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Minnesota Equity Crowdfunding Bill Signed Into Law

UPDATE #3  – June 15, 2015 – Winthrop & Weinstine, P.A., is pleased to announce that MNvest has officially been signed into law in the state of Minnesota. The new law, drafted by Winthrop & Weinstine attorneys Ryan Schildkraut and Zachary Robins, and sponsored by Sen. Terri Bonoff (D) and Rep. Jen Loon (R), will enable Minnesota businesses to legally promote investment opportunities online to all Minnesota residents.


UPDATE #2 – As of April 23, 2015, MNvest has formally passed both chambers of Congress, and is expected to be signed into law by Governor Dayton. This major step brings Minnesota small and growing businesses even closer to using crowdfunding to raise capital, and propels the entire state of Minnesota forward with the possibility of increased economic growth.


UPDATE – As of March 23, 2015, MNvest has passed through Senate Judiciary and House Government Operations Committees.  The bill was amended to address concerns raised by the Commerce Department and Commissioner Mike Rothman.  Next, the bill will need to pass House Jobs and Senate Finance – Environment, Economic Development and Agriculture Budget Division Committees.


March 3, 2015 – MNvest, the equity crowdfunding bill drafted by Winthrop & Weinstine attorneys Ryan Schildkraut and Zachary Robins, has passed its first House committee hearing.  Schildkraut and Robins work with emerging companies in corporate and securities law, and have seen their clients struggle to raise capital for startups; MNvest was sparked by the needs of these clients.

The program is designed to allow small businesses and entrepreneurs to raise money by selling equity, or security interests, to Minnesota residents via state-registered internet portals. Unlike Kickstarter, the popular crowdfunding website where supporters receive a product or token from the company, investors using MNvest would own a piece of the company.

Fifteen states, including Wisconsin, Michigan, and Indiana, have enacted laws similar to MNvest, and seventeen other states are in various stages of enacting similar legislation.

MNvest has taken prominence in the news because of its important implications for small business owners; to read about MNvest in a few of these outlets, please visit the linked articles below


Fondler, David. “State enacts MNvest, to connect small business with small investors.” St. Paul Pioneer Press. 20 June 2015.

Grayons, Katharine. “Mnvest Gives Startups New Path to Funding.” Minneapolis/St. Paul Business Journal. 19 June 2015.

Weinmann, Karlee. “Rulemaking duration clouds future of MNvest.” Finance & Commerce. 17 June 2015.

Belz, Adam. “Dayton signs bill to allow equity crowdfunding.” StarTribune. 16 June 2015.

Alois, JD. “Investment Crowdfunding is Now Legal in Minnesota.” Crowdfund Insider. 16 June 2015.

Weinmann, Karlee. “Supports worry lengthy rulemaking could hurt MNvest.” Finance & Commerce. 28 April 2015.

Eggert, Andre. “MNvest: Kickstarter, But For EquityTwin Cities Business. 21 April 2015.

Weinmann, Karlee. “Would MNvest crowdfunding draw investors?Finance and Commerce. 9 April 2015.

Opinion. Minnesota: Lowering barriers to raising money. Pioneer Press. 9 April 2015.

Poole, Nora. “State legislature examines equity crowdfunding.” Minnesota Business Magazine. 25 March 2015.

Belz, Adam. “New way to raise capital takes a step forward in Minnesota.” StarTribune. 24 March 2015.

Sourced. “MNvest Survives the Minnesota Department of Commerce.” TECHdotMN. 23 March, 2015.

Associated Press. “Lawmakers pitch crowdfunding service to connect investors with entrepreneurs.” StarTribune. 3 March 2015.

Bonoff, et al. Op-ed: “Crowdfunding for Minnesota businesses? Our laws much catch up.” StarTribune. 3 March 2015.

Omastiak, Rebecca. “Bill proposed to Launch Minn. Investor Program Similar to Kickstarter.” KSTP. 3 March 2015.

2015 Minnesota Legislative Session Preview

With the 2014 elections in the rearview mirror, the focus has turned to the fast-approaching 2015 legislative session.  For the first time since 1985, Democrats control both the Governor’s Office and the Senate, while the Republicans control the House of Representatives.  Democrats pursued an aggressive agenda while controlling all of state government during the 2013 and 2014 sessions including balancing the budget through tax increases and budget cuts, additional education investments, MNsure legislation, all-day kindergarten, and a minimum wage increase.  Continuing such an agenda will not be possible with the Republican takeover of the House.  However, both Democratic and Republican legislative leaders have struck an optimistic tone that they will be able to find common ground, as long as the other party is willing to compromise.

The Modern Family and the Modern Estate

The removal of the estate and gift tax curtain is exposing what was always clients’ true concern: how to provide for the ultimate well-being of their families. No longer will the estate planner focus solely on the intellectual puzzle of tax considerations.

To stay relevant, advisors need to adapt to a changing role, which may require abandoning some of their past assumptions. In other words, it’s time to leave the academic estate planning tax tower and get down into the trenches to find out what’s really happening in our clients’ lives. We also need to create an atmosphere of trust with our clients, where they can be encouraged to identify, explore and articulate their concerns, which go far beyond tax planning. Many clients aren’t aware that they need to speak with us about these issues; others find it embarrassing or painful to tell us about them. We have a responsibility to educate our clients about the options available for the well-being of their family, which is a different role from tax planning or wealth accumulation.

Changing Times
We need to become aware of changes in our clients’ lives in order to create a modern estate plan that is workable and addresses their concerns. Here are a few of the changes that are impacting estate and financial planning in the United States[i]:

  • 40.8 percent of children are now born to a single parent;
  • over 50 percent of U.S. households are now headed by a single individual;
  • more people are choosing not to have children;
  • non-traditional partnerships are increasing in number;
  • 16.1 percent of U.S. households are now multi-generational, almost as high as in 1940;
  • the number of grandparents who are raising their grandchildren continues to increase;
  • the age at which children reach financial maturity continues to rise;
  • 48 percent of middle-aged adults provided financial support in 2012 for a child over 18;
  • 21 percent of middle-aged adults provided financial support in 2012 to a parent over age 65, with most viewing it as their responsibility;
  • 78 percent of middle-aged adults believe that they’ll be responsible for caring for an aging family member;
  • the number of people who have a special needs diagnosis—either physical, mental or both—continues to grow;
  • 19.8 percent of adults are treated annually for mental illness, and 4.6 percent of adults are diagnosed as having a serious mental illness;
  • marriages involving a non-U.S. citizen are increasing;
  • the amount that baby boomers have saved is insufficient for retirement; and
  • there are serious questions about how much our government will be able to financially provide in the future.

