who is seeking employees to cut grass over the summer. The Pennsylvania Human Relations Commission has weighed in on this recently and stated that employers “must be able to show the inquiry into conviction is substantially related to an applicant’s suitability to perform major job duties and required by business necessity.”
Continue reading

Companies today are increasingly allowing employees to use a company issued smartphone or iPad for personal use. Companies actually invested money and polled employees and found that employees hated having to carry around a business and personal mobile device. While it may have seemed like an easy concession to appease employees, there are hidden dangers lurking in the weeds. What privacy concerns are triggered when the employee returns the company device when fired or just receives an updated smartphone or tablet? What if the employee downloaded Facebook onto the device and has the automatic login feature enabled? Does the employer now have the ability to review all of the employee’s personal information on Facebook? What if the employee does online banking through his device?

The problem also rears its head in the reverse scenario as well. What happens when an employee’s personal smartphone has company data, contacts and trade secrets on it? What happens when the employee returns the smartphone for an upgrade, loses the device or donates the phone to a battered woman’s shelter? What happens to all of your company trade secrets? Did you just breach a few dozen confidentiality agreements?

The short answer to all of these questions is, “I don’t know, more facts are needed.” What I wanted to point out however is what I want to call a “Best Practice Tip”. An employer whose employees use mobile devices, be it smartphones or tablets, needs to have a clearly defined privacy policy in place with either a very limited expectation of privacy (or no expectation of privacy) and specific guidelines on how these devices are handled on a day to day basis and at the end of their useful life.
Continue reading

Contact Information