MEMORANDUM OF OPINION AND ORDER
RENFREW, District Judge.
This case was tried to a jury on November 25, 26 and 28, and December 1 and 3, 1975. The jury returned a verdict in favor of plaintiff, assessing damages against defendants Edwin and Marsha Shonfeld in the amount of $20,000. The verdict specified that $10,000 was awarded as compensatory damages and $10,000 as punitive and exemplary damages, the .latter sum to be assessed against each of. the Shonfelds in the amount of $5,000. On December 8, 1975, defendants moved for a new trial on the grounds that both the compensatory and punitive damages awarded by the jury were excessive.
Plaintiff, in turn, moved for award of attorney’s fees and court costs. Judgment was entered by the Court on December 16, 1975, pursuant to the jury verdict, but by stipulation of counsel and order of the Court, execution of the judgment was stayed pending the Court’s ruling on these motions. These motions have been thoroughly briefed by the parties; in addition, the Court has had the benefit of a brief filed by the United States as
amicus curiae,
in support of plaintiff’s motion and in opposition to defendants’ motion.
The complaint in this lawsuit alleged that defendants had discriminated against plaintiff by refusing to rent her an apartment because she is black. The lawsuit was brought under both the Civil Rights Act of 1866, 42 U.S.C. § 1981
et seq.,
and the Civil Rights Act of 1968, 42 U.S.C. § 3601
et seq.,
also known as the Fair Housing Act. The latter act explicitly authorizes the award of reasonable attorney’s fees to a prevailing plaintiff who is unable to assume those fees but, in the same subsection, limits punitive damages to $1,000.
There is no such limitation on punitive damages in the 1866 Act; however, attorney’s fees are generally not recoverable under that Act.
Alyeska Pipeline Co. v. Wilderness Society,
421 U.S. 240, 269, 95 S.Ct. 1612, 1627, 44 L.Ed.2d 141, 159 (1975).
Plaintiff contends, in essence, that her remedies under the two civil rights statutes are concurrent and cumulative. Specifically, she argues that she is entitled to recover compensatory damages under either statute, is entitled to recover under 42 U.S.C. § 1982 the full amount of punitive damages awarded by the jury, and is also entitled to recover attorney’s fees and costs under 42 U.S.C. § 3612(c). She argues further that the jury’s verdict is supported by the evidence and that the amounts awarded for compensatory and punitive damages are not so excessive as to justify or require the granting of a new trial or remittitur of the award.
Defendants maintain that the amounts assessed against them by the jury are
indeed excessive and unreasonable. Although defendants concede the Court’s authority to award attorney’s fees under 42 U.S.C. § 3612(c) and simultaneously to award punitive damages in excess of $1,000 under 42 U.S.C. § 1982, they argue that the two statutes should be construed together and that the $1,000 limitation on punitive damages in the 1968 statute should guide the Court in its determination of whether the jury’s award of $10,000 punitive damages is excessive. They strongly urge the Court to reduce compensatory damages to $5,000, at most, and to reduce punitive damages to $1,000, or at most $2,000, against each defendant. Furthermore, defendants emphasize the general principle that punitive damages are designed solely to punish a defendant and not to enrich a plaintiff. They stress that 42 U.S.C. § 3612(c) permits plaintiff to recover attorney’s fees only when “said plaintiff in the opinion of the court is not financially able to assume said attorney’s fees”, and maintain that plaintiff should be deemed to be financially able to pay her attorney’s fees to the extent she receives punitive damages.
With respect to the award of $10,000 compensatory damages, the Court is not persuaded that that amount is unreasonable or excessive in view of the evidence adduced at trial. It is well established that to the out-of-pocket pecuniary loss the complainant suffered. Damages can also be awarded for emotional and mental distress caused by the intentional tort.”
