Kratzer v. Welsh Companies, LLC

771 N.W.2d 14, 29 I.E.R. Cas. (BNA) 851, 2009 Minn. LEXIS 435, 2009 WL 2253235
CourtSupreme Court of Minnesota
DecidedJuly 30, 2009
DocketA06-2284
StatusPublished
Cited by41 cases

This text of 771 N.W.2d 14 (Kratzer v. Welsh Companies, LLC) is published on Counsel Stack Legal Research, covering Supreme Court of Minnesota primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Kratzer v. Welsh Companies, LLC, 771 N.W.2d 14, 29 I.E.R. Cas. (BNA) 851, 2009 Minn. LEXIS 435, 2009 WL 2253235 (Mich. 2009).

Opinions

OPINION

GILDEA, Justice.

Respondent Wayne Rratzer brought this action against his former employer, Welsh Companies, LLC (Welsh), alleging that Welsh terminated his employment in violation of Minnesota’s whistleblower statute, Minn.Stat. § 181.932, subd. 1(a) (2008).1 The district court granted Welsh’s summary judgment motion, but the court of appeals reversed. Kratzer v. Welsh Cos., No. A06-2284, 2008 WL 1747607, at *1 (Minn.App. Apr. 15, 2008).2 We granted [16]*16Welsh’s petition for review on the whistle-blower claim. Because we conclude that Kratzer has not demonstrated that he engaged in protected activity under the whis-tleblower statute, we reverse.

The record reflects that Kratzer began working with Welsh as a real estate agent in January 1997. Three years later, Krat-zer became Assistant Vice President of Investment Sales. In February 2000, Kratzer received a Letter of Understand-ingDffer of Employment detailing that Kratzer’s supervisor would be Welsh President Robert Angleson, but functionally, Kratzer would report to Pete Rand. The terms of Kratzer’s employment included a salary, commissions, health insurance, and a company car.

Kratzer’s whistleblower claim stems from a transaction for the purchase of the Park Square Shopping Center (Park Square) in Brooklyn Park, Minnesota. John Hancock Real Estate Investment Group (John Hancock) owned Park Square. In early 2000 John Hancock retained Welsh to act as the brokerage firm in connection with its efforts to sell Park Square. John Hancock set the original list price at $10 million and agreed to pay Welsh a 2.5% commission on the purchase price. Pete Rand acted for Welsh as John Hancock’s broker on the Park Square transaction.

Simultaneously with his broker work for John Hancock, Rand also represented Welshlnvest, an affiliate of Welsh, in connection with Welshlnvest’s efforts to acquire properties. When Welshlnvest expressed interest in acquiring Park Square, Rand acted as its broker, and Kratzer assisted Rand with the Park Square deal on the acquisition side, representing Welshlnvest.

Rand testified that he presented Welsh-lnvest to John Hancock as a potential buyer for the Park Square property. Because he also represented Welshlnvest, Rand said that he discussed with John Hancock the potential conflict of interest for the Park Square transaction.3 According to Rand, John Hancock chose not to pursue Welshlnvest as a buyer at the time that Park Square was first on the market because of the conflict. After considering several offers, however, John Hancock changed its mind.

Initially John Hancock received three offers for Park Square: Welshlnvest’s offer for $8,025 million and two others for $8 million and $8.6 million. Rand testified that John Hancock wanted to complete the sale by the end of 2000, and that only Welshlnvest was in a position to complete the deal by that deadline. With Welshln-vest as the most viable prospect, John Hancock decided to entertain Welshln-vest’s offer.

As the predicate for his claims, Kratzer relies on the fact that at some point during negotiations for Park Square, Rand entered into an agreement with Welshlnvest for an additional commission. Kratzer characterizes this agreement as Welshln-vest agreeing to pay Rand an “extra two points on his commission if he could convince [John] Hancock to lower their asking price by [$1.5 million].”

[17]*17Welshlnvest ultimately lowered its purchase price offer to $6.5 million. Rand testified that Welshlnvest lowered the offer “for a variety of reasons.” Rand stated, for example, that during the time that Park Square was on the market, the closure of the anchor store, Rainbow Foods, negatively impacted the value of the property. In August 2000, the deal between John Hancock and Welshlnvest nearly fell through.