With this list of factors, along with many others, what should the modern estate and financial plan address? Below are a just a few examples and ideas. Each individual client will have different circumstances, and each estate and financial planner will have her own techniques for crafting an estate and financial plan.

Health Care and Education Funds
It remains popular to create a trust for post-secondary education. What happens to that fund if clients’ children don’t have children? Who receives distributions for education when it becomes more difficult to ascertain whom clients consider to be their children’s children? For example, do step-grandchildren count? What if traditional ivy-covered institutions no longer are the place to go to obtain post-secondary education? What if going to college means a holographic professor in the home or a chip in the brain or something that we can’t envision? Twenty years ago, would we have predicted online classes becoming mainstream? What happens to a client’s priority for paying for post-secondary expenses if a grandchild suffers a closed head injury or is given a diagnosis of bipolar disorder or autism, and that grandchild’s immediate needs for assistance and health care become greater than his need for post-secondary education?

Do the provisions of the irrevocable trusts you are drafting allow for these changing priorities? Do they take into account the expanded definitions of “family” that are occurring in our population? When drafting an education trust, consider adding provisions for distributions for the changing education and health care needs of the beneficiaries, such as: “Even though the Grantor’s original intent is that distributions be used primarily for Education [add a definition to define this term broadly], distributions may also be made for Medical Expenses [again, define this term broadly], taking into account that life circumstances and the needs of the beneficiary may change in ways that the Grantor is unable to foresee.”

You may also want to include the ability to expand the class of beneficiaries beyond blood line descendants or to remove an estranged bloodline family member. Flexibility becomes even more important with dynasty trusts.  How can we presume to know what will be important to our clients and their beneficiaries 50 or 100 years from now? At the very least, we should have these discussions with our clients to stress the need for flexibility to keep pace with unforeseen future changes. It’s critical to include a trust protector provision or provide for the ability to amend an irrevocable trust, as well as language to protect the trust protector or an independent trustee if he uses the provisions to expand or change the class of beneficiaries or the purposes for distributions.

Family Living Arrangements
In many countries, families don’t have separate houses for each generation, or for each member of each generation, as it’s a very expensive social model to sustain, both financially and societally. We’re already seeing the United States, shift toward what’s more typical in many other developed countries: Children don’t move until they get married, elders return to the home for the final years of their lives, and members of the extended family move in and out as their needs change. This was the model in the United States before World War II. In the United States, we pride ourselves on our independence, but the financial and family costs may be too great to continue to afford a separate home for each individual of each generation. Children are moving back home (frequently with their children), and homes are being built with mother-in-law apartments. This may become the routine rather than the exception.

What happens to individuals our clients are now supporting when our client passes away?  Should we expect the family who inherits to be as generous and understanding?  Does the estate plan address any of these situations?

For example, what if family members think that their Aunt Susan took advantage of her gullible brother and they want her out of the family home after his death—is the probate attorney forced to bring an eviction lawsuit and put Aunt Susan either out on the street or into another relative’s home?

Or take single son Eddie who’s been living in mom’s home and “taking care of her,” which seemed like a great solution at the time. But it turns out the real story is that Eddie lost his job, his home, and his spouse due to his alcoholism. Mom had to move to assisted living because Eddie didn’t really have the skills or the ability to see to mom’s physical and mental needs. And what happens now that mom is no longer there and Eddie refuses to leave the home?

What about daughter Sally, who gave up her career and did a wonderful job taking care of Dad in his home, but now, after Dad’s death, can’t realistically get back into the work force and has given up her best income earning years? And, what if Sally’s other siblings aren’t as supportive of Sally and her financial needs?

In addition, as international or multi-cultural marriages increase, the cultural expectations of other societies will continue to influence and change the needs of our clients. For example, child John marries Sonia who’s from a country with a more communal-based tradition, such as Mexico, Italy or India.  Sonia may have expectations that she and John will financially and physically provide support to both of their immediate and extended family members.

Some clients express interest in maintaining the family home or vacation home as a multi-generation “family compound,” where children can stay with future spouses or long-term partners, perhaps raise children there, take care of parents as they age and keep the home in the family for generations to come. Is this a realistic goal? How do we draft trusts or Limited Liability Companies with sufficient flexibility to be fair and to avoid litigation, allowing for the seamless transition to the next generation?

Children Who Are Not Financially Mature
We’ve all worked with clients who tell us about the financial and family success of their children Jennifer and Michael; we then ask, “what about Lynn?” There’s the slightest of pauses or a sigh. It’s critical that we watch for these cues, and then forge ahead with respectful, appropriate and compassionate questions to find out if there are special considerations that need to be addressed in the estate and financial plan. Is Lynn divorced, contrary to the client’s expectations or religion; or is she addicted to heroin and they haven’t seen her for two years; or is she living in the client’s home because she suffers from serious undiagnosed depression; or did she lose her job and just go through bankruptcy?  There are so many unknown reasons why the client did not immediately volunteer information about Lynn.

Now that we have encouraged our clients to fully express their concerns, we need to discuss how an inheritance would impact Lynn.  Does she need a supplemental needs trust? Is it critical to avoid a probate because it would be virtually impossible to locate her? Has Lynn been in and out of treatment, such that an inheritance could put her in a vulnerable situation with her own decisions as well as individuals who might be in her life at that time? Does Lynn lack the experience in managing an inheritance because she has never had money to manage? Is Lynn in an abusive marriage on which her husband would take all of the inheritance? The list of reasons is particular to each client.

We need to design a plan that pays particular attention to the needs of that beneficiary and works with the clients’ goals. That may require us to explore and discuss options with the clients and, possibly, think beyond traditional techniques. What’s realistic and what will work may not be something that we’ve designed before, but clients will want our input and feedback.

There’s definitely no “one size fits all” when it comes to addressing the needs of these beneficiaries, but here are some of the considerations that may need to be addressed in the plan and discussed with the client:

  • What if Lynn’s situation improves in the future? What if Lynn’s situation worsens, predictably or unpredictably?
  • How will Lynn react to being treated differently from other family members? How will the rest of the family react? Are these reactions important, or is it more important to address Lynn’s needs?
  • Will Lynn’s life expectancy be impacted by the physical or mental diagnosis?
  • Is it appropriate or possible for Lynn to be a sole or co-Trustee of her inheritance?
  • Should Lynn receive trust distributions on a totally discretionary basis, or would a regular stream of predictable payments be better?
  • Who would realistically, be willing to assume and wisely handle the responsibility of serving as a trustee for Lynn’s inheritance?

