Vessell v. DPS Associates of Charleston, Inc.

148 F.3d 407, 1998 WL 378261
Court of Appeals for the Fourth Circuit·Decided July 8, 1998·No. 97-1484·Published·Cited by 3 cases

Opinion

Affirmed by published opinion. Judge ERVIN wrote the opinion, in which Chief Judge WILKINSON and Judge MICHAEL joined.

OPINION

ERVIN, Circuit Judge:

This case comes before us on the district court’s grant of judgment as a matter of law for the defendant-appellee, DPS Associates, a real estate agency doing business as Re/Max Professional Realty (“Re/Max”). The plaintiff-appellant, George Vessell, had claimed breach of contract under state law and retaliatory discharge under the False Claims Act, 31 U.S.C. § 3729 et seq. (1994). The district court correctly found that any contract between Vessell and Re/Max was saturated with fraud and thus unenforceable, and that Vessell, who was at best an independent contractor, could not recover for retaliatory discharge under the False Claims Act because its coverage extends only to employees. We therefore affirm the district court’s resolution of VesselPs claims.

I.

When the United States decided to close its Navy base in Charleston, South Carolina, the government, under its Housing Assistance Program (“HAP”), acquired the homes of government employees forced to sell their homes because of the closing. Under the HAP, the United States would manage and sell the homes over time to avoid having to sell all of the homes in the depressed market that likely would result from the base closing.

The United States Army Corps of Engineers, which oversaw the HAP, contracted with various real estate agencies to manage and sell the homes. One of the real estate agencies was the Re/Max agency in this case, which operated under the supervision of Broker-In-Charge Candace Pratt. The winning Re/Max bid was one of three submitted by that Re/Max office, and had been prepared by Re/Max agent Tom Gibbons.

In preparing the bid, Gibbons requested that George Vessell estimate how much he *409 would charge for the lawn' maintenance and upkeep on the HAP properties. Vessell had been a Re/Max agent himself at one time, and had since started a landscaping company. His company maintained several yards for Gibbons and other Re/Max agents. Ves-sell estimated to Gibbons that it would cost $43 per yard for the initial yard cutting and $20 every two weeks to maintain the yards. Vessell stated that Gibbons asked him not to provide a quote for any of the other agents in the Re/Max office who were preparing bids.

In the bid he submitted to the Corps of Engineers, Gibbons quoted $0 for the initial cutting and $12 for recurring cuttings. He stated that he did this to “get the contract for Re/Max.” In March, 1994, the Corps of Engineers opened the sealed bids and awarded one of the contracts to Re/Max based on Gibbons’s bid. One of the other bidders disputed the award; the bid acceptance was not finalized until July, 1994. The one-year contract had renewal options for two more years.

Gibbons informed Vessell that he had bid the yardwork at $0/12 soon after he submitted the bid. Vessell argued with him about the amount and prepared a breakdown of his costs to show Gibbons why he could not cut the yards for that amount and still make a reasonable profit. Vessell refused to cut the lawns at that amount. Gibbons suggested that Vessell recover the price by bid-rigging and stealing appliances to make up the difference. When Vessell protested, Gibbons said that landscapers were easy to come by and that Vessell would not get the' HAP job if he did not cooperate.

Vessell had engaged in a similar enterprise with Gibbons in the past. Vessell would remove “abandoned” personal property and appliances from bank-repossessed homes and sell them at Gibbons’s direction. Vessell maintained that Gibbons said the removals were authorized and that he, Vessell, did not know otherwise, but that the current enterprise suggested by Gibbons made Vessell realize that the prior actions had probably been illegal.

Vessell decided to turn Gibbons in to the FBI. He considered, but dismissed, the idea of talking to Broker-in-Charge Pratt, because his previous experience with her led him to believe she would be ineffective in dealing with Gibbons. Vessell contacted FBI agent Quick, with whom he worked over the next several months. Quick directed Vessell to ■ cooperate with Gibbons and not to tell Pratt about Gibbons’s practices. Vessell thus sold appliances, as suggested by Gibbons, and created an apparent “slush fund” out of which Gibbons could pay legitimate expenses incurred in the management of the HAP properties. The FBI paid Vessell’s fees for the lawn maintenance; he did not take monies out of the slush fund.

Vessell started cutting lawns around August 1, 1994. The FBI conducted its “sting” operation against Gibbons in November. The FBI did not direct its investigation against any other members of the Re/Max staff, and Re/Max continued to operate under the HAP. contract, which was renewed for the two .years permissible under the original contract with increased rates awarded for lawn maintenance.

After the sting, Vessell sought to continue cutting HAP lawns for Re/Max, but received no response from the Re/Max office. According to Vessell, Re/Max managed and marketed an average of 180 homes at a time under the HAP contract. When, he could not get the HAP work, he gave up landscaping and has since become a private investigator.

Vessell brought suit under the False Claims Act against Gibbons, Re/Max, and various Re/Max agents. The United States intervened, as it is entitled to do in False Claims Act cases, and settled its claims against Re/Max, Candace Pratt, Gibbons, and other interested parties on February 28, 1997.

Vessell’s primary claim was that he should be permitted to carry out the terms of the contract he allegedly made with Re/Max through Gibbons. He further argued that Re/Max retaliated against him in violation of the False Claims'Act by refusing to carry out the terms of his contract. Vessell’s action went to trial in March, 1997, and the district court directed a verdict against Vessell. The United States chose not to intervene in Ves-sell’s appeal from that verdict.

*410 II.

The district court had jurisdiction over Vessell’s False Claims Act claim under 31 U.S.C. § 3732(a) and exercised supplemental jurisdiction over VesselPs state law claims under 28 U.S.C. § 1367. We have jurisdiction over Vessell’s timely appeal under 28 U.S.C. § 1291.

III.

Vessell first contends that the district court erred in dismissing his breach of contract claim. The district court directed a verdict that no contract existed between Ves-sell and Re/Max because 1) Vessell had not demonstrated a meeting of the minds between the parties; 2) there was no mutuality of obligation; and 3) Vessell’s contract, if any, was between him and Tom Gibbons, a Re/Max agent, and not between him and the Re/Max agency.

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Vessell v. DPS Associates of Charleston, Inc., 148 F.3d 407, 1998 WL 378261 (4th Cir. 1998).

148 F.3d 407 (Vessell v. DPS Associates of Charleston, Inc.) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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