Munawar, F. v. Toll Brothers, Inc.

Superior Court of Pennsylvania·Decided September 6, 2023·No. 173 EDA 2022·Unpublished

Opinion

NON-PRECEDENTIAL DECISION - SEE SUPERIOR COURT O.P. 65.37

FURRUKH MUNAWAR AND AAIYSHA : IN THE SUPERIOR COURT OF MUNAWAR : PENNSYLVANIA :

:

v. :

:

:

TOLL BROTHERS, INC, TOLL PA II, : L.P., TOLL PA GP CORP, TOLL BROS., : No. 173 EDA 2022 INC., TOLL ARCHITECTURE, INC., : TOLL ARCHITECTURE I, P.A. :

:

:

v. :

:

:

ANDERSEN WINDOWS, INC., MACK- : DONOHOE CONTRACTORS, INC., : MILLENNIUM CONTRACTING : CORPORATION :

:

:

APPEAL OF: MARY P. HANSEN :

Appeal from the Order Entered January 10, 2022 In the Court of Common Pleas of Philadelphia County Civil Division at No(s): 171003571

FURRUKH MUNAWAR & AAIYSHA : IN THE SUPERIOR COURT OF MUNAWAR : PENNSYLVANIA :

:

v. :

:

:

TOLL BROTHERS INC., TOLL PA, II, : L.P., TOLL PA GP CORP. AND TOLL : No. 186 EDA 2022 BROS, INC.,TOLL ARCHITECTURE, : INC., TOLL ARCHITECTURE I, P.A. :

:

:

v. :

:

:

ANDERSEN WINDOWS, INC., MACK- : DONOHOE CONTRACTORS, INC., : MILLENNIUM CONTRACTING : CORPORATION :

:

:

APPEAL OF: TOLL BROTHERS, INC., : TOLL PA II, L.P., TOLL PA GP CORP. : AND TOLL BROS., INC. :

Appeal from the Order Dated January 10, 2022 In the Court of Common Pleas of Philadelphia County Civil Division at No(s): 171003571

BEFORE: PANELLA, P.J., LAZARUS, J., and SULLIVAN, J. MEMORANDUM BY SULLIVAN, J.: FILED SEPTEMBER 6, 2023 Toll Brothers, Inc., Toll PA II, L.P., Toll PA GP Corp., and Toll Bros., Inc.

(collectively, “Toll”) and Mary P. Hansen (“Attorney Hansen”) (collectively, “Appellants”) appeal from the discovery order that denied their motions to quash a subpoena for Attorney Hansen to appear at a deposition and produce documents to Furrukh Munawar and Aaiysha Munawar (“Appellees”). We affirm in part, vacate in part, and remand this matter to the trial court.

Toll is a publicly-traded company that constructs, markets, and sells residential homes. Numerous owners of Toll’s houses have sued Toll for defective construction and alleging that their homes suffered water damage (“water infiltration claims”).

In 2015 and 2016, Toll filed with the United States Securities and Exchange Commission (“SEC”) public 10-K reports1 that stated Toll’s increases in its financial reserves (“reserves”) for repairs. The reported increases apparently prompted the SEC to inquire with Toll about its reserves (“the SEC inquiry”). Specifically, in 2016, the SEC’s Division of Corporate Finance sent a letter to Toll that requested explanations for: its reported reserves in 2014 and 2015; the accounting of possible recoveries from outside insurance carriers; and Toll’s assertion that the claims against it were not material to its financial condition. See Letter from Toll to SEC, 5/17/16, at 2-4. Toll responded to that letter. In 2017, the SEC’s Division of Enforcement issued a letter advising Toll that it was conducting an informal investigation based on Toll’s 2016 10-K and 10-Q reports and requesting that Toll voluntarily provide additional information about the bases and timing of its decisions to report additional repair costs and expected insurance recoveries. See R.R. at 992-

94a (Letter from SEC to Toll, 4/25/17).2 The SEC’s 2017 letter stated: “This

1 The SEC requires most publicly traded companies to file annual (10-K) and

quarterly (10-Q) reports which provide snapshots of a company’s business, the risks it faces, and its operating and financial results. See SEC Investor Alerts and Bulletins, “How to Read a 10-K/10-Q,” 1/25/21 (available at https://www.sec.gov/oiea/investor-alerts-and-bulletins/how-read-10-k10- q).