Designing the Plan
Unfortunately, our legal education may not have given us the skills we need.  In addition to knowing tax and trust laws, designing a successful modern estate plan requires being a good listener who’s both compassionate and non-judgmental. To continue to develop our ability to help our clients, I recommend reading about relationships, addictions, illnesses, aging, and changing families.

To gain insight, volunteer with others who aren’t like you, pay attention to census and other statistical analyses, and follow generational trends. We need to try to keep an open mind, and be inquisitive of others and their situations and experiences. Finally, we need to take this information and make sure that it addresses our clients’ concerns. We’ll likely need to re-think how we write our documents. Doing so will require us to push beyond traditional borders and assumptions to design the modern estate plan that will address the concerns, as well as the changing priorities and goals, of our clients.  [ii]

[i] These statistics are taken from articles published by the Pew Research Center, Social & Demographic Trends, including Kim Parker and Eileen Patter, “The Sandwich Generation: Rising Financial Burden for Middle-Aged Americans” (January 30, 2013);  “Young, Underemployed, and Optimistic: Coming of Age, Slowly, in a Tough Economy” (February 9, 2012). Also used statistics from “State Estimates of Adult Mental Illness,” National Survey on Drug Use and Health (May 31, 2012).
[ii] The opinions expressed in this article are the author’s personal points of view.  The names of all clients have been changed.

Battles Over Demand Letters: Lessons From ‘The F Word’

When life gives you lemons, make lemonade. When a big corporation sends you a cease-and-desist letter, make … ale?

This is what Jeff Britton, owner of Exit 6 Pub and Brewery in Cottleville, Mo., chose to do after he received a cease-and-desist letter on behalf of Starbucks, alleging that his “Frappicino beer” infringed Starbucks’ federally registered Frappucino brand coffee drink.[1] The situation is one of a growing number of examples where an allegedly infringing small company has utilized social media to publicize the dispute, turning the tables on the larger company.

Britton penned a tongue-in-cheek response that is worth a read.[2] Britton wrote to Starbucks’ legal counsel and informed them that he would no longer use “Frappicino,” but instead only use “The F Word.” He also included a damages payment — a $6 check. Britton also made sure to copy “Mr. Bucks” on the communication, noting that small businesses like theirs needed to “stick together.”

The story spread with incredible speed. In less than two weeks, the story appeared across major media outlets such as ABC News, CNN, Fox News, NPR, Time magazine online, and USA Today, as well as Web-based media like Gawker, Huffington Post, and legal blog Above the Law. The story even made it across the Atlantic, appearing in The Telegraph.

It appears that the dispute arose as a result of the social media website Untappd, which is a website and mobile application that allows users to share with their friends information about a particular beer they are drinking. One patron of Exit 6 used his Untappd account to post that he was drinking a “Frappicino” at the pub.

The use on the Web likely appeared in a watch report for Starbucks’ Frappucino mark, and their lawyer prepared a straightforward demand letter. The attorney was likely concerned that if the Frappuccino mark (or a slightly misspelled version of it) were to be used as a type of beer, it might cause confusion as to whether there was some affiliation with Starbucks.

Starbucks markets its own brand of coffee liqueur and has also begun offering bar services. Some stores now operate as “Starbucks Evenings,” serving beer and wine after a certain time. Unlike some other situations where small companies might legitimately complain of overreaching by the owner of a trademark, Starbucks would have a reasonable argument in favor of a likelihood of confusion, if Exit 6 had served beer under the “Frappicino” name.

But the brewery never used the mark. Instead, Exit 6 sold a vanilla cream ale and a coffee stout that, when mixed, tasted like a Starbucks Frappuccino brand coffee drink, at least according to a couple of patrons. The patron posted that he was drinking a “Frappicino” to his Untappd account at Exit 6. The brewery never promoted, advertised or sold a beer called “Frappicino.”

Exit 6 did, however, sell a whole lot of beer after the dispute. Britton reported to receiving national support after receiving a Venti-sized amount of free publicity. The brewery is selling T-shirts featuring the $6 check and his most recent batch of “F Word beer” sold out in three hours. [3] He is currently considering increased production.

In the end, Starbucks obtained the goals of the demand letter: Exit 6 agreed not to sell beer under the “Frappicino” name — which was easy because they never had — and the offending posts on Untappd.com were removed. Even so, between the negative publicity for Starbucks and the numerous benefits obtained by Exit 6, it is difficult not to conclude that Exit 6 is the real winner in this dispute.

Britton’s letter isn’t the first response to a demand letter to set digital media abuzz. You may remember Rock Art Brewery, whose social media campaign resulted in the owner of Monster brand energy drink from backing down from their cease-and-desist letter regarding Rock Art’s Vermonster beer. [4]

A similar result occurred when the owner of Nutella sent a cease-and-desist letter to the organizer of the annual World Nutella Day.[5] Of course, there is also the so-far-unsuccessful campaign to save a Vermont man’s “Eat More Kale” brand from Chick-fil-A’s Eat Mor Chikin.[6]

One of the more damaging instances occurred in December 2013. A cycling company, Specialized, markets bicycle products under the Roubaix mark and sent a cease-and-desist letter to the owner of a Canadian shop that offered bike wheels and retail shop services under the “Café Roubaix” name.[7]

The social media backlash was so strong that Specialized not only withdrew their objections, but the founder of Specialized visited the store in person to apologize. Specialized even posted a video of the apology and the shop owner’s acceptance on the Internet, presumably in an attempt to repair Specialized’s public image.

As a counterpoint to the Roubaix incident, Jack Daniel’s has the unique distinction of receiving substantial positive press for a cease-and-desist letter it sent to a book author.[8] The book had been published with a cover that was nearly an exact copy of the Jack Daniel’s No. 7 label, only with different words.

Unlike the demand letters from other disputes, the tone was friendly, there were no accusations of infringement, the demands were modest, and Jack Daniel’s even offered to contribute to the cost of changing the book cover for the next reprinting. The Atlantic called it “the most polite, encouraging, and empathetic cease-and-desist letter ever to be sent in the history of lawyers and humanity.”[9]

The Jack Daniel’s approach above is certainly not appropriate in all circumstances. Most clients cannot afford to pay off every alleged infringer. There are also times when a soft tone and friendly demeanor may not be appropriate. While no lawyer or business enjoys sending cease-and-desist letters, they are a necessary part of an effective and efficient trademark enforcement program.

Like any other legal issue, lawyers must balance the extent and breadth of protection efforts with the cost of the efforts. Demand letters are one of the tools that lower costs by avoiding litigation and encouraging settlement.

