Curielli v. Quinn

2015 IL App (1st) 143511
Appellate Court of Illinois·Decided September 24, 2015·No. 1-14-3511·Published·Cited by 1 cases

Opinion

Illinois Official Reports

Appellate Court

Curielli v. Quinn, 2015 IL App (1st) 143511

Appellate Court PETER CURIELLI, Plaintiff-Appellant, v. PATRICK QUINN, Caption Governor of the State of Illinois; ILLINOIS DEPARTMENT OF PROFESSIONAL REGULATION; JAY STEWART, Director of Professional Regulation; MANUEL FLORES, Acting Secretary; REAL ESTATE ADMINISTRATION AND DISCIPLINARY BOARD; JILL D. JOHNSON, Real Estate Coordinator/Chairperson; JUDY HIGGINS STOWE, HAE D. PARK, CHRIS A. READ, JAMES SCHAID, SALVADOR J. LOPEZ, CAROL STRADER, SCOTT B. TOBAN, LINDA WALTON-TODD, WAYNE WILLIAMS, Board Members, Defendants-Appellees.

District & No. First District, Second Division Docket No. 1-14-3511

Filed August 4, 2015

Decision Under Appeal from the Circuit Court of Cook County, No. 13-CH-27207; the Review Hon. Rita Mary Novak, Judge, presiding.

Judgment Affirmed.

Counsel on Law Offices of John Peter Curielli, P.C., of Barrington (Peter J. Appeal Curielli, of counsel), for appellant.

Lisa Madigan, Attorney General, of Chicago (Carolyn E. Shapiro, Solicitor General, and Nadine J. Wichern, Assistant Attorney General, of counsel), for appellees. Panel JUSTICE LIU delivered the judgment of the court, with opinion. Presiding Justice Simon and Justice Pierce concurred in the judgment and opinion.

OPINION

¶1 Plaintiff, Peter Curielli, appeals an order of the circuit court of Cook County dismissing his verified complaint with prejudice pursuant to section 2-615 of the Code of Civil Procedure (Code) (735 ILCS 5/2-615 (West 2012)). On appeal, plaintiff contends that he sufficiently stated claims that section 20-20(a)(34) of the Real Estate License Act of 2000 (Act) (225 ILCS 454/20-20(a)(34) (West 2012)) violates the special legislation, equal protection, and separation of powers clauses of the Illinois Constitution. For the following reasons, we affirm.

¶2 BACKGROUND ¶3 Plaintiff is a licensed attorney and real estate broker in the State of Illinois. The Illinois Department of Financial and Professional Regulation (Department) is the administrative agency responsible for licensing and disciplining real estate brokers in the state. According to a consumer complaint sent to the Department in 2013, plaintiff “acted as both an attorney and a broker in the same transaction” involving a residential property purchase, in violation of section 20-20(a)(34) of the Act. Following an investigation and an informal conference with plaintiff on November 13, 2013, the Department proposed a settlement: if plaintiff agreed to complete 12 hours of continuing education, he would receive a non-disciplinary order, which is not a public discipline and does not appear on the Department’s website. Plaintiff declined the offer and asserted that section 20-20(a)(34) was unconstitutional. The Illinois Real Estate Administration and Disciplinary Board (Board) responded that it had to enforce the statute, as it was presumed constitutional. ¶4 On December 10, 2013, plaintiff filed suit seeking a declaration that section 20-20(a)(34) of the Act was unconstitutional. In count I, he claimed that section 20-20(a)(34) violated the special legislation clause of the Illinois Constitution (Ill. Const. 1970, art. IV, § 13) in that it gave “special treatment” to non-attorney real estate brokers who performed other services, such as appraising or inspecting, “by singly excluding duly licensed attorneys from the ability to also act as their clients’ attorney on the same transaction.” In count II, plaintiff raised a facial and as applied challenge to section 20-20(a)(34) under the separation of powers clause of the Illinois Constitution (Ill. Const. 1970, art. II, § 1). He claimed that the Illinois legislature, in passing section 20-20(a)(34), usurped the Illinois Supreme Court’s power to regulate the conduct of attorneys and granted to the Department the power to determine what constitutes the practice of law. Finally, in count III, plaintiff claimed that section 20-20(a)(34) violated the equal protection clause of the Illinois Constitution (Ill. Const. 1970, art. I, § 2) in that it prevented him from acting as an attorney and a real estate broker in the same transaction. ¶5 On January 17, 2014, plaintiff filed an emergency petition for a temporary restraining order (TRO) “to prevent [defendants] from prosecuting [him] for violating 225 ILCS

-2- 20-20(a)(34).” At the hearing on the TRO, defendants noted that there was a question as to whether plaintiff was raising a facial or as applied challenge to section 20-20(a)(34). Plaintiff, referring to his separation of powers challenge, stated: “We’re not arguing that it’s as applied. We’re saying that the General Assembly cannot legislate in this area. It’s solely left up to the Supreme Court.” He later reiterated that he was only raising a facial challenge to section 20-20(a)(34), saying: “We believe the statute is unconstitutional on its face. There’s no set of facts that could arise where the General Assembly can tell a lawyer you cannot act as an attorney during this particular time period.” The court ultimately denied plaintiff’s request for a TRO. ¶6 On January 24, 2014, defendants filed a motion to dismiss the complaint pursuant to section 2-615 of the Code. Defendants argued that the Governor should be dismissed as a party because no claim was stated against him, and that section 20-20(a)(34) was constitutional on its face. With respect to plaintiff’s special legislation claim, defendants argued that section 20-20(a)(34) did not discriminate in favor of any group because the statutory prohibition treats all real estate brokers who are also attorneys the same; in other words, no real estate broker is permitted to represent a client as both a broker and an attorney in the same transaction. They further argued that the statute does not create an arbitrary classification where it merely seeks to prevent a conflict of interest. As for plaintiff’s separation of powers claim, defendants argued that it was well within the powers of the legislature to pass a statute regulating the conduct of a real estate broker. Further, they argued that the Department could determine whether plaintiff performed legal services, as opposed to brokerage services, “without invading judicial prerogative”; according to defendants, all the Department had to do was rely on the supreme court’s decision in Chicago Bar Ass’n v. Quinlan & Tyson, Inc., 34 Ill. 2d 116 (1966). Defendants also argued that the legislature’s police power could reach the practice of law under certain circumstances as well. Lastly, with respect to plaintiff’s equal protection challenge, defendants argued that section 20-20(a)(34) does not discriminate against any class and that it is rationally related to the government’s interest in preventing the conflict of interest that arises when a person acts as both a real estate broker and an attorney in the same transaction. ¶7 In response, plaintiff argued that the Governor was a necessary and indispensible party and that section 20-20(a)(34) was unconstitutional. He maintained that defendants were “disingenuous” in arguing that section 20-20(a)(34) did not intrude on the supreme court’s exclusive authority to regulate attorneys when, in fact, defendants acknowledged that the statute bars an attorney from using his or her license in the same transaction during which he is acting as a broker. He further argued that the broker-attorney classification was arbitrary in that “only attorneys are effectively disbarred while acting as a broker;” he points out that the statute does not prohibit non-attorney brokers from acting in another professional capacity in the same transaction.

Free access — add to your briefcase to read the full text and ask questions with AI

Curielli v. Quinn, 2015 IL App (1st) 143511 (Ill. Ct. App. 2015).

2015 IL App (1st) 143511 (Curielli v. Quinn) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Curielli v. Quinn
2015 IL App (1st) 143511 (Appellate Court of Illinois, 2015)