Donovan v. Reinbold,
433 F.2d 738, 743 (9 Cir. 1970).
“Compensatory damages awardable in a Civil Rights Act case are not limited
See also Seaton v. Sky Realty Company, Inc.,
491 F.2d 634, 636-637 (7 Cir. 1974), and cases there discussed. Particularly in cases where it is difficult in the extreme to measure a person’s injury in monetary terms, the Court is reluctant to disturb a jury award which is not unreasonable on its face. The jury in this case deliberated carefully and conscientiously and determined that an award of $10,000 would adequately compensate plaintiff for the embarrassment, humiliation and anguish she suffered as a victim of racial discrimination. Under these circumstances, the Court refuses to substitute its assessment of plaintiff’s damages for that of the jury.
A more difficult question is presented by the jury’s award of $10,000 punitive damages. The law is clear that punitive damages are recoverable under 42 U.S.C. § 1982.
Moreover, when a plaintiff has proved racial discrimination in the sale or leasing of housing, the law apparently permits recovery of more than $1,000 punitive damages under § 1982, despite the limitation in 42 U.S.C. § 3612(c). Several courts have specifically so held, e.
g., Clemons v. Runck,
402 F.Supp. 863, 868 (S.D.Ohio 1975);
Wright v. Kaine Realty,
352
F.Supp. 222, 223 (N.D.Ill.1972); other courts have permitted recovery of more than $1,000 punitive damages under § 1982 without explicit discussion of the Fair Housing Act, e.
g., Allen v. Gifford,
368 F.Supp. 317, 322 (E.D.Va.1973). In all candor, this Court finds these results somewhat anomalous.
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MEMORANDUM OF OPINION AND ORDER
RENFREW, District Judge.
This case was tried to a jury on November 25, 26 and 28, and December 1 and 3, 1975. The jury returned a verdict in favor of plaintiff, assessing damages against defendants Edwin and Marsha Shonfeld in the amount of $20,000. The verdict specified that $10,000 was awarded as compensatory damages and $10,000 as punitive and exemplary damages, the .latter sum to be assessed against each of. the Shonfelds in the amount of $5,000. On December 8, 1975, defendants moved for a new trial on the grounds that both the compensatory and punitive damages awarded by the jury were excessive.
Plaintiff, in turn, moved for award of attorney’s fees and court costs. Judgment was entered by the Court on December 16, 1975, pursuant to the jury verdict, but by stipulation of counsel and order of the Court, execution of the judgment was stayed pending the Court’s ruling on these motions. These motions have been thoroughly briefed by the parties; in addition, the Court has had the benefit of a brief filed by the United States as
amicus curiae,
in support of plaintiff’s motion and in opposition to defendants’ motion.
The complaint in this lawsuit alleged that defendants had discriminated against plaintiff by refusing to rent her an apartment because she is black. The lawsuit was brought under both the Civil Rights Act of 1866, 42 U.S.C. § 1981
et seq.,
and the Civil Rights Act of 1968, 42 U.S.C. § 3601
et seq.,
also known as the Fair Housing Act. The latter act explicitly authorizes the award of reasonable attorney’s fees to a prevailing plaintiff who is unable to assume those fees but, in the same subsection, limits punitive damages to $1,000.
There is no such limitation on punitive damages in the 1866 Act; however, attorney’s fees are generally not recoverable under that Act.
Alyeska Pipeline Co. v. Wilderness Society,
421 U.S. 240, 269, 95 S.Ct. 1612, 1627, 44 L.Ed.2d 141, 159 (1975).
Plaintiff contends, in essence, that her remedies under the two civil rights statutes are concurrent and cumulative. Specifically, she argues that she is entitled to recover compensatory damages under either statute, is entitled to recover under 42 U.S.C. § 1982 the full amount of punitive damages awarded by the jury, and is also entitled to recover attorney’s fees and costs under 42 U.S.C. § 3612(c). She argues further that the jury’s verdict is supported by the evidence and that the amounts awarded for compensatory and punitive damages are not so excessive as to justify or require the granting of a new trial or remittitur of the award.
