In Re Weekley Homes, L.P.

295 S.W.3d 309, 52 Tex. Sup. Ct. J. 1231, 2009 Tex. LEXIS 630, 2009 WL 2666774
Texas Supreme Court·Decided August 28, 2009·No. 08-0836·Published·Cited by 141 cases

Opinion

Justice O’NEILL

delivered the opinion of the Court.

In this mandamus proceeding, we must decide whether the trial court abused its discretion by ordering four of the defendant’s employees to turn over their computer hard drives to forensic experts for imaging, copying, and searching for deleted emails. Because the plaintiff failed to demonstrate the particular characteristics of the electronic storage devices involved, the familiarity of its experts with those characteristics, or a reasonable likelihood that the proposed search methodology would yield the information sought, and considering the highly intrusive nature of computer storage search and the sensitivity of the subject matter, we hold that the trial court abused its discretion.

I. Background

In October 2002, relator Weekley Homes, L.P., a homebuilder, entered into an agreement with Enclave at Fortney Branch, Ltd. (Enclave), a residential real estate developer, to purchase 136 developed lots in a subdivision pursuant to a take-down schedule 1 (the Builder Contract). In November 2004, after Weekley had purchased some of the lots from Enclave pursuant to the Builder Contract, Enclave and HFG Enclave Land Interests, Ltd. (HFG) 2 entered into an agreement whereby Enclave would sell and convey seventy-four of the remaining developed lots to HFG (the Warehouse Contract). Under the Warehouse Contract, Enclave also assigned to HFG its rights to those seventy-four lots under the Builder Contract such that Weekley would be obligated to purchase those lots from HFG.

One day before the Warehouse Contract’s execution, Weekley executed a Consent to Assignment and Estoppel Certificate (the Estoppel Certificate), in which Weekley made various express representations, warranties, and covenants to HFG about the state of Enclave’s performance under the Builder Contract up to that point. According to HFG, it relied upon the Estoppel Certificate when it agreed to the terms of the Warehouse Contract.

*312 Enclave allegedly failed to perform various obligations owed to HFG under the Warehouse Contract, and HFG sued Enclave in August 2006. Two months later, HFG subpoenaed documents from a number of third parties, including Weekley. After reviewing several of the documents Weekley produced, HFG’s counsel began asking Weekley about the possible existence of other potentially responsive documents relating to the subdivision. In response, Weekley eventually produced approximately 400 additional pages of documents in March 2007. According to HFG, information contained in the documents led it to believe Weekley had made a number of material misrepresentations in the Estoppel Certificate relating to Enclave’s performance under the Builder Contract.

In June 2007, HFG added Weekley as a defendant to its pending suit against Enclave, seeking damages for common law fraud and fraudulent inducement, statutory fraud, fraud by nondisclosure, negligence per se, and negligent misrepresentation. In July and December 2007, HFG served Weekley with requests for production including requests that Weekley produce a broad variety of emails 3 to and from Weekley and its employees relating to Enclave, the subdivision, and the Builder Contract. HFG specifically requested emails between Enclave and Russell Rice (Weekley’s Division President), Joe Vasta-no (Weekley’s Area President), Scott Thompson (Weekley’s Project Manager for the subdivision), and Biff Bailey (Weekley’s Land Acquisitions Manager) (collectively “the Employees”), relating to Enclave and the Builder Contract. HFG received thirty-one responsive emails, one of which discussed a third-party engineering analysis (the Slope Stability Analysis) predating the Estoppel Certificate and Warehouse Contract and addressing the existence of multiple unsafe subdivision lots that required remedial measures. 4 Weekley produced a copy of the Slope Stability Analysis, but did not produce any additional communications to or from the Employees discussing it. Considering the safety issues HFG contends the Slope Stability Analysis highlighted, and that Week-ley allegedly spent $92,000 to remedy those issues, HFG was unconvinced that there was only one email discussing the report.

HFG moved to compel Weekley to “search for any emails stored on servers or back up tapes or other media, [and] any email folders in the email accounts of [the Employees].” At the hearing on HFG’s motion, John Burchfield, Weekley’s General Counsel, testified that “each [Weekley] employee has an [email] inbox that’s limited in size. And once you bump that size limit, you have to start deleting things off the inbox in order to be able to receive any more emails.” Burchfield further testified that “[Weekley] forces [employees] to clear out [their] inbox[es] on a regular basis,” so that deleted emails will only be saved if an employee “baek[s] them up on [the employee’s] own personal hard drive somehow.” And while deleted emails are saved on backup tapes, they are only retained “[f]or a thirty-day cycle.” The trial court denied HFG’s motion.

*313 Based upon information learned at the hearing, HFG filed a “Motion for Limited Access to [Weekley’s] Computers” directing its discovery efforts at the Employees’ hard drives. In essence the motion would, at HFG’s expense, allow any two of four named PricewaterhouseCoopers forensic experts to access the Employees’ computers “for the limited purpose of creating forensic images of the hard drives.” According to the motion, the experts would “make an evidentiary image of the [hard drives] using a procedure that is generally accepted as forensically sound.” Once the images are created, the experts would search the images for deleted emails from 2004, the relevant year, containing twenty-one specified terms: slope stability, retaining wall, Holigan, HFG, fence, mow!, landscape screening wall, LSI, limited site, Alpha, entry, earnest money, Legacy, defective, lot 1, lot 8, grading, substantial completion, letter of credit, and Site Concrete. Once the responsive documents had been identified, extracted, and copied to some form of electronic media by the experts, Weekley would have the right to review the extracted data

and designate which documents or information [Weekley] claims are not relevant, not discoverable, or are subject to any claim of privilege or immunity from which they are withheld under such claims, identifying such withheld documents by page identification number, directory and subdirectory identification, statement of claimed privilege or immunity from discovery, and brief description of the information in question as is required by Tex.R. Civ. Pro. 193.3.

After reviewing the extracted data, Week-ley would be required to furnish HFG with any responsive documents that were not being withheld. According to the Motion, should HFG, its counsel, or the experts incidentally observe privileged or confidential information, the information would be maintained in strict confidence and otherwise valid privileges or confidentiality rights would not be waived. Failure to comply with the order’s confidentiality provisions would subject the violator to penalties and contempt of court.

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In Re Weekley Homes, L.P., 295 S.W.3d 309, 52 Tex. Sup. Ct. J. 1231, 2009 Tex. LEXIS 630, 2009 WL 2666774 (Tex. 2009).

295 S.W.3d 309 (In Re Weekley Homes, L.P.) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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