Historic Charleston Holdings, LLC v. Mallon
Full Opinion (html_with_citations)
This appeal arises out of a master-in-equityâs order to dissolve a limited-liability company (LLC). The master distributed the remaining assets of the company between its two members, Appellant Gerard Mallon (âMallonâ) and Respondent Historic Charleston Holdings (âHCHâ), and awarded HCH prejudgment interest and attorneys fees. The court of appeals reversed the masterâs judgment and remanded the case for a full accounting of the LLC. This Court granted certiorari and we reverse.
Factual/Procedural Background
Mallon, HCH, and William Storen formed Dixie Holdings, LLC (âDixieâ) in June 1998 for the purpose of acquiring, owning, and developing property in Charleston. Priestly Coker (âCokerâ), who along with his wife comprised the entire membership of HCH, handled the financial accounting and management of properties acquired by Dixie; Mallon, the owner of a construction company, handled repairs and renovations to the properties; and Storen, a licensed realtor, acted as the real estate agent for the properties Dixie placed for sale. Mallon and HCH each held a 49.5% share of Dixie and Storen apparently held 1%.
Mallon and HCH were also equal members in Dixie Developers, LLC (âDixie Developersâ), a company organized just
Dixie initially acquired four properties: 10 Felix Street, 12 Felix Street, 15 Felix Street, and 22 Felix Street. The sale of 12 Felix occurred in December 1998, and 10 Felix was sold in April 1999 after both had been repaired and renovated. The proceeds from the sale of these properties were used to reimburse authorized expense items associated with the particular piece of property being sold, and the net proceeds were equally distributed to HCH and Mallon. Meanwhile, Dixie Developers also acquired three properties which it renovated and placed for sale.
In late 1999, Mallon and Storen made the first of multiple requests from Coker for a full financial accounting of Dixie as well as copies of the companyâs bank records. The computer printouts and documents provided by Coker, which Coker testified comprised his entire financial record collection, were apparently unsatisfactory to Mallon and Storen. Thereafter, in December 1999, Mallon, Storen, and Coker met to discuss their differences regarding the accounting for Dixie. An agreement signed by the parties at the meeting stated that sales of Dixieâs property would continue âwhile these matters are being dealt withâ and further provided for the sales proceeds to be held in an escrow account in the meantime.
Around this same time, HCH sold its interest in Dixie Developers to Mallon, giving Mallon 100% interest in that company. The sale price of HCHâs interest purportedly reflected HCHâs one-half interest in the company minus HCHâs share of Mallonâs authorized expenses related to Dixie Developersâ properties, all three of which had sold prior to the buyout.
Following the December 1999 agreement between Mallon, Storen, and Coker, Dixie sold its remaining two properties. Number 15 Felix sold first in April 2000, and Mallon placed the net proceeds totaling $41,845.80 into a new Dixie Developers account he had opened as the now-sole member of that
In October 2002, Storen dissociated from Dixie, leaving Mallon and HCH each with 50% of the company. That same month, unable to resolve their differences on the financial accounting and bank records for Dixie, and further unable to compel Mallon to move the sale proceeds from 15 Felix to an agreeable escrow arrangement or otherwise distribute HCHâs share of the proceeds, HCH filed a civil claim against Mallon, Dixie, and Dixie Developers, individually and in a derivative capacity as a member of Dixie. The complaint sought a judicial dissolution of Dixie along with a full financial accounting of both Dixie and Dixie Developers, injunctive relief for Mallonâs diversion of the 15 Felix proceeds, a declaratory judgment as to HCHâs rights as a member of Dixie, prejudgment interest, and attorneysâ fees.
Mallon initially responded to HCHâs complaint in a pro se letter in November 2002 indicating he was interested in submitting the issue to binding arbitration. After further communication, Mallon retained counsel, and the parties referred the case to a master-in-equity in May 2003. Around this same time, Mallon issued a memorandum alleging he was entitled to reimbursement for construction work he performed and other miscellaneous expenses associated with properties he owned with HCH. Mallon formally asserted these charges in October 2003 when pursuant to the masterâs consent order, Mallon filed an amended answer in which he argued, among other things, that he was entitled to set off the proceeds from the sale of 15 Felix in the amount of his alleged expenses. Mallonâs itemization of his expenditures included charges associated with each of the Felix Street properties acquired by Dixie, as well as charges associated with the three properties acquired by Dixie Developers.