Defendants maintain that the amounts assessed against them by the jury are
indeed excessive and unreasonable. Although defendants concede the Court’s authority to award attorney’s fees under 42 U.S.C. § 3612(c) and simultaneously to award punitive damages in excess of $1,000 under 42 U.S.C. § 1982, they argue that the two statutes should be construed together and that the $1,000 limitation on punitive damages in the 1968 statute should guide the Court in its determination of whether the jury’s award of $10,000 punitive damages is excessive. They strongly urge the Court to reduce compensatory damages to $5,000, at most, and to reduce punitive damages to $1,000, or at most $2,000, against each defendant. Furthermore, defendants emphasize the general principle that punitive damages are designed solely to punish a defendant and not to enrich a plaintiff. They stress that 42 U.S.C. § 3612(c) permits plaintiff to recover attorney’s fees only when “said plaintiff in the opinion of the court is not financially able to assume said attorney’s fees”, and maintain that plaintiff should be deemed to be financially able to pay her attorney’s fees to the extent she receives punitive damages.
With respect to the award of $10,000 compensatory damages, the Court is not persuaded that that amount is unreasonable or excessive in view of the evidence adduced at trial. It is well established that to the out-of-pocket pecuniary loss the complainant suffered. Damages can also be awarded for emotional and mental distress caused by the intentional tort.”
Donovan v. Reinbold,
433 F.2d 738, 743 (9 Cir. 1970).
“Compensatory damages awardable in a Civil Rights Act case are not limited
See also Seaton v. Sky Realty Company, Inc.,
491 F.2d 634, 636-637 (7 Cir. 1974), and cases there discussed. Particularly in cases where it is difficult in the extreme to measure a person’s injury in monetary terms, the Court is reluctant to disturb a jury award which is not unreasonable on its face. The jury in this case deliberated carefully and conscientiously and determined that an award of $10,000 would adequately compensate plaintiff for the embarrassment, humiliation and anguish she suffered as a victim of racial discrimination. Under these circumstances, the Court refuses to substitute its assessment of plaintiff’s damages for that of the jury.
A more difficult question is presented by the jury’s award of $10,000 punitive damages. The law is clear that punitive damages are recoverable under 42 U.S.C. § 1982.
Moreover, when a plaintiff has proved racial discrimination in the sale or leasing of housing, the law apparently permits recovery of more than $1,000 punitive damages under § 1982, despite the limitation in 42 U.S.C. § 3612(c). Several courts have specifically so held, e.
g., Clemons v. Runck,
402 F.Supp. 863, 868 (S.D.Ohio 1975);
Wright v. Kaine Realty,
352
F.Supp. 222, 223 (N.D.Ill.1972); other courts have permitted recovery of more than $1,000 punitive damages under § 1982 without explicit discussion of the Fair Housing Act, e.
g., Allen v. Gifford,
368 F.Supp. 317, 322 (E.D.Va.1973). In all candor, this Court finds these results somewhat anomalous. Were this a case of first impression, the Court would give substantial weight to the argument that the more recent and specific expression of Congressional intent set forth in the 1968 Act on the issue of punitive damages in housing discrimination cases should control. However, as other courts have recognized, the Supreme Court has stated that the 1866 civil rights statutes are to be construed and applied independently of the more recent legislation:
“Normally the ‘cardinal principle of statutory construction’ — that the more specific controls over the general, e.
g., Central Commercial Co. v. C. I. R.,
337 F.2d 387, 389 (7th Cir. 1964) — would compel the result for which defendants contend. In
Jones, supra,
392 U.S. at 416, 88 S.Ct. at 2191, however, the Supreme Court made the flat statement that ‘[Title VIII’s] enactment had no effect upon § 1982.’
“It thus appears to this Court that
Sullivan, supra,
must be read to say that in § 1982 actions, the courts are given discretionary power to grant such relief as they find necessary and appropriate, notwithstanding more recent civil rights acts and their limits on relief which are also applicable.”
Wright v. Kaine Realty, supra,
352 F.Supp. at 223.
Defendants concede, as they must, that plaintiff is not restricted to $1,000 punitive damages as a matter of law. The basic thrust of their argument, however, is that the Court should interpret the $1,000 limitation in § 3612(c) as a guideline in determining whether an award of $10,000 is unreasonable and excessive. Defendants’ argument has considerable merit. Its fatal flaw, though, is that it is untimely made and improperly directed to the Court. It is well established that whether a plaintiff is entitled to punitive damages, in accordance with the appropriate legal standard, and the amount, if any, of such damages to be awarded, are questions peculiarly within the competence of the trier of the fact.
