Herman v. Horne Realty, Inc.

2009 Mass. App. Div. 119

This text of 2009 Mass. App. Div. 119 (Herman v. Horne Realty, Inc.) is published on Counsel Stack Legal Research, covering Massachusetts District Court, Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Herman v. Horne Realty, Inc., 2009 Mass. App. Div. 119 (Mass. Ct. App. 2009).

Opinion

Curtin, J.

Third-party plaintiffs Michael Herman (“Herman”) and Catherine Van Lancker (“plaintiffs”) purchased a home in Ashland, Massachusetts owned by Ralph Bissonette (“Bissonette”). Horne Realty, Inc. (“Horne”) was the real estate agency that represented Bissonette, the seller, and Norman L. Robinson (“Robinson”) was Horne’s agent and vice president. The parties’ controversy arose from an in-law suite in Bissonette’s home, into which the plaintiffs intended to move Herman’s ailing mother. Shortly after the plaintiffs purchased the home, Herman contacted the local building inspector to inquire about making modifications to the in-law suite. He was informed that Bissonette had never obtained the required special building permit for an in-law suite from the zoning board of appeals and, consequently, that the in-law suite failed to comply with the Ashland Building Code and was illegal.

Before the plaintiffs purchased the properly, they signed a “Dual Agency Agreement” consenting to Robinson’s representation of both them, as buyers, and Bissonette, as seller. The plaintiffs alleged that Robinson failed not only to inform them that the in-law suite was not in compliance with the building code, but also to verify Bissonette’s description of the property. The plaintiffs, thus, sought recovery in this action for Robinson’s alleged negligent misrepresentation, breach of his duty to disclose, and unfair and deceptive acts in violation of G.L.c. 93A.

Prior to trial, Bissonette reached a settlement with Herman and agreed to pay $18,500.00 from funds being held in escrow by Attorney Wilsker (“Wilsker”), who was the closing attorney. The plaintiffs claimed that the total cost of the work necessary to bring the in-law space into compliance with the building code was $64,000.00, and proceeded to trial against Robinson and Horne to recover that sum. After a jury trial, a verdict was entered in favor of Herman for $22,400.00. The trial judge ruled [120]*120in favor of Robinson and Horne on the plaintiffs’ G.L.c. 93A claim.

The plaintiffs brought this appeal, arguing that the trial judge improperly (1) instructed the jury as to the principle of joint and several liability by informing the jury that Bissonette, who had previously settled with the plaintiffs and was no longer a defendant, was the “primary culprit,” and that the jury could also apportion damages as to Wilsker, who was also not a party to the action, (2) reduced the damages awarded by the jury, and (3) removed himself from the courtroom during the evi-dentiary hearing on their G.L.C. 93A claim.

1. In assessing the validity of a jury instruction, a reviewing court will examine the instruction in its entirety to determine “whether the trial judge has clearly, adequately, and correctly explained to the jury the principles that ought to guide and control their action, and a good objection will lie only if a critical issue was not dealt with at all or was dealt with erroneously as a matter of law.” Torre v. Harris-Seybold Co., 9 Mass. App. Ct. 660, 678-679 (1980). While a party may not raise on appeal claims of error in jury instructions that were not objected to at trial, Kaltsay v. Duralite Co., 4 Mass. App. Ct. 634, 638-639 (1976), the record is clear that the plaintiffs specifically objected to this instruction.

The jury instruction at issue was given as follows:

And then on the negligent causes of action, we have to shift to a different form because we have to talk about contributory or apportionment negligence. We’re one of the states that allows you to apportion blame. So, we have Mr. Bissonette who was the homeowner, and I think everybody would agree he was the primary culprit. But Mr. Bissonette got out from under all this because he had no money, he settled for short money because he had no money, and I’m not attributing any blame to the plaintiff for that because they had to get what they could get, but Mr. Bissonette I think everybody agrees was the main bad guy.
Okay, so now he’s out of the picture; what do you do? Do you go to the other parties and assess blame, or do you say Mr. Bissonette was the only person who is blameworthy? That’s for you to decide: I have no say in it. But there are people to whom you should look and first, Mr. Robinson, Mr. Horne, and then there’s no suit right now against Mr. Wilsker but there’s no reason why you can’t consider if this attorney had anything to do in sharing the blame, even though he’s not a named party. Because you as triers of the fact can apportion liability and you can apportion damages among anybody in the world who you think might have helped contribute to this.