But on August 29, 2000, Welshlnvest purchased Park Square from John Hancock for $6.5 million. According to the complaint, Rand earned an additional $130,000 commission from Welshlnvest for securing the price reduction on the transaction.

Sometime in January 2002, Welshlnvest decided to sell Park Square. Rand represented Welshlnvest in this transaction, and assigned Kratzer to handle marketing materials for the sale. Rand told Kratzer that the sale should not be advertised to John Hancock because Rand did not want John Hancock to question Welshlnvest’s asking price for Park Square, which was higher than the purchase price Welshln-vest paid to John Hancock. Kratzer then questioned Rand regarding the additional commission agreement, and Rand said that John Hancock was not aware of that agreement.

Kratzer told Rand that Kratzer believed it would be illegal to exclude John Hancock from the marketing of the Park Square property.4 According to Kratzer, Rand responded, “You can go to management if you disagree with me, but if you do, this will be your last deal at Welsh.” Rand removed Kratzer from the Park Square sale that day, and removed Krat-zer’s name from marketing materials several weeks later.

Around the same time as this conversation with Rand, Kratzer also met with Angleson to describe what Kratzer thought was illegal conduct on the Park Square transaction. Kratzer contends that Angleson did not address his concerns.

Several months after his meeting with Angleson, Kratzer received a letter from Angleson informing Kratzer that his compensation would be adjusted from that of a salaried employee to the company’s standard commission program. Kratzer alleges that on August 30, 2002, he discovered that Rand had prevented Kratzer from receiving a commission he believed he was owed in connection with a different transaction.

On September 6, 2002, Kratzer presented his concerns about Rand, the Park Square transaction, and the actions taken by Angleson and Rand to Welsh’s Chief Executive Officer, Dennis Doyle. Doyle told Kratzer that Doyle would “get to the bottom of it,” but also stated his desire to maintain his “longterm relationship with Rand.” Kratzer alleges that Doyle’s attitude toward Kratzer changed after this meeting.

On October 14, 2002, Welsh terminated Kratzer’s employment. Angleson stated in an affidavit that Welsh terminated Krat-zer’s employment because of Kratzer’s “lack of productivity and focus in the brokerage area.”

As a result of Kratzer’s termination and issues surrounding commissions, Kratzer commenced legal action against Welsh. After discovery, Welsh moved for sum[18]*18mary judgment. The district court granted summary judgment on all claims. The court held, in relevant part, that Kratzer failed to establish a prima facie case under the whistleblower statute because the conduct Kratzer reported did not violate any state or federal law or rule adopted pursuant to law, and because Kratzer failed to establish a causal connection between his report and the adverse employment action.

The court of appeals reversed. Kratzer, 2008 WL 1747607, at *1. The court held that Rand’s activities, as reported by Kratzer, violated Minn. R. 2805.2000, subpart 1(A) (1999).5 2008 WL 1747607, at *5-6. This Minnesota rule requires knowing consent to dual agency in a real estate transaction. To interpret language in the rule, the court of appeals referred to the common law. Id. at *5.

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

Related

Olinger v. Renville County
D. Minnesota, 2019
State v. Thonesavanh
904 N.W.2d 432 (Supreme Court of Minnesota, 2017)
Mary Jo Delaney v. Cragun Corporation
Court of Appeals of Minnesota, 2016
In the Matter of REICHMANN LAND AND CATTLE, LLP
867 N.W.2d 502 (Supreme Court of Minnesota, 2015)
Barbara Peterson v. HealthEast Woodwinds Hospital
Court of Appeals of Minnesota, 2015

Cite This Page — Counsel Stack

Bluebook (online)
771 N.W.2d 14, 29 I.E.R. Cas. (BNA) 851, 2009 Minn. LEXIS 435, 2009 WL 2253235, Counsel Stack Legal Research, https://law.counselstack.com/opinion/kratzer-v-welsh-companies-llc-minn-2009.