“[T]he final determination of whether punitive damages should be awarded has to be left to the discretion of the trier of fact. See
Lee v. Southern Home Sites Corporation,
429 F.2d 290, 294 (5th Cir. 1970), wherein it is stated:
‘The allowance of such damages [referring to punitive damages] inherently involves an evaluation of the nature of the conduct in question, the wisdom of some form of pecuniary punishment, and the advisability of a deterrent. Therefore, the infliction of such damages, and the amount thereof when inflicted, are of necessity within the discretion of the trier of the fact.’ ”
Gill v. Manuel,
488 F.2d 799, 801 (9 Cir. 1973).
See also Fisher v. Volz,
496 F.2d 333, 347 (3 Cir. 1974);
Stolberg v. Members of Bd. of Tr. for State Col. of Conn.,
474 F.2d 485, 489 (2 Cir. 1973).
Had defendants requested the Court to instruct the jury that the Fair Housing Act limits punitive damages to $1,000; that as a matter of law it is not bound by that limitation; but that, if it finds plaintiff entitled to punitive damages, it may wish to consider that limitation in determining the amount to be awarded, in all likelihood the Court would have included such an instruction in its charge to the jury. Indeed, an instruction to that effect was given to the jury in
Clemons v. Runck, supra,
402 F.Supp. at 868.
However, no such instruction was
requested. Instead, the jury was instructed in more general terms on the appropriate standards to be applied in determining whether to award punitive damages and the amount to be awarded.
Under these circumstances, the Court is of the opinion that an award of $10,000 punitive damages was neither unreasonable nor excessive, in light of defendants’ discriminatory conduct and their net worth of more than $500,000. There was evidence adduced at trial which, if believed by the jury, amply supports a finding that defendants acted maliciously, wantonly, or oppressively.
The Court does not believe that defendants are entitled to either a new trial or remittitur of the punitive damages award.
The final issue remaining for consideration is plaintiff’s motion for attorney’s fees and costs. Plaintiff argues that she is entitled to those expenses under 42 U.S.C. § 3612(c), even though punitive damages were awarded her under 42 U.S.C. § 1982. What plaintiff seeks to do, essentially, is to select from among the statutory remedies available to a victim of racial discrimination in the housing market and to assemble that package of relief which maximizes her recovery. Defendants do not oppose awarding plaintiff reasonable attorney’s fees; but they argue strongly that any amount awarded should be taken from her punitive damages award.
Neither plaintiff nor
amicus
has directed the Court’s attention to any case where it was held that a prevailing plaintiff in a housing discrimination suit is entitled to recover punitive damages in excess of $1,000 under §. 1982 and simultaneously to receive attorney’s fees under § 3612(c). The Court is aware that in general a plaintiff is not obliged to elect remedies under the civil rights statutes, and that restrictions contained in one statute have not been incorporated into the other.
But the Court is unaware of any other case where the precise issue presented here was raised and adjudicated.
Preliminarily, the Court notes that plaintiff has not demonstrated that she qualifies for an award of counsel fees under § 3612(c) even if the Court were to determine that such an award is permissible in the circumstances of this case. Section 3612(c) allows attorney’s fees only when “plaintiff in the opinion of the court is not financially able to assume said attorney’s fees.” There is nothing presently before the Court, by way of affidavit or otherwise, which would enable the Court to determine that plaintiff satisfies that statutory provision. However, the Court does not reach this issue, nor does it reach the more difficult question of the interrelationship of §§ 1982 and 3612(c) for the purpose of awarding attorney’s fees, in light of the Court’s decision, explained below, to award plaintiff attorney’s fees and costs directly under § 1982.
In
Alyeska Pipeline Co. v. Wilderness Society, supra,
421 U.S. 240, 95 S.Ct. 1612, 44 L.Ed.2d 141, the Supreme Court held that, while a successful plaintiff generally may not recover counsel fees as a “private attorney general” in the absence of express statutory authorization, a plaintiff may nevertheless recover such fees
“when the losing party has ‘acted in bad faith, vexatiously, wantonly, or for oppressive reasons . . . .’