However as the examples above demonstrate, an intellectual property lawyer now needs to consider a public relations angle, too. This may not seem too difficult, but for clients with strong enforcement programs, taking into account all of these factors, while keeping costs down, may be a difficult task. Thankfully, there are a number of tips that can help you avoid a public relations nightmare for your client without sacrificing the strength of your enforcement program.

First, write individualized letters whenever possible. Doing so will require you to evaluate the particular facts, choose the right tone based on the recipient, and force you to adjust any allegations or demands based on all of the circumstances.

For some clients, it may be impossible to write individualized demand letters in a cost-effective manner. However even if you rely on form letters, take the effort to create different form letters for different situations, based on whether it will be sent to a lawyer of an unrepresented individual, whether the products are directly competitive, and whether you have confirmed actual use by the recipient.

Second, don’t try to convince the recipient that they’re doing something wrong. Instead, try to convince them that your client is doing something right. The Jack Daniel’s letter is an excellent example of this. If you read the letter, you’ll notice the words “infringement” or “violation” are strikingly absent. The letter references the value in the Jack Daniel’s brand, thanks the recipient for their appreciation of Jack Daniel’s, and connects with the recipient by noting that, as an author, he may have encountered intellectual property issues too.

A small business owner may not know about constructive notice, the likelihood of confusion factors, or other intricacies of federal trademark law. But they will understand and appreciate the desire to protect an investment and brand name.

Third, confirm that your demands match the evidence. There should be sufficient investigation of facts to support any assertion or demand in the letter. In some situations it may not be cost-effective to conduct a full investigation. This should not be a problem so long as your assertions and demands are appropriate given the known facts. At a minimum, inform the recipient of the client’s rights, some explanation as to what prompted the letter, and ask that they contact you to discuss.

Fourth, remember your audience. If you are writing to an individual, this may be the first contact that they have ever had with a lawyer. They may have heard stories of businesses being shut down or individuals going bankrupt over similar letters. A sternly worded letter filled with threats and legalese can be scary. If the recipient feels threatened they may refuse to respond and may unnecessarily engage counsel, whereas a more measured tone may have resulted in a prompt, amicable settlement, saving time and money.

A scared, or offended, recipient might also take to social media in an effort to shame the client. If the letter is polite, reasonable, and in line with the confirmed evidence, efforts to shame the client may not occur. Even if they do, such efforts are less likely to be successful.

Fifth, and finally, keep in mind your client’s ultimate goal. It is easy to get caught up in winning the battle, especially if the law is on your side. However, even where a third party’s use is a clear infringement, there may be room to negotiate a middle ground that moves a third party sufficiently away from the client’s rights, while still allowing the third party to maintain some connection to their prior business.

Giving the third party some control over the situation, rather than an all-or-nothing approach, will improve the likelihood of reaching a mutually beneficial arrangement. If a middle ground sufficiently protects the client’s intellectual property, then the fact that the client could have won a lawsuit based on the third party’s initial use is irrelevant.

The takeaway from these situations isn’t that small companies are being bullied or that big companies are being inappropriately vilified. Companies, big or small, all have the right to correct infringement, dilution or misuse of their intellectual property. The Exit 6 dispute is simply another reminder that regardless of how big a client’s brand may be, any cease-and-desist letter should be carefully scrutinized.

Here, Starbucks could have spent a bit more time investigating the evidence or instead temper its “demand” to a request for more information. A polite request for information may have resulted in a simple phone call from Britton informing Starbucks that the “Frappicino” beer was simply a patron’s social media post.

The tongue-in-cheek response might not have ever existed, along with the publicity for Starbucks. Thankfully for Starbucks, the media coverage didn’t vilify the company as it did to Specialized. But I doubt that Starbucks has seen any positive results from the coverage, so it is likely they would have preferred it not happen at all.

Social media has added new elements to intellectual property enforcement efforts that did not exist prior. Although lawyers cannot control what the recipient does with the letter, they can, with a small amount of effort, control whether the letter would portray the client in a negative light, something clients are sure to appreciate.

—By Timothy D. Sitzmann, Winthrop& Weinstine PA


Article
“Battles Over Demand Letters: Lessons From ‘The F Word’,” Law360. 27 January 2014.

Asserting a Tribal Sovereign Immunity Defense, Even Where the Tribe has Contractually Waived its Immunity

The doctrine of sovereign immunity acts as a powerful protection for any sovereign entity.  By prohibiting the courts from adjudicating whether or not the sovereign party breached a contract, committed a tort, or otherwise wrongfully acted, this doctrine protects the public from devastating financial judgments—but does so at the expense of the private plaintiff.  Although this result is undoubtedly unfair to the private party (even, it may be argued, a private party without a meritorious claim) the policy behind sovereign immunity ensures that the risk of wrongful acts by the government and its officials will not be borne by the people whom the government serves.  This policy goal is particularly important for Native American governments, who may only have a few thousand members.

Sophisticated private parties wishing to enter into a contract with a tribe understand that they must obtain a waiver of the tribe’s sovereign immunity in order to be able to seek legal redress in the event the tribe breaches the contract or commits some other wrongful act.  Similarly, tribes understand that sophisticated private parties will generally require the tribe to unequivocally waive, at least to a limited extent, its immunity from suit as a condition of providing the tribe needed goods or services.

Courts, however, require strict and formal adherence with procedural requirements in order to effectively waive sovereign immunity.  E.g., Santa Clara Pueblo v. Martinez, 436 U.S. 49, 58 (1978); Allen v. Gold Country Casino, 464 F.3d 1044, 1047 (9th Cir. 2006).  For example, a waiver cannot be implied into a contract, even where the party argues it “obviously” would not have entered the contract without a waiver.  E.g., Sac & Fox Nation v. Hanson, 47 F.3d 1061, 1063–64 (10th Cir. 1995); C&B Invs. v. Winnebago Health Dept., 542 N.W.2d 168, 170 (Wis. Ct. App. 1995); but see C & L Enters., Inc. v. Citizen Band of Potawatomi Indian Tribe, 532 U.S. 411, 418–19 (2001) (noting that typical arbitration clauses act as an express waiver of sovereign immunity).

Even where a contract purports to expressly waive a tribal sovereign’s immunity, it must be remembered that the power to waive that immunity typically rests with the legislature alone.  Tribal officials, no matter how well-intentioned, simply lack the authority to waive the tribe’s immunity, and if the parties enter into a contract containing an immunity waiver that was not authorized by the legislature, the waiver will be held ineffective.  See generally Ho-Chunk Nation v. Money Ctrs. of Am., Order (Granting Motion to Dismiss Defendants’ Counterclaim), CV 10-54 (HCN Tr. Ct. Sept. 6, 2013).

