Schmitt v. Lalancette

2003 VT 24, 830 A.2d 16, 175 Vt. 284, 2003 Vt. LEXIS 50
CourtSupreme Court of Vermont
DecidedMarch 21, 2003
Docket01-453
StatusPublished
Cited by20 cases

This text of 2003 VT 24 (Schmitt v. Lalancette) is published on Counsel Stack Legal Research, covering Supreme Court of Vermont primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Schmitt v. Lalancette, 2003 VT 24, 830 A.2d 16, 175 Vt. 284, 2003 Vt. LEXIS 50 (Vt. 2003).

Opinion

Johnson, J.

¶ 1. This appeal challenges a court order limiting discovery and independent investigation before trial. Appellant Paul Schmitt appeals from a jury verdict finding that appellee Richard Lalancette was not liable to Schmitt in connection with a house inspection that Lalancette performed for Schmitt. Schmitt claims Lalaneette’s inspection failed to identify serious structural flaws in the house and that Lalancette was liable for both breach of contract and violation of Vermont’s Consumer Fraud Statute, 9 V.S.A. §§ 2451-2480g. During discovery, Schmitt requested the names of other customers referred to Lalancette by the realtor who brokered Schmitt’s home purchase. The trial court not only denied Schmitt’s discovery request, but issued a protective order preventing Schmitt from contacting former customers of Lalancette whose names Schmitt obtained through independent investigation.

¶ 2. Schmitt seeks a new trial on the grounds that (1) the protective order limiting discovery and precluding independent investigation imposed by the trial court was an abuse of discretion, and (2) the trial court improperly granted Lalancette’s motion for directed verdict on Schmitt’s consumer fraud claim. Because we agree with appellant that the trial court abused its discretion in issuing the protective order, we reverse and remand for a new trial. In light of our disposition, it is not necessary to reach Schmitt’s claim under the Consumer Fraud Act.

¶ 3. In 1997, Schmitt was shown a 200-year-old home in East Corinth by Vermont realtor Ann Swanson, and decided to purchase the house. Concerned about the extent to which the property might be in need of expensive repairs, Schmitt made the closing contingent upon the outcome of a home inspection. He asked Swanson if she knew of any local home inspectors, and Swanson recommended Lalancette. Schmitt hired Lalancette to inspect the property. In his written report, Lalancette gave the home an overall rating of average, indicating that it was in need of only minor structural and mechanical repairs to some of its components. Schmitt purchased the home and hired a general contractor and architect to make the necessary repairs. The architect and general contractor both *286 identified serious structural defects in the property that had been glossed over in Lalancette’s written report.

¶ 4. Schmitt spent almost $80,000 performing remedial work on his home. He contacted Lalancette and demanded that Lalancette reimburse these costs. Lalancette denied responsibility, and at that point, Schmitt filed suit seeking to recover the money he had to spend on repairs from Lalancette. His amended complaint demanded damages on two grounds: (1) breach of contract and (2) unfair or deceptive acts or practices in commerce in violation of Vermont’s Consumer Fraud Statute, 9 V.S.A. §§ 2451-2480g.

¶ 5. During discovery, Schmitt sought to determine whether other home buyers had received inaccurate reports from Lalancette. His theory was that there had been collusion between Lalancette and the realtor, Ann Swanson. According to Schmitt’s theory, Lalancette was improperly motivated not to issue reports that would prevent real estate closings in order to receive continued referrals from Swanson. Schmitt requested seventeen reports that Lalaneette’s firm had prepared in the course of home inspections performed for clients referred by Swanson. Schmitt asserted that the reports were relevant for two reasons. First, examining the reports and interviewing the homeowners would enable Schmitt to determine the accuracy of the reports, which would be relevant to a determination of Lalancette’s competency in the performance of home inspections. Second, if the reports together with interviews of the former customers revealed a recurring pattern of underreporting serious problems with the houses that would be obvious to a trained eye, Schmitt asserted that he would have evidence consistent with his theory that Lalancette had an improper motive to prepare positive reports that would facilitate a sale. Schmitt stated that obtaining the reports without being able to contact the homeowners would be useless to his investigation because without interviewing the homeowners he would be unable to determine the accuracy of the reports, and it was the accuracy of the reports, not their comprehensiveness, that was at issue in his case.

¶ 6. Lalancette at first categorically refused to release the reports, and then offered to provide redacted reports, with the names and identifying information of the homeowners deleted. The offer was contingent upon Schmitt agreeing not to attempt to identify or speak to the homeowners of the properties in question. Schmitt refused to agree to this condition, and sought full disclosure of the reports and the names of the homeowners. Lalancette objected on the grounds that the reports requested were irrelevant to the subject matter of the dispute and beyond the scope of discovery. Furthermore, Lalancette asserted that he could not disclose *287 the reports because of a contractual confidentiality agreement with former clients, which would expose Lalancette to liability for breach of contract ifhe revealed their names to Schmitt. Schmitt then filed a motion to compel Lalancette to reveal the seventeen reports in question. Lalancette cross-filed a motion for a protective order prohibiting Schmitt from contacting any of Lalancette’s former clients.

¶ 7. The trial court ordered Lalancette to release the reports, but only after redacting the names and addresses of Lalancette’s former clients. To enforce its determination that the identities of the homeowners were not discoverable, the trial court issued a protective order that specifically forbid Schmitt or his agents from contacting Lalancette’s clients. The order prohibited Schmitt from learning the identity of Lalancette’s former clients through independent investigation or from contacting any of Lalancette’s former clients whom he was able to identify from public information.

¶ 8. The order was subsequently amended to permit Schmitt to contact five of Lalancette’s former clients who had independently sued Lalancette and had already been disclosed by Lalancette. The trial court prohibited Schmitt, consistent with its earlier order, from contacting a former client of Lalancette, Tyler Yandow, of whom Schmitt had learned from his own investigation of the public records of the Board of Professional Engineering. The case proceeded to trial on September 4,2001. The jury, presented with only the breach of contract claim after the trial court issued a directed verdict on Schmitt’s consumer fraud claim, returned a verdict for Lalancette. This appeal followed.

¶ 9. The question for review is whether the trial court abused its discretion under V.R.C.P. 26(c) in issuing a protective order preventing Schmitt or liis agents from independently contacting such former clients as they were able to identify through their own investigations. 2 We apply a *288 deferential standard of review to trial court rulings on discovery, which are left to the sound discretion of the trial judge. See, e.g., Castle v. Sherburne Corp., 141 Vt. 157, 164, 446 A.2d 350, 353 (1982) (discovery rulings are “necessarily entrusted to the trial court’s broad discretion”);

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Bluebook (online)
2003 VT 24, 830 A.2d 16, 175 Vt. 284, 2003 Vt. LEXIS 50, Counsel Stack Legal Research, https://law.counselstack.com/opinion/schmitt-v-lalancette-vt-2003.