F. D. Rich Co.,
417 U.S., at 129 [94 S.Ct., at 2165] (citing
Vaughan v. Atkinson,
369 U.S. 527 [82 S.Ct. 997, 8
L.Ed.2d 88] (1962)); cf.
Universal Oil Products Co. v. Root Refining Co.,
328 U.S. 575, 580 [66 S.Ct. 1176, 1179, 90 L.Ed. 1447] (1946). These exceptions are unquestionably assertions of inherent power in the courts to allow attorneys’ fees in particular situations, unless forbidden by Congress * * * 421 U.S. at 258-259, 95 S.Ct. at 1622, 44 L.Ed.2d at 154.
Subsequent to the decision in
Alyeska Pipeline,
at least one other court has awarded attorney’s fees under § 1982 in a housing discrimination suit based on the exception set forth above.
Cf. Clemons v. Runck, supra,
402 F.Supp. at 871. Attorney’s fees have also been awarded under that exception in recent cases brought under 42 U.S.C. § 1983, e.
g., Doe v. Poelker,
515 F.2d 541, 547-548 (8 Cir. 1975);
Miller v. Carson,
401 F.Supp. 835, 857 (M.D.Fla.1975).
The Court believes that this is also an appropriate case for awarding counsel fees under that exception. The conduct complained of here and proven at trial was no less vexatious or oppressive than that of the defendants in other lawsuits where counsel fees were awarded pursuant to that exception.
As set forth in footnote 6, the Court instructed the jury that the only basis for assessing punitive damages against either or both of the defendants was if the jury unanimously found that the defendants had acted “maliciously, or wantonly, or oppressively.” The jury’s assessment of $5,000 punitive damages against each defendant is thus a clear and unambiguous finding that defendants had so acted. The Court has previously stated that, in its opinion, there was sufficient evidence on which the jury could have made such a finding. Therefore, the Court holds that under the circumstances present here, it is empowered to award plaintiff attorney’s fees and court costs under 42 U.S.C. § 1982.
Whether those fees and costs should be awarded is, of course, a matter within the discretion of the Court. Defendants suggest that the Court grant plaintiff’s motion for attorney’s fees, but that any amount awarded be taken from the punitive damages assessed against them. This suggestion is totally unacceptable; under the guise of granting plaintiff’s motion, the Court would instead be denying her the relief she seeks and completely nullifying the intent and effect of its ruling. If the Court wished plaintiff to pay her own attorney’s fees, the far better course would be to deny her motion directly rather than adopt the roundabout approach suggested by defendants.
The Court has carefully considered plaintiff’s motion, unopposed by defendants except as noted above, and concludes that the equities of this case militate in favor of an award of attorney’s fees. It is beyond dispute that the elimi
nation of racial discrimination in the sale and rental of housing is a national policy of the highest priority.
Trafficante v. Metropolitan Life Ins.,
409 U.S. 205, 211, 93 S.Ct. 364, 34 L.Ed.2d 415 (1972). Defendants’ conduct was found by the jury utterly to have subverted that policy; defendants themselves were further found to have acted maliciously, wantonly, or oppressively. The Court must give great weight to the jury’s verdict, suggesting as it does that the jury found defendants’ testimony unworthy of belief. Also to be considered are the relevant financial positions of these litigants. To be sure, the jury’s award of punitive damages was not, as defendants rightly point out, intended to enrich plaintiff. Nevertheless, on balance, the Court concludes that in the totality of the circumstances present here justice is better served by granting plaintiff’s motion for attorney’s fees and court costs.
IT IS HEREBY ORDERED that defendants’ motion for a new trial is denied.
IT IS HEREBY FURTHER ORDERED that plaintiff’s motion for attorney’s fees and court costs is granted, and that defendants shall pay plaintiff the sum of six thousand four hundred forty-three and thirty-five hundredths dollars ($6,443.35) for said attorney’s fees and court costs.