Wisconsin Real Estate Investment Trust v. George Weinstein

781 F.2d 589, 1986 U.S. App. LEXIS 21755
CourtCourt of Appeals for the Seventh Circuit
DecidedJanuary 13, 1986
Docket85-1541
StatusPublished
Cited by20 cases

This text of 781 F.2d 589 (Wisconsin Real Estate Investment Trust v. George Weinstein) is published on Counsel Stack Legal Research, covering Court of Appeals for the Seventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Wisconsin Real Estate Investment Trust v. George Weinstein, 781 F.2d 589, 1986 U.S. App. LEXIS 21755 (7th Cir. 1986).

Opinion

EASTERBROOK, Circuit Judge.

A real estate investment trust is supervised by a board of trustees but run from day to day by independent contractors that evaluate, buy, sell, and manage property. In 1975 Wisconsin Real Estate Investment Trust (WREIT) hired REIT Property Managers, Ltd. (RPM) to conduct the trust’s daily business. The officers of RPM were George Weinstein and his son Stanley, who also were partners in Weinstein Associates. RPM contracted with Weinstein Associates for the services RPM would supply to WREIT. This structure was approved by WREIT’s trustees. In April 1977 George Weinstein became a trustee of WREIT and was elected its president. Stanley Wein-stein never became an officer of WREIT.

I

In 1980 the trustees of WREIT were turned out after a proxy contest. WREIT promptly sued the Weinsteins and their firms, charging that they had violated the declaration of trust, the fiduciary principle of the common law, and the federal securities laws. The claims based on Wisconsin law are supported by pendent jurisdiction. After a trial the district court entered judgment for the defendants. 530 F.Supp. 1249 (E.D.Wisc.1982). See also 509 F.Supp. 1289 *591 (E.D.Wisc.1981), 489 F.Supp. 250 (E.D.Wisc.1980). Another panel of this court reversed one aspect of this decision, concluding that WREIT had not complied with § 4.5 of its declaration of trust. 712 F.2d 1095 (7th Cir.1983).

WREIT and its Manager (as we shall call the Weinsteins, RPM, and Weinstein Associates, even though the label is not strictly accurate) had a complex arrangement for compensation. The Trust paid the Manager a fixed compensation that was negotiated every year. This ranged from a low of $66,800 in calendar year 1975 to a high of $294,996 in 1979. These sums are payments for all services; we distinguish later between the payments attributable to the management of property and those attributable to advice about investments. The Manager received bonuses based on WREIT’s income and earnings as well as the cost of living. The trustees also approved extra compensation to the Manager in the form of commissions on particular purchases or sales of property that the trustees thought particularly advantageous to the trust or difficult to arrange. These commissions were approved one transaction at a time.

The Manager in turn paid WREIT substantial sums every year. These payments (called “credits” in this litigation) came from several sources. Some were fees the manager made by holding property in a way that created tax benefits. The profits from the benefits could be shared among the Manager, WREIT, and those who bought property (or beneficial interests in property) from WREIT. The credits also had some other sources, including covenants not to compete and management of property held by the trust for the benefit of third parties. As its contract required, the Manager paid these credits to WREIT. The parties offset the payments, bonuses, and commissions from WREIT against the credits from the Manager. In 1978 the Manager paid WREIT a net of $72,030 after all offsets; in 1979 WREIT paid the Manager a net of $175,317; the other nets are in between. The Manager’s total compensation (that is, the sums it kept) was roughly $257,000 in 1977, $302,000 in 1978, and $420,000 in 1979.

This arrangement created problems under § 4.5, which provides that when the Manager “shall receive any commission or other remuneration in connection with the purchase or sale by the Trust of any of its investment assets ... the amount of such commission or other remuneration shall be deducted from and credited against the compensation payable to the Manager for its services in such capacity.” WREIT paid the Manager commissions. Before doing so, WREIT obtained an opinion of counsel that it did not need to make corresponding reductions in the Manager’s basic compensation. According to counsel, § 4.5 was designed to penalize the Manager for secret commissions and kickbacks from third parties who dealt with the trust; counsel thought that § 4.5 was inapplicable to disclosed dealings with the trust itself because corresponding changes could be made in the Manager’s salary. The district court agreed, but this court did not. We found § 4.5 a “clear, direct, specific, unambiguous and mandatory” (712 F.2d at 1101) requirement to reduce the Manager’s compensation as advisor {id. at 1097 n. 6) one dollar for every dollar of commission. The panel returned the case to the district court for the necessary computations.

From July 1977 through 1980 the Manager received commissions of $158,592 in cash and 27,000 shares of WREIT stock issued in lieu of $91,000 of additional commissions. Some of the commissions were to be paid by third parties as co-brokerage. WREIT’s new trustees induced the third parties to withhold $30,000 of commissions, and WREIT has withheld dividends on the stock. Because the Manager received more than the total commissions in regular compensation as adviser during 1977-80, WREIT urged the district court to order the Manager to return the entire $158,592 plus interest and to surrender the 27,000 shares, which have appreciated.

The district court saw things differently. The court required the Manager to pay *592 $56,057 plus interest and allowed the Manager to keep the stock. The court also ordered WREIT to pay the withheld $30,-000 plus interest and to reimburse the defendants for their attorneys' fees and costs, which exceed $220,000. So although WREIT won the case, the court required net payments of about $194,000 in favor of the defendants.

The first step in the district court’s treatment was a division of the payments into years. The court determined the Manager’s advisory income in each year, defining “year” as the months covered by a contract rather than a calendar or fiscal year. The 1977 and 1978 contracts ran July through June; the 1979 contract ran July 1979 through December 1979; the 1980 contract was for a calendar year but was cancelled by the new trustees in mid-June. Then the district court apportioned the compensation in 1977 and 1978 between advice and management in the same ratio (31.8%) as the contracts themselves established (on average) for 1979 to 1980. Advisory compensation included both a percentage of the regular fees and a percentage of the bonuses.

From the advisory compensation for each year, the district court subtracted the credits for fees the Manager had paid to WREIT. This established a net compensation to the Manager, which should have been reduced under § 4.5 by the amount of any commissions. The court counted as commissions both the cash and the $91,000 value of the stock, which it attributed to 1980. The stock would be treated as cash, the court held, and need not be returned. The commissions were matched to the contract years, producing these results:

1977 1978 1979 1980
Advisory
Compensation $73,514 $86,905 $57,864 $46,667
Fee Credits 329,500 108,960 32,960 15,514
Net Advisory
Compensation 0 0 24,904 31,153
Commissions 63,625 42,500 30,000 113,467

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Jinwoong, Inc. v. Jinwoong, Inc.
310 F.3d 962 (Seventh Circuit, 2002)
U.S. Industries, Inc. v. Touche Ross & Co.
854 F.2d 1223 (Tenth Circuit, 1988)
United States v. Scott A. Fountain
840 F.2d 509 (Seventh Circuit, 1988)
Ernie Frantz v. United States Powerlifting Federation
836 F.2d 1063 (Seventh Circuit, 1987)
Federal Deposit Insurance v. O'Neil
809 F.2d 350 (Seventh Circuit, 1987)
Michael J. Teskey v. M.P. Metal Products, Inc.
795 F.2d 30 (Seventh Circuit, 1986)

Cite This Page — Counsel Stack

Bluebook (online)
781 F.2d 589, 1986 U.S. App. LEXIS 21755, Counsel Stack Legal Research, https://law.counselstack.com/opinion/wisconsin-real-estate-investment-trust-v-george-weinstein-ca7-1986.