Consider the example where the tribe’s business department wishes to engage a gaming vendor to assist in its casino operations.  The vendor travels to the tribal government to make a presentation relating to its goods or services.  Finding value in those goods or services, the executive branch enters into a contract with the vendor, either under its own authority or pursuant to a delegation of such authority by the legislature.  The vendor insists on a limited waiver of sovereign immunity in the contract, which the executive branch agrees to, and the parties execute the contract.  The legislature never specifically authorizes the waiver.  A year later, a dispute arises and the parties bring suit against each other for breach of contract.

Savvy counsel for the tribe can still assert a sovereign immunity defense, despite a clear and unequivocal waiver in the contract, because the legislature never actually authorized it.  As an added bonus to the tribe, it can successfully move to dismiss the private party’s complaint long after the time to bring a motion to dismiss has expired, because the defense of sovereign immunity calls into question the subject matter jurisdiction of the court. (The tribe will naturally wish to raise its sovereign immunity defense as early in the proceedings as possible, but if the tribe is already well into suit, it may still raise this defense.)

This result may seem particularly unfair to the private party, even more so than in a typical sovereign immunity case, because the private party thought to ask for—and actually received—a waiver in the contract.  Courts recognize, however, that it would be intolerable for government officials, however well-intentioned, to be permitted to subject the sovereign to judgment in the courts any time they saw fit to do so.  Members of the executive branch simply lack the authority to toss aside this important public shield, and courts insist that parties seeking a waiver look to the legislature.  Private parties failing to obtain a legislative waiver do so at their own peril.

Asserting Personal Jurisdiction Over Non-Tribal Parties in State Court: What To Do When a Foreign Defendant Argues It Is Not Subject to the Host-State’s Laws

Tribal governments are empowered to establish court systems to adjudicate disputes arising within their jurisdictions.  This authority is an essential component of autonomy and self-government for Native Americans, and tribal court judgments are generally entitled to full faith and credit in other American courts.  As such, litigation in tribal court can be a relatively expedient method of dispute resolution for tribal parties in many circumstances.

Tribal law does not always provide remedies for wrongs perpetrated against parties on tribal land, however.  For example, tribal law may not recognize certain types of tort and contract actions commonly available in non-Native jurisdictions.  Similarly, tribal law may impose more restrictive statutes of limitation than those of the tribal party’s host state.  Thus, tribal parties may from time to time find it to their advantage to litigate their claims in state courts.

If the tribal party is located in a Public Law 280 state,1 then taking advantage of an adjoining state’s laws may be as simple as filing an action in the state court system and litigating the claim as any other non-Native party would.  But what if the tortfeasor or breaching party has no meaningful contact with the tribal party’s host state other than their tribal dealings, and is therefore not subject to personal jurisdiction there? Since federal courts generally cannot hear civil actions of tribal parties unless the case presents a federal question,2 this avenue of recovery is also foreclosed to tribal plaintiffs injured by tortious conduct or breach of contract.  This could leave the tribe in the undesirable position of litigating its claims in a distant forum.  The tribal plaintiff would be subject to increased expense, litigating in an unfamiliar (and perhaps unfavorable) jurisdiction, and reliance on untested counsel with whom the tribe has no standing relationship.

This problem may present itself when, for example, a Nevada gaming business sells goods or services to tribal gaming facilities in Minnesota and misappropriates money or other property to itself.  If the tribal government does not recognize actions such as breach of contract, unjust enrichment, fraud, or conversion, or the tribal statute of limitations has already run, then tribal court may not be an option for the plaintiff.  In this example, if the Nevada defendant conducts no business in Minnesota outside of tribal boundaries (as may well be the case if the foreign business is a gaming-related vendor), the defendant could argue it is not subject to personal jurisdiction in Minnesota.

Unfortunately, even in Public Law 280 states, it is unclear whether the state can assert personal jurisdiction over foreign defendants acting within tribal borders.  Public Law 280 certainly affords states subject matter jurisdiction over such disputes, but is silent as to whether it grants them personal jurisdiction over foreign defendants acting solely on tribal property.3

Nevertheless, a good case can be made that Public Law 280 implies the assertion of personal jurisdiction over foreign defendants acting on tribal land.  Public Law 280’s civil arm only grants subject matter jurisdiction to states for civil wrongs occurring on tribal land—an area that the state traditionally has no power over.  But, what good is the grant of subject matter jurisdiction to state courts if they could never assert personal jurisdiction over a defendant, unless the defendant so happens to be served in the state, or resides or operates there?  Given that much of the personal jurisdiction case law concerns itself with the imposition of personal jurisdiction only where the defendant’s in-forum actions are related to the dispute, it would be odd indeed if Public Law 280 only allowed state courts to assert jurisdiction where the defendant’s contact with the forum state is unrelated to that dispute.

Moreover, the state’s long-arm statute may afford an alternate basis for the assertion of personal jurisdiction over an out-of-state defendant.  Long arm statutes are frequently written broadly to grant personal jurisdiction over defendants to the extent that their actions are subject to subject matter jurisdiction in the state.  Since Public Law 280 affords several states with subject matter jurisdiction to hear disputes arising out of conduct on tribal land, it may be argued that the long arm statute reaches into the state’s tribal areas, such that the state court can assert personal jurisdiction over the foreign defendant.

As an added (and potentially powerful) bonus, Public Law 280’s civil provisions prevent the state court application of tribal law to the dispute.4 If the state’s laws are more favorable to the tribal party, then the tribe can essentially foreclose the application of the unfavorable tribal law to the dispute simply by asserting their claim in state court.  If the tribe can successfully argue for the exercise of personal jurisdiction over the defendant, it will have two forums to choose from, and can file its claim wherever the facts of the case suggest will provide the best return for its litigation dollars.

1 These states are: Alaska, California, most of Minnesota, Nebraska, most of Oregon, and Wisconsin. 28 U.S.C. § 1360(a).
2 28 U.S.C. § 1362; see also Miccosukee Tribe of Indians v. Kraus-Anderson Contr. Co., 607 F.3d 1268, 1276 (11th Cir. 2010) (explaining that unincorporated tribes cannot assert diversity jurisdiction in federal court).
3 28 U.S.C. § 1360(a).
4 See 28 U.S.C. § 1360(c) (preventing state courts from applying “inconsistent” tribal law).

