Reeves v. Teuscher

881 F.2d 1495
CourtCourt of Appeals for the Ninth Circuit
DecidedAugust 10, 1989
Docket86-3964
StatusPublished
Cited by46 cases

This text of 881 F.2d 1495 (Reeves v. Teuscher) is published on Counsel Stack Legal Research, covering Court of Appeals for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Reeves v. Teuscher, 881 F.2d 1495 (9th Cir. 1989).

Opinion

881 F.2d 1495

Fed. Sec. L. Rep. P 94,541, 14 Fed.R.Serv.3d 600

Merle and Doris REEVES; Herman J. and Anna Davis; John
Shierman; Milton and Joann Johnson; Ralph and Margaret
Boyden; Kenneth and Janice Lundeberg; Barbara Chodakaskua;
Robert and Mary Lou Garwood; Arthur Pohlman; Richard and
Adele Mansfield; Eudore Berry; Sarah Elizabeth Berry;
Frank and Dorothy Donahue; and Asghar Sadri, Elsie
Shierman, Plaintiffs-Appellees,
v.
Wallace V. TEUSCHER, and Joan Teuscher, his wife, and the
marital community composed thereof; Defendants,
and
Edward Borkowski and Alina Borkowski, his wife, and the
marital community composed thereof, Defendants-Appellants.

Nos. 86-3964, 86-4028 and 86-4110.

United States Court of Appeals,
Ninth Circuit.

Argued and Submitted March 9, 1989.
Decided Aug. 10, 1989.

Roger A. Myklebust and J. Tayloe Washburn, Seattle, Wash., for defendants (Teuscher).

Kevin P. O'Connell, Portland, Or., for defendants-appellants (Borkowski).

J. Ronald Sim and Kenneth G. Whitaker, Seattle, Wash., for plaintiffs-appellees.

Appeal from the United States District Court for the Western District of Washington.

Before WRIGHT and ALARCON, Circuit Judges, and TEVRIZIAN,* District Judge.

EUGENE A. WRIGHT, Circuit Judge:

Wallace Teuscher sold interests in Badger Mountain South (BMS) to appellees, misrepresenting its value and investment potential. They sued, alleging primarily securities violations and a jury awarded them damages. We affirm as to all appellees except Asghar Sadri as to whom we reverse.

BACKGROUND

In 1974 Teuscher bought 2400 acres of property in Benton County, Washington, known as Badger Mountain South. Between October 1, 1975 and January 1, 1976, he sold through his broker, Edward Borkowski, approximately 48% of it as undivided interests to all appellees, except Sadri. Beginning in January 1976 and until 1983, he assessed development expenses against those with undivided interests.

Appellees except Sadri are 12 unsophisticated investors who sought low risk investments. An experienced real estate investor, Sadri acquired an interest in BMS when, in June 1977, he and Teuscher consolidated assets and formed a general partnership, Triangle Land Company. At that time, Teuscher contributed his 52% undivided interest in BMS to the partnership. Sadri paid assessments through the partnership beginning in 1977 and continuing through 1983.

A limited partnership, Badger Mountain South, Ltd., was formed in 1981 to develop BMS. Triangle became the general partner of BMS, Ltd., and those who had bought undivided interests from Teuscher became limited partners. Sadri remained a general partner of Triangle, which was the general partner of BMS, Ltd.

In November 1984, Sadri and the other appellees filed this action against Teuscher and Borkowski. After a three week trial the jury found against Teuscher and Borkowski and in favor of all appellees on their (1) Securities Act of 1933 claims; (2) Securities Exchange Act of 1934 claims; (3) Washington and Oregon securities acts claims; and (4) Washington Consumer Protection Act claim.1 Teuscher and Borkowski challenged the sufficiency of the evidence by moving for judgment not withstanding the verdict (JNOV) and a new trial, which the court denied. They appealed.

DISCUSSION

I. Judgment Notwithstanding the Verdict

A party under Fed.R.Civ.P. 50(b) must move for a directed verdict at the close of the evidence to question the sufficiency of the evidence through JNOV. Farley Transp. Co., Inc. v. Santa Fe Trail Transp. Co., 786 F.2d 1342, 1345 (9th Cir.1985). Although courts construe strictly the requirement that a motion be made after a case-in-chief, they are generally more liberal about what suffices as a motion for a directed verdict after the close of all the evidence. Id. at 1346-47. Fed.R.Civ.P. 50(b) may be satisfied by an ambiguous or inartfully made motion for a directed verdict or by an objection to an instruction for insufficient evidence to submit an issue to the jury. Id.

Although Teuscher and Borkowski attempted to move for a directed verdict after all the evidence was in, the court interrupted and told them to renew their motion after the verdict. They did so. In these circumstances their motion suffices, is timely, and they may challenge the sufficiency of the evidence.

Viewing the evidence in a light most favorable to appellees, we inquire if the evidence and inferences can reasonably support only one conclusion as to the verdict. Peterson v. Kennedy, 771 F.2d 1244, 1252 (9th Cir.1985), cert. denied, 475 U.S. 1122, 106 S.Ct. 1642, 90 L.Ed.2d 187 (1986); Garvin v. Greenbank, 856 F.2d 1392, 1396 (9th Cir.1988).

A. Does Sufficient Evidence Support the Finding that Appellees' Interests Are Securities?

Teuscher and Borkowski contend that appellees may not recover on a security claim because their interests in BMS were not securities.2 They attack the sufficiency of the evidence to support the jury's finding.

Section 2(1) of the 1933 Act defines security:3

The term "security" means any note, stock, treasury stock, bond, debenture, evidence of indebtedness ... investment contract ... or, in general, any interest or instrument commonly known as a security.

15 U.S.C. Sec. 77b(1).

An interest meets the investment contract test when it involves (1) an investment of money (2) in a common enterprise (3) with profits to come solely from the efforts of others.4 Matek v. Murat, 862 F.2d 720, 725 (9th Cir.1988) (citing SEC v. W.J. Howey Co., 328 U.S. 293, 301, 66 S.Ct. 1100, 1104, 90 L.Ed. 1244 (1946)). An investment satisfies this third element when the efforts made by those other than the investor are the ones which affect significantly the failure or success of the enterprise. Deutsch Energy Co. v. Mazur, 813 F.2d 1567, 1569 (9th Cir.1987) (citing SEC v. Glenn W. Turner Enter., Inc., 474 F.2d 476, 482 (9th Cir.), cert. denied, 414 U.S. 821, 94 S.Ct. 117, 38 L.Ed.2d 53 (1973)).

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