At trial, the master-in-equity found that HCH was entitled to one-half of the 15 Felix sale proceeds, plus pre-judgment interest on HCHâs share of the proceeds. The master further
On appeal, the court of appeals reversed the masterâs award to HCH of one-half of the 15 Felix proceeds and prejudgment interest, and remanded the case for a formal accounting of Dixie. See Historic Charleston Holdings v. Mallon, 365 S.C. 524, 617 S.E.2d 388 (Ct.App.2005). The court also held that the master did not abuse his discretion in awarding attorneysâ fees. Id. The court of appeals dismissed Mallonâs other arguments on grounds of issue preservation. Id. This Court granted certiorari to review the decision of the court of appeals, and Mallon raises the following issues for review:
I. Is Mallon entitled to a full accounting for Dixie Holdings and Dixie Developers?
II. Is HCH entitled to one-half of the proceeds from the sale of 15 Felix Street?
III. Did the master err in holding that the relief granted to HCH was justified by Mallonâs wrongful dissociation from Dixie?
IV. Did the master err in excluding evidence of Cokerâs self-dealing and misappropriation of Dixieâs funds?
V. Did the master err in awarding prejudgment interest because the amount awarded HCH was not liquidated?
VI. Did the court of appeals err in holding that the master properly awarded HCH statutory costs and attorneysâ fees?
Law/Analysis
I. Accounting
Mallon argues that he is entitled to a full accounting for Dixie Holdings and Dixie Developers. Specifically, Mallon contends that a full accounting is necessary to the dissolution and distribution of assets of Dixie and that the scope of the action should not be limited to a determination of the partiesâ rights with respect to the proceeds from the sale of 15 Felix. We disagree.
Noting that an operating agreement is a binding contract that governs the affairs of an LLC, see S.C.Code Ann. § 33-44-103 (2006), the court of appeals held that section 12.6 of Dixieâs operating agreement, which provides that each of Dixieâs members âshall be furnished with a statement setting forth the assets and liabilities of the Company as of the date of the complete liquidation,â entitled the parties to a formal accounting of Dixie. In our view, this was error. While we acknowledge that Section 12.6 requires a âstatementâ of assets and liabilities, we would distinguish this requirement from the equitable remedy of âaccountingâ sought by the parties in the instant case, which refers to âan adjustment of the accounts of the parties and a rendering of a judgment for the balance ascertained to be due.â 1 Am.Jur.2d Accounts and Accounting § 52 (2005).
Moreover, even if, as the dissent argues, the âstatement of assets and liabilitiesâ provided .for in the operating â agreement entitles Mallon and HCH to a formal judicial
Additionally, we can find no provision in the LLC Act requiring a court to order a complete accounting under the circumstances. Rather, we find that the LLC Act grants broad judicial discretion in fashioning remedies in actions by a member of an LLC against the LLC and/or other members. See S.C.Code Ann. §§ 33-44-410 cmt., -801 cmt. (2006). Accordingly, we hold that Mallon is not entitled to a full accounting of Dixie or Dixie Developers, and that this Court may determine the appropriate remedy in its discretion.
To this end, we believe that a full financial accounting of both Dixie and Dixie Developers is not the appropriate remedy in this matter. First, HCHâs only purpose in naming Dixie Developers as a party to the immediate action was because the funds which HCH sought were in a Dixie Developers bank account that was inaccessible to HCH. Otherwise, Dixie Developers is a completely separate entity from Dixie,
Second, as explained more fully in Section II, we find that the only contentious issue remaining incidental to the dissolution of Dixie is the distribution of approximately $42,000 from the sale of 15 Felix. The record reveals that Dixieâs last business transaction occurred nearly seven years ago with the sale of 22 Felix in December 2001. In the meantime, neither the parties nor any creditors have asserted any legitimate outstanding liabilities incurred by Dixie, nor are there any other Dixie assets to which any member is legitimately claiming entitlement. Because the source of the partiesâ dispute is a relatively small sum of money generated from a single real estate transaction â the sale of 15 Felix â in April 2000, we find that a full financial accounting would unnecessarily prolong this otherwise simple matter. See 1 Am.Jur.2d Accounts and Accounting § 56 (2005) (noting that an accounting is an appropriate remedy when the accounts at issue are complicated or mutual).