While the trial judge conveyed, correctly, the message that the jury need not find the defendants to the action solely liable, Shantigar Found. v. Bear Mountain Bldrs., 441 Mass. 131, 141 (2004), his instruction to the jury strongly suggested that the bulk of the liability rested with Bissonette. It is clear from the verdict slips and the questions asked by the jurors that they apportioned liability among Wilsker and Bissonette and, as a result, reduced the verdict against Robinson and Horne.

The general rule in Massachusetts is that “if two or more wrongdoers negligently contribute to the personal injury of another by their several acts, which operate [121]*121concurrently, so that in effect the damages suffered are rendered inseparable, they are jointly and severally liable.” Feneff v. Boston & Maine R.R., 196 Mass. 575, 581 (1907). Concurrent tortfeasors are severally liable for all the harm and damage caused by their tortious conduct regardless of whether they acted separately or in concert, whether their acts were separated in time, or whether it is impossible to determine what portion of the plaintiffs injuries was caused by each. See Schloesser v. Murphy, 30 Mass. App. Dec. 180, 187 (1966).

In Shantigar Found., the Supreme Judicial Court directly addressed the issue of whether a tortfeasor who has already reached a settlement agreement with the plaintiff should be considered a “defendant” under the contributory negligence statute, G.L.c. 231, §85,5 for purposes of apportioning liability. Id. at 141-144. The Court held that the statute “does not direct the jury to apportion negligence among all tortfea-sors who may have caused the injury, only those against whom recovery is sought,” id. at 137-138, and that “the removal of absent tortfeasors from the jury’s consideration comports with the Legislature’s intent and is consistent with the Massachusetts statutory schemes of joint and several liability, and contribution.” Id. at 141.

The “judge shall instruct the jury to determine the damages that the defendant substantially caused, and the judge shall malee the appropriate reduction in the amount to be awarded to a plaintiff if the jury returns a plaintiffs verdict.” Morea v. Cosco, Inc., 422 Mass. 601, 603 (1996). The settlement between the plaintiffs and Bissonette did not act as a limit on the amount that the plaintiffs could collect from Horne and Robinson, nor did it establish a percentage by which any judgment should have been reduced. The plaintiffs were entitled to receive full damages from Robinson and Horne, who, in turn, could initiate a separate action for contribution from the other defendants if they paid more than their pro rata share of the liability.

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Related

Tritsch v. Boston Edison Co.
293 N.E.2d 264 (Massachusetts Supreme Judicial Court, 1973)
Torre v. Harris-Seybold Co.
404 N.E.2d 96 (Massachusetts Appeals Court, 1980)
Commonwealth v. Bergstrom
524 N.E.2d 366 (Massachusetts Supreme Judicial Court, 1988)
Feneff v. Boston & Maine Railroad
82 N.E. 705 (Massachusetts Supreme Judicial Court, 1907)
McSweeney v. Build Safe Corp.
632 N.E.2d 1185 (Massachusetts Supreme Judicial Court, 1994)
Morea v. Cosco, Inc.
422 Mass. 601 (Massachusetts Supreme Judicial Court, 1996)
Shantigar Foundation v. Bear Mountain Builders
804 N.E.2d 324 (Massachusetts Supreme Judicial Court, 2004)
Kaltsas v. Duralite Co.
357 N.E.2d 22 (Massachusetts Appeals Court, 1976)
MacLachlan v. Brotherhood Oil Corp.
404 N.E.2d 1272 (Massachusetts Appeals Court, 1980)
Barrett v. Leary
614 N.E.2d 1035 (Massachusetts Appeals Court, 1993)
Schloesser v. Murphy
30 Mass. App. Dec. 180 (Mass. Dist. Ct., App. Div., 1966)

Cite This Page — Counsel Stack

Bluebook (online)
2009 Mass. App. Div. 119, Counsel Stack Legal Research, https://law.counselstack.com/opinion/herman-v-horne-realty-inc-massdistctapp-2009.