{"id":1004125084,"date":"2015-08-12T07:07:10","date_gmt":"2015-08-12T15:07:10","guid":{"rendered":"https:\/\/www.commercialsearch.com\/news\/?p=1004125084"},"modified":"2022-12-09T01:17:07","modified_gmt":"2022-12-09T09:17:07","slug":"august-issue-law-policy-let-the-seller-beware","status":"publish","type":"post","link":"https:\/\/www.commercialsearch.com\/news\/august-issue-law-policy-let-the-seller-beware\/","title":{"rendered":"August Issue: Law &amp; Policy\u2014Let the Seller Beware"},"content":{"rendered":"<p><em>By Michael Hamilton, Contributing Columnist<\/em><\/p>\n<div id=\"attachment_1004029416\" style=\"width: 160px\" class=\"wp-caption alignright\"><a href=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2011\/05\/Michael_Hamilton.jpg\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-1004029416\" data-attachment-id=\"1004029416\" data-permalink=\"https:\/\/www.commercialsearch.com\/news\/re-evaluating-risk-do-new-proposals-adequately-address-the-role-of-the-b-piece-buyer-2\/michael_hamilton\/\" data-orig-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2011\/05\/Michael_Hamilton.jpg\" data-orig-size=\"356,506\" data-comments-opened=\"1\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;0&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;}\" data-image-title=\"Michael_Hamilton\" data-image-description=\"\" data-image-caption=\"&lt;p&gt;Michael Hamilton&lt;\/p&gt;\n\" data-large-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2011\/05\/Michael_Hamilton.jpg?w=356\" class=\"size-thumbnail wp-image-1004029416\" src=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2011\/05\/Michael_Hamilton.jpg\" alt=\"Michael_Hamilton\" width=\"150\" height=\"150\" \/><\/a><p id=\"caption-attachment-1004029416\" class=\"wp-caption-text\">Michael Hamilton, DLA Piper<\/p><\/div>\n<p>What disclosure obligations does a seller in an \u201cas-is\u201d commercial property sale have? Conventional notions suggest none. But a recent New York case explored the issue and came to an unexpected answer.<\/p>\n<p>In TIAA Global Investments L.L.C. v. One Astoria Square L.L.C., the state appellate court ruled in March 2015 that the seller of an apartment building in New York City had a duty to disclose certain facts about the building\u2019s physical defects where those facts were not known to and not easily discovered by the buyer. The court found that the seller was obliged to provide those facts not only under its contract but also under common-law fraud doctrines.<\/p>\n<p>A day before the scheduled closing, residents complained to the property manager about insulation and heating problems. When asked about the complaints, the seller told the buyer by email that \u201ceverything is as per code,\u201d and provided a letter from an engineering firm stating that the conditions had been recently repaired. Given those assurances, the buyer moved forward with closing.<\/p>\n<p>But after taking ownership, the buyer realized that the repairs had not been made and that fixing the problems would be expensive. More than a year after closing, the buyer sued for fraud, asking for $4 million in damages.<br \/>\nIn seeking dismissal of the suit on summary judgment, the seller cited the contract\u2019s \u201cas-is\u201d provisions, the buyer\u2019s agreement to rely on its own due diligence, certain caps on the seller\u2019s liability for breaches of representation and warranties ($750,000) and a limited survival period for post-closing buyer claims (nine months). The buyer had also agreed that if it knew about certain conditions at closing, it would not be able to sue over them later.<\/p>\n<p>Notwithstanding the seller\u2019s arguments, the appellate court held that there were sufficient grounds to assert that the seller had committed common-law fraud by not disclosing the deficiencies in the property\u2019s condition. The court noted that while specific disclaimers, such as customary as-is provisions, would ordinarily bar a \u201cfraud by omission\u201d claim, this is not the case when there are facts that \u201care peculiarly within the knowledge of one party and not the other.\u201d This is known as the \u201cspecial facts\/superior knowledge doctrine.\u201d<\/p>\n<p>This ruling is noteworthy because fraud is typically associated with intentional deceit. Sellers generally understand that if they knowingly and intentionally deceive the buyer, they may be found liable for fraud. However, anything less than such obvious deceit is customarily deemed a buyer risk, and sellers and their counsel strive to ensure that sales are \u201cas-is, where-is\u201d and that general principles of caveat emptor prevail. An implied duty of disclosure where the parties expressly agreed there would be none is inconsistent with those notions.<\/p>\n<p>A court\u2019s willingness to apply the special facts\/superior knowledge doctrine is determined on a case-by-case basis. The court will look to whether any independent duty to disclose exists, such as fiduciary duties in a joint venture or some other special trust relationship between the parties. The materiality of the undisclosed issue is also relevant. Moreover, the court will examine the capability and contractual rights of the plaintiff to have uncovered the condition through an investigation. Finally, the court will weigh the inequity that will result if no duty to disclose is found.<\/p>\n<p>In light of the recent New York case and the special facts\/superior knowledge doctrine, sellers of real estate should consider the following:<br \/>\n\u25a0 Sellers who have knowledge of conditions that would reasonably be expected to influence a buyer\u2019s decision should consider affirmative disclosure to the buyer, especially regarding conditions that are not readily ascertainable by the buyer.<br \/>\n\u25a0 Sellers should not assume that \u201cfraud\u201d requires intentional deceit. Fraud might arise by mere omission, even if unintentional.<br \/>\n\u25a0 Where inequities would otherwise arise, a court may exercise discretion and override customary provisions, such as caps on the seller\u2019s monetary liability and\/or time limits for the buyer to file claims after closing.<br \/>\n\u25a0 Buyers should be asked to waive rights to assert a duty to disclose based on the seller\u2019s superior knowledge or special facts. The enforceability of such waivers is questionable; however, they will provide additional support if litigation arises, and could serve as a deterrent to later claims.<\/p>\n<p><em>Michael Hamilton is a real estate and finance partner in the Los Angeles office of DLA Piper L.L.P. (U.S.). You can reach him at<\/em><br \/>\n<em> michael.hamilton@dlapiper.com.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>In his quarterly column, DLA Piper real estate partner Michael Hamilton asks: Do you know what disclosure obligations you have when you\u2019re selling a property?<\/p>\n","protected":false},"author":1615,"featured_media":1004029416,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[37301],"tags":[],"class_list":["post-1004125084","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.0 (Yoast SEO v28.0) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>August Issue: Law &amp; Policy\u2014Let the Seller Beware - Commercial Property Executive<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.commercialsearch.com\/news\/august-issue-law-policy-let-the-seller-beware\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"August Issue: Law &amp; 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