For these reasons, we hold that a full accounting of either Dixie or Dixie Developers is neither required nor necessary in this action and that the proper resolution in this matter is for this Court to make a single determination of the partiesâ rights with respect to the proceeds from the sale of 15 Felix. Accordingly, we reverse the decision of the court of appeals remanding the case for a full accounting of Dixie.
II. Distribution of sale proceeds from 15 Felix
Mallon argues that HCH is not entitled to one-half of the proceeds from 15 Felix. Specifically, Mallon contends that he is entitled to set-off of the 15 Felix proceeds for nearly $10,000 in additional charges for construction work and miscellaneous expenses related to each of Dixieâs Felix Street properties, and another $90,000 in similar outstanding charges associated with Dixie Developersâ properties. We disagree.
Because the underlying action primarily arises in the Courtâs equity jurisdiction, we review the masterâs determination of the partiesâ rights with respect to the 15 Felix proceeds de novo. See Elias v. Firemenâs Ins. Co., 309 S.C. 129, 132, 420 S.E.2d 504, 505 (1992) (finding that an action maybe legal
Mallon initially raised the issue of his additional expenses associated with Dixie Developers and each of Dixieâs Felix Street properties in May 2003 and did not formally assert the right to set-off for these additional expenses until he filed his amended (and untimely) answer, without prejudice to HCHâs rights, in October 2003. The preceding February, however, Mallon failed to respond to HCHâs Requests for Admission, which included the admission that âHCH is entitled to about 50% of said proceeds.â Rule 36, SCRCP, provides that a matter is deemed admitted when the party served fails to respond with a written answer or objection regarding the admission. Although the matter could be resolved at this juncture under Rule 36, we proceed with an analysis of Mallonâs right to set-off, thereby providing additional legal and equitable grounds for the Courtâs conclusion.
a. Additional expenses associated with Dixie Developers
Mallon asserts that he underwrote the cost of numerous building repair projects and incurred other miscellaneous expenses, totaling nearly $90,000 with respect to Dixie Developersâ properties. We hold that Mallon is not entitled to set-off of the funds at issue for charges associated with Dixie Developers based on the theories of accord and satisfaction and mutuality.
The elements of an accord and satisfaction are an agreement between the parties to settle a dispute, and the payment of the consideration which supports the agreement. Wilson v. Builders Transp., Inc., 330 S.C. 287, 297, 498 S.E.2d 674, 680 (Ct.App.1998). To constitute accord and satisfaction, there must have been a meeting of the minds. Tremont Constr. Co. Inc. v. Dunlap, 310 S.C. 180, 182, 425 S.E.2d 792, 793 (Ct.App.1992). In our opinion, Mallonâs December 1999 buy-out of HCHâs interest in Dixie Developers constitutes an act of accord and satisfaction with respect to HCHâs liability for charges associated with the Dixie Developers properties. The amendment to the Dixie Developers operating agreement made pursuant to the buy-out, and reflecting Mallonâs 100%
Lack of mutuality is an additional theory prohibiting the set-off of Mallonâs alleged charges related to Dixie Developers from the proceeds of 15 Felix. The general rule governing set-off provides that the demands to be set off must be mutual, and that debts accruing in different rights cannot be set off against each other. Peurifoy v. Gamble, 145 S.C. 1, 11, 142 S.E. 788, 791 (1928). In our view, HCHâs alleged debt to Mallon for Dixie Developersâ work and Mallonâs withholding of HCHâs proceeds from the sale of 15 Felix, a Dixie property, are clearly not mutual demands. The two companies were distinct entities, set up at different times by different members, and at no time had any shared ownership of the properties they listed for sale. Although the companies apparently shared a bank account during the time that HCH was still a member of Dixie Developers, we find this to be more indicative of poor fiscal management skills than mutuality. Otherwise, Dixie Developers is a completely separate entity from Dixie, and Mallon is not entitled to set off his expenses associated with Dixie Developers from the proceeds of property belonging to Dixie.
Mallonâs asserts that he is entitled to reimbursement for nearly $10,000 in construction work and miscellaneous expenses associated with Dixieâs Felix Street properties. We hold that under theories of laches and waiver, Mallon is not entitled to set-off of the 15 Felix proceeds for expenses associated with the development of the Felix Street properties.