Final Rule on the “Sunshine Act”: Be Ready to Comply

David M. Aafedt and Christianna L. Finnern authored an article in Minnesota Physician discussing the Sunshine Act, which requires drug and device companies to report transfers of value to physicians and teaching hospitals. The article outlines the definitions, timeline, exclusions, rules on meals, and reporting categories set out in the final rule; and explains how the final rule affects Minnesota’s existing partial gift ban and reporting requirements.

To read the complete article, please click here.


Article
“Final Rule on the ‘Sunshine Act’: Be Ready to Comply.” Minnesota Physician. May 2013.

Sunshine and Scrutiny: Managing Compliance with the ACA’s Sunshine Provisions from a Provider Perspective

Health Law attorneys David M. Aafedt and Christianna L. Finnern have authored an article in Minnesota Physician discussing the Sunshine Act, which will take effect January 1, 2013. A part of the Patient Protection and Affordable Care Act (ACA), it requires drug and device companies to report almost any payment or transfer of value to physicians of over $10. These reports will be made publicly available on a government website, and recipients of such payments will be identified by name. There are large fines for each unreported payment, so drug and device companies have incentive to be thorough in their reporting. The Sunshine Act also makes it much easier for prosecutors to identify transactions that violate these federal statutes, including the federal Anti-Kickback Statute (AKS), the False Claims Act, and Stark Laws.

In their article, Aafedt and Finnern discuss the details of the Act, how it compares to Minnesota’s Physician Gift-Ban Act, and what to do now to ensure compliance.

To read the full article, please click here.


Article
“Sunshine and Scrutiny: Managing Compliance with the ACA’s Sunshine Provisions from a Provider Perspective.” Minnesota Physician. Nov. 2012.

Minnesota Real Estate Foreclosures: 21 Common Questions & Answers

Minnesota Real Estate Foreclosures

21 Common Questions & Answers


Click on the links to be taken to the answers. To download this as a PDF, click here.

  1. What happens at a real estate foreclosure sale?
  2. Who can bid at a foreclosure sale?
  3. Does the foreclosing creditor need to bring cash to the foreclosure sale? What about other bidders?
  4. What does the highest bidder at a sheriff’s sale acquire?
  5. What are the redemption rights of the owner of the foreclosed property?
  6. What happens if the owner of the foreclosed property redeems?
  7. What happens if the owner of the foreclosed property does not redeem and there are no junior liens against the property?
  8. What kind of redemption rights does a junior lienholder have?
  9. How do the redemption rules work if there are multiple junior lienholders?
  10. What happens to prior mortgages and liens if a junior mortgage is foreclosed?
  11. How long is the owner’s redemption period?
  12. Do junior lienholders receive notice of a foreclosure sale by a senior lienholder?
  13. What is a deficiency claim?
  14. Does Minnesota have an anti-deficiency statute?
  15. Does Minnesota’s anti-deficiency statute protect guarantors?
  16. What are reinstatement rights?
  17. What is a foreclosure by advertisement and how long does it take?
  18. What is a foreclosure by action and how long does it take?
  19. Why would a lender foreclose by action if foreclosure by advertisement is generally faster and more cost effective?
  20. When can a lender negotiate a voluntary foreclosure agreement with a shortened two-month redemption period?
  21. When can a lender take advantage of the reduced five week redemption period for abandoned residential properties?

Questions and Answers

1. What happens at a real estate foreclosure sale?
The sheriff of the county where the real estate is located reads the published Notice of Foreclosure Sale; solicits bids; and then issues to the highest bidder a Sheriff’s Certificate of Sale (if foreclosure by advertisement) or a Sheriff’s Report of Sale (if foreclosure by action). In foreclosure by action, following issuance of the Sheriff’s Report of Sale, the court is moved to confirm the sale. If confirmed, the sheriff then issues the Sheriff’s Certificate of Sale.


2. Who can bid at a foreclosure sale?
Anyone. However, because of Minnesota’s redemption rules, it is rare for anyone other than the foreclosing creditor to bid at a foreclosure sale. In almost all cases, the highest bidder is the foreclosing creditor.


3. Does the foreclosing creditor need to bring cash to the foreclosure sale? What about other bidders?
No. The foreclosing creditor may “credit bid” all or some of the debt secured by the mortgage. The mortgage debt is satisfied or partially satisfied by the amount of the foreclosing creditor’s bid. Accordingly, the foreclosing creditor should carefully consider the value of its collateral and other potential sources of recovery (including guarantors and other collateral) before attending the sale. Any other party who bids at the sheriff’s sale must bid with cash or certified funds.


4. What does the highest bidder at a sheriff’s sale acquire?
The highest bidder at the sale acquires ownership of the mortgage property, subject to: (i) existing reservations, restrictions and easements of record, if any; (ii) any prior liens (including any unpaid real estate taxes and assessments, which are always first priority liens); (iii) the owner’s redemption rights; and (iv) the redemption rights of junior lienholders who timely file a notice of intention to redeem.


5. What are the redemption rights of the owner of the foreclosed property?
The owner of the foreclosed property generally has two significant rights during the redemption period. First, unless a receiver is appointed over the property, the owner retains all incidents of ownership during the redemption period, including the rights of occupancy and use, and the right to collect any rents and profits generated by the property. Second, any time during the redemption period (see answer to Question 11 ), the owner may “redeem” (or re acquire) full title to the foreclosed property by paying the holder of the Sheriff’s Certificate (usually, the foreclosing creditor) an amount equal to the amount bid at the sale, plus interest accruing after the date of sale, plus certain costs and expenses (including reasonable attorneys’ fees, subject to a cap in foreclosures by advertisement) accruing after the date of the sale (the “Redemption Price”).


6. What happens if the owner of the foreclosed property redeems?
If the owner redeems, the rights existing under the Sheriff’s Certificate of Sale are extinguished and any junior liens against the foreclosed property are “revived” as though there had been no foreclosure sale. The owner is given a Certificate of Redemption at the time of redemption, which is filed with the real estate records and serves as record notice of the redemption.


7. What happens if the owner of the foreclosed property does not redeem and there are no junior liens against the property?
If the owner does not redeem during the owner’s redemption period, then the foreclosing creditor (or the holder of the Sheriff’s Certificate) becomes the fee owner of the foreclosed property: (i) free and clear of the foreclosed mortgage; (ii) free and clear of any interest of the mortgagor; and (iii) subject to any prior mortgages or liens. Except for certain agricultural properties, the holder of the Sheriff’s Certificate is then free to hold or dispose of the property in any manner. Generally, the foreclosing party will market and sell the property. When dealing with Torrens property, the holder of the Sheriff’s Certificate should go through a “proceeding subsequent,” a legal proceeding which causes the Registrar of Titles to cancel the existing owner’s Certificate of Title and issue a new owner’s Certificate of Title in the name of the new owner.