2 A copy of the 2017 SEC letter does not appear in the certified record. However, Appellees attached the 2017 SEC letter to a supplemental brief they presumably submitted to the trial court. The supplemental brief also does not appear in the certified record. However, both the supplemental brief and the attachments are included in Appellants’ reproduced record. The attachments (Footnote Continued Next Page)

investigation is a non-public, fact-finding inquiry. The investigation does not mean that we have concluded that you or anyone else has violated the law.” Id. at 994a. At some point during the SEC inquiry, Toll retained Attorney Hansen as outside counsel to respond to the SEC. After at least one exchange of documents between Toll and the SEC, the SEC took no further enforcement action.

Appellees own a house constructed by Toll, and in 2017, they sued Toll alleging water infiltration claims. Toll, Appellees, and other plaintiffs suing Toll have since engaged in lengthy and contentious discovery proceedings, during which Appellees requested from Toll the documents it used to respond to the SEC inquiry. Toll refused to identify or disclose those documents.

The trial court issued two previous discovery orders concerning the documents. First, in January 2021, the trial court ordered Toll to produce “those records disclosed to the SEC that [were] not subject to a confidentiality agreement with the [SEC]” or to provide “a detailed log identifying the documents that they believe are protected and stating the reasons why.” Order, 1/14/21, at ¶ D (“the January 2021 order”). Second, in July 2021, the

trial court directed Toll to “produce to [Appellees] the confidentiality

to the supplemental brief contain four letters concerning the SEC’s inquiry into Toll’s reported reserves in 2014 and 2015, one only of which was included in the certified record. The 2017 SEC letter included in the attachments concern an additional increase in Toll’s reserves reported in 2016. Appellees have not objected to the accuracy of the reproduced record. See WMI Grp., Inc. v. Fox, 109 A.3d 740, 744 n.5 (Pa. Super. 2015) (noting that this Court may consider documents not included in the record but which are in the reproduced record where neither party disputes the accuracy of the documents)

agreement entered into between [Toll and the SEC] relating to the documents, records, and disclosures . . . to the SEC[,]” and “a detailed privilege log of all documents, records, and disclosures Toll . . . provided, produced, or otherwise made to the SEC.” See Order, 7/15/21, at ¶¶ 3-4 (underline in original) (“the July 2021 order”).3 Toll then produced Attorney Hansen’s affidavit asserting that Toll retained her to respond to the SEC inquiry into the estimated repair costs for fiscal year 2016. See Attorney Hansen’s Affidavit, 7/29/21, at 1. Attorney Hansen averred that she explained to the SEC that Toll’s legal department was actively involved in decisions related to the accrual of water infiltration claims and that the response included confidential matters involving the attorney- client privilege, work-product protection, and trade secrets. See id. Attorney Hansen claimed she and Toll disclosed the documents to the SEC subject to an oral confidentiality agreement with the SEC. See id. Attorney Hansen added that “the very selection and compilation of the documents reflect[ed her] mental impressions in identifying what [she] believed to be responsive and relevant to the SEC inquiry.” Id. at 1-2. She concluded that Toll expressly and repeatedly preserved all privileges related to the documents and the SEC confirmed that Toll’s documents and disclosures during the

inquiry would not waive any privilege. See id. at 2. Neither Toll nor Attorney

3 The trial court entered the July 15, 2021 order under the caption Adams v.

Toll, and Toll appealed a separate provision of that order. See Adams v. Toll Bros., Inc., 283 A.3d 406 (Pa. Super. 2022) (unpublished memorandum).

Hansen, however, provided a privilege log identifying a specific document or the alleged privilege applicable to a specific document.

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Munawar, F. v. Toll Brothers, Inc., (Pa. Ct. App. 2023).

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