Laches is an equitable doctrine defined as âneglect for an unreasonable and unexplained length of time, under circumstances affording opportunity for diligence, to do what in law should have been done.â Hallums v. Hallums, 296 S.C. 195, 198, 371 S.E.2d 525, 527 (1988). In order to establish laches as a defense, a party must show that the complaining party unreasonably delayed its assertion of a right, resulting in prejudice to the party asserting the defense of laches. See Strickland v. Strickland, 375 S.C. 76, 83, 650 S.E.2d 465, 469 (2007).
A timeline of the relevant events is instructive to the Courtâs analysis. Number 12 Felix sold in December 1998, 10 Felix in April 1999, 15 Felix in April 2000, and 22 Felix in December 2001. The record reveals that except for the distribution of the 15 Felix proceeds at issue here, Mallon and HCH unconditionally agreed on a fifty-fifty distribution of proceeds at the closings for each of the Felix Street properties. The record also reveals that Mallon and HCH had established a course of dealing in each of their business ventures for reimbursement of additional expenses.
To the extent that the clause in Dixieâs operating agreement providing for reimbursement âfor all authorized, direct out-of-pocket expenses incurred by [members] on behalf of the Company,â entitles Mallon to recoup his expenses at this late date, we hold that Mallon has waived this right by untimely asserting the alleged expenses and in a manner totally inconsistent with the partiesâ prior course of dealing. See Janasik, 307 S.C. at 344, 415 S.E.2d at 387-88 (defining waiver as the voluntary and intentional abandonment or relinquishment of a known right by a party that knew of its rights, or of all the material facts upon which they depended).
For these reasons, we find that Mallon is not entitled to set-off for his latent expenses, and that therefore, Mallon and HCH are each entitled to half of the proceeds from 15 Felix representing their respective interests in Dixie.
III. Relief based on Mallonâs wrongful dissociation
Mallon argues that the master erred in holding that the relief granted to HCH was justified by Mallonâs wrongful dissociation from Dixie. We agree, but hold that the masterâs error was harmless.
IV. Exclusion of evidence of Cokerâs self-dealing
Mallon argues that the master erred in excluding evidence of Cokerâs self-dealing and misappropriation of Dixieâs funds. We disagree.
The admission of evidence is a matter left to the discretion of the trial judge and will not be disturbed on appeal absent an abuse of discretion. Hanahan v. Simpson, 326 S.C. 140, 155, 485 S.E.2d 903, 911 (1997). An abuse of discretion occurs when the ruling is based on an error of law or a factual conclusion without evidentiary support. Patel v. Patel, 359 S.C. 515, 529, 599 S.E.2d 114, 121 (2004).
In this case, the parties agreed to provide each other all documents to be presented at trial by November 21, 2003. On the last working day before trial in January 2004, Mallon alleged for the first time in an amended pre-trial brief that Coker misappropriated Dixie funds and engaged in self-dealing. The master granted HCHâs motion in limine to exclude all ânew documentsâ and sustained each of HCHâs objections to Mallonâs trial testimony which attempted to justify improperly escrowing the 15 Felix proceeds based on his alleged discovery of Cokerâs misappropriation of Dixie funds. Citing Scott v. Greenville Housing Authority, 353 S.C. 639, 652, 579 S.E.2d 151, 158 (Ct.App.2003), the master found that exclusion of evidence of Cokerâs self-dealing was proper because the rules of discovery âmandate full and fair disclosure to prevent a trial from becoming a guessing game or one of ambush for either party.â
V. Award of pre-judgment interest
Mallon argues that the master erred in awarding prejudgment interest on the distribution to HCH because the sum was not liquidated. We agree.
The law permits the award of prejudgment interest when a monetary obligation is a sum certain, or is capable of being reduced to certainty, accruing from the time payment may be demanded either by the agreement of the parties or the operation of law. Butler Contr., Inc. v. Court St., LLC, 369 S.C. 121, 133, 631 S.E.2d 252, 259 (2006). Generally, prejudgment interest may not be recovered on an unliquidated claim in the absence of agreement or statute. Id. The fact that the amount due is disputed does not render the claim unliquidated for purposes of awarding prejudgment interest. Rather, the proper test is âwhether or not the measure of recovery, not necessarily the amount of damages, is fixed by conditions existing