8. What kind of redemption rights does a junior lienholder have?
Any junior lienholder who wants to redeem must record and file a Notice of Intention to Redeem at least one week before the owner’s redemption period expires. If the owner does not redeem, then the highest priority junior lienholder who has timely filed a Notice of Intention to Redeem has seven days to redeem (or buy) the foreclosed property by paying the Redemption Price to the holder of the Sheriff’s Certificate. A redeeming party may redeem through the Sheriff’s Department or directly through the holder of the Sheriff’s Certificate. The redeeming party receives a Certificate of Redemption. Once the junior lienholder redeems, it becomes the fee owner of the foreclosed property: (i) free and clear of the mortgagor’s rights in the property; and (ii) free and clear of the foreclosing creditor’s rights; but (iii) subject to the redemption rights of any junior lienholders; and (iv) subject to any liens which were superior to the foreclosed mortgage.


9. How do the redemption rules work if there are multiple junior lienholders?
Each junior lienholder’s redemption rights are determined by the priority of their liens. If it has timely filed a Notice of Intention to Redeem and the owner does not redeem, the first junior lienholder has the first seven day option to redeem the property from the holder of the Sheriff’s Certificate by paying the Redemption Price. Any subsequent junior lienholder who has timely filed a Notice of Intent to Redeem then has (in the order of their priority) successive seven day periods to redeem from the lienholder by paying the prior redeeming creditor an amount (roughly) equal to the Redemption Price, plus the amount due on any prior redeeming mortgage.


10. What happens to prior mortgages and liens if a junior mortgage is foreclosed?
Senior mortgages and liens “ride through” a foreclosure sale conducted by a junior lienholder. As a result, any party buying real estate at a foreclosure sale will acquire the property subject to the prior liens. After acquiring the property through foreclosure, the new owner may, but is not required to, pay off the prior liens. If the prior liens are not paid, then the prior lienholders would likely proceed with their own foreclosure sale.


11. How long is the owner’s redemption period?

In most cases, the owner’s redemption period is six months. The owner has a longer, 12 month redemption period in certain circumstances, including where: (i) the original principal amount of the mortgage debt has been paid down by a third or more; (ii) the mortgaged property is more than 10 acres but less than 40 acres and was “in agricultural use” when the mortgage was signed (and the mortgagor did not waive the 12 month redemption period); or (iii) the land is more than 40 acres in size.

In certain limited circumstances, the redemption period can be reduced to two months or five weeks. After a mortgage has been in default for at least 30 days, the mortgagor and the lender can agree to a reduced two month redemption period under a voluntary foreclosure agreement (“VFA”), which is discussed in more detail in the answer to Question 20. In certain cases involving abandoned residential properties, the redemption period can be reduced to five weeks.  (Five week redemption periods are discussed further in the answer to Question 21.)


12. Do junior lienholders receive notice of a foreclosure sale by a senior lienholder?
If the senior lienholder forecloses by action (by starting a lawsuit), it should name any junior lienholders as defendants in the lawsuit. A junior lienholder in a foreclosure by action should receive notice that a foreclosure proceeding has started when it is served with the summons and complaint. The junior lienholder should then monitor the progress of the foreclosure proceedings and remain apprised of significant events and deadlines, including any lien priority issues, the date of the foreclosure sale, the redemption deadlines, and the deadlines for filing a Notice of Intention to Redeem.

If the senior lienholder forecloses by advertisement, it is not generally required to provide junior lienholders with notice of the foreclosure sale. As a result, a foreclosure sale could occur without the knowledge of the junior lienholder, and the junior lienholder could lose its mortgage and redemption rights. To prevent this, junior lienholders should always file a Request for Notice of a Mortgage Foreclosure by Advertisement in the appropriate county real estate offices (Torrens or Abstract) when taking a junior lien against the property. If the Request for Notice is filed before the senior foreclosing lienholder files a Notice of Pendency, the senior lienholder must provide the junior lienholder with notice of the foreclosure by advertisement. Senior lienholders customarily provide junior lienholders with notice of a foreclosure by advertisement, even though they are not required to do so. However, a junior lienholder should always file a Request for Notice to make sure its rights are protected.


13. What is a deficiency claim?
Deficiency claims come into play when the collateral is worth less than the debt secured by the mortgage. When the lender “credit bids” at the foreclosure sale, it reduces the mortgage debt by the amount bid. If the lender bids the full amount of the debt, there is no deficiency. If the lender bids less than the mortgage debt, then the “deficiency” is the difference between the amount bid and the mortgage debt. It is important to remember that the deficiency is not determined by what the lender ultimately receives on disposition of the property. By way of example, a lender who: (i) is owed $1 million; (ii) bids $1 million at the foreclosure sale; and (iii) after the expiration of the redemption period sells the property for $500,000 does not have a $500,000 deficiency claim even though the lender has experienced a $500,000 loss. Instead, the lender in this example has no deficiency claim because it bid the full amount of the mortgage debt at the foreclosure sale.


14. Does Minnesota have an anti-deficiency statute?
Yes. Under Minnesota’s “anti deficiency statute,” the lender may not pursue a deficiency against the mortgagor if: (i) the lender forecloses by advertisement (instead of by action); and (ii) the owner’s redemption period is six months or less. So in most cases, the lender cannot recover a deficiency against the mortgagor if the lender forecloses by advertisement. Accordingly, if the mortgaged property is worth less than the mortgage debt, the foreclosing creditor will often foreclose by action in order to preserve a deficiency claim against the mortgagor, unless the mortgagor has no other assets with which to satisfy a deficiency claim.


15. Does Minnesota’s anti-deficiency statute protect guarantors?
Under current published case law no. Current published case law provides that a lender may foreclose by advertisement and still pursue guarantors (who are not also the mortgagor) for recovery of any deficiency claim. See, e.g., Nat’l City Bank of Minneapolis v. Lundgren, 435 N.W.2d 588, 591–93 (Minn. Ct. App. 1989); see also Ed Herman & Sons v. Russell, 535 N.W.2d 803, 806 (Minn. 1995) (“Minnesota courts have found that guarantors are not protected by anti-deficiency statutes.”).


16. What are reinstatement rights?
When an unmatured installment note goes into default, virtually all promissory notes or loan agreements allow the lender to “accelerate” the note, at which point the installment feature of the note goes away and the entire loan becomes immediately due and payable. Minnesota’s “reinstatement” statute, which is designed to protect borrowers, permits borrowers to stop the foreclosure of the mortgage by “curing” defaults any time before the Sheriff’s sale. The right of reinstatement is unique to the foreclosure of real estate mortgages.  Generally, borrowers do not have a right to “cure” loan defaults after they have defaulted and the lender has accelerated the loans. Reinstatement does not apply to loans which have matured.


17. What is a foreclosure by advertisement and how long does it take?
Virtually all mortgages signed in Minnesota contain a “power of sale” clause, which entitles the mortgagee, at its option, to foreclose the mortgage by advertisement. Although there are many technical requirements and deadlines, a foreclosure by advertisement is generally conducted by publishing a notice of the time, date and place of the foreclosure sale in a legal publication for six consecutive weeks. The actual sale typically takes place about eight weeks after the Notice of Pendency is recorded. The sale is followed by a redemption period, which is usually six months. Accordingly, assuming there is no bankruptcy filing, a typical foreclosure by advertisement (including the typical six month redemption period) generally takes around eight to nine months.


18. What is a foreclosure by action and how long does it take?
Instead of foreclosing by advertisement, a lender may foreclose by action. To foreclose by action, the mortgagee must commence a lawsuit in the county where the mortgaged property is located, and sue everyone with a lien or interest in the property which is junior to the mortgage being foreclosed, including: (i) owners of the property; (ii) junior lienholders; and (iii) in appropriate cases, tenants and other occupants. Before a foreclosure sale can occur, the foreclosing party must obtain a decree of foreclosure from the court. To obtain a decree of foreclosure, the foreclosing party must “win” the lawsuit. Generally, a party can win a lawsuit in one of four ways: (i) by default judgment (when the defendant fails to answer the complaint or defend the lawsuit); (ii) by summary judgment (if there are no disputed issues of material fact and the lender is entitled to judgment as a matter of law); (iii) after a trial; or (iv) pursuant to a written agreement. From a timing perspective: (i) default judgments are entered relatively fast, usually within a month to six weeks after the service of the complaint; (ii) summary judgment takes longer (difficult to predict, but typically within two to five months after the service of the complaint); (iii) trials generally take a year or more to conclude; and (iv) judgments pursuant to agreements are entered under any timeline to which the parties agree.

A foreclosure by action is not completed when the court enters a decree of foreclosure. The decree of foreclosure only permits the lender to proceed with publication of the foreclosure sale, a publication process that resembles the six weeks of successive publication used in foreclosures by advertisement. Then, after the foreclosure sale is conducted, the party conducting the foreclosure sale must go back to the court and ask the court to enter an order confirming the sale. In a foreclosure by action, the redemption period does not start running until the date the court enters an order confirming the sale. Once the sale is confirmed, the sheriff will issue the Sheriff’s Certificate.

For obvious reasons, a foreclosure by action can take considerably longer than a foreclosure by advertisement and can also be considerably more expensive. A “fast” foreclosure by action (where the matter proceeds by default) will usually add only a month or two to the foreclosure process. A foreclosure by action which proceeds by summary judgment can easily add two to five months to the process. Cases which proceed to trial can add considerably more time to the process because it generally takes a year or so before a trial can occur.


19. Why would a lender foreclose by action if foreclosure by advertisement is generally faster and more cost effective?
Most residential mortgages in Minnesota are foreclosed by advertisement. However, many mortgages secured by commercial properties are foreclosed by action. There are several reasons why many commercial mortgages are foreclosed by action. First, the lender may want to maintain a deficiency against the mortgagor, which usually cannot be done in a foreclosure by advertisement. Second, there may be title issues which need to be resolved by a court order. Third, loans secured by commercial mortgages are often guaranteed by one or more guarantors and are often secured by other collateral, including non-real estate collateral. When foreclosing by advertisement, the lender cannot commence another action (such as: (i) an action for claim and delivery to acquire possession of personal property serving as collateral; or (ii) a collection suit against a guarantor to recover a deficiency) until after the foreclosure sale is conducted. Uncertainty regarding collateral values and uncertainty regarding the ability to collect from guarantors, together with a desire to bring all parties and sources of recovery into play, often cause a lender on a commercial loan to pursue foreclosure by action, unless the lender is fully secured by the real estate or the mortgaged real estate is the only real source of recovery.


20. When can a lender negotiate a voluntary foreclosure agreement with a shortened two-month redemption period?
VFAs (or voluntary foreclosure agreements) are an option if: (i) the property is neither homestead nor agricultural; (ii) at least one of the defaults has existed for at least one month; (iii) the mortgage was executed on or after August 1, 1993; (iv) the mortgagee is willing to waive a deficiency claim against the mortgagor; (v) the mortgagor is willing to give the lender possession of the property or consent to the appointment of a receiver; (vi) the mortgagor is willing to waive its right to surplus sale proceeds, to contest foreclosure, and to rents and occupancy from the date of the VFA through the redemption period; and (vii) the mortgagor is agreeable to a two month redemption period. The obvious benefit of a VFA is the two month redemption period. Also, the publication period is reduced to four weeks from six weeks, for a typical time savings of nearly five months.


21. When can a lender take advantage of the reduced five week redemption period for abandoned residential properties?
The redemption period may be reduced by court order to five weeks if: (i) the mortgage was executed after December 31, 1989; (ii) there has been a default in the payment of money existing for at least 60 days; (iii) the property is 10 acres or less in size; (iv) the property is improved with a residential dwelling consisting of less than five units; (v) the dwelling is not a model home; (vi) the dwelling is not under construction; (vii) the property is not used in agricultural production; and (viii) the mortgaged property has been abandoned. Prima facie evidence of abandonment may be established by an affidavit by an appropriate municipal or county official stating that the mortgaged premises are not actually occupied and any of the following:

(1) windows or entrances to the premises are boarded up or closed off, or multiple window panes are broken and unrepaired; (2) doors to the premises are smashed through, broken off, unhinged, or continuously unlocked; (3) gas, electric, or water service to the premises has been terminated; (4) rubbish, trash, or debris has accumulated on the mortgaged premises; (5) the police or sheriff’s office has received at least two reports of trespassers on the premises, or of vandalism or other illegal acts being committed on the premises; or (6) the premises are deteriorating and are either below or are in imminent danger of falling below minimum community standards for public safety and sanitation.

A certified copy of the court’s order reducing the redemption period to five weeks may be, but is not required to be, recorded with the county recorder or registrar of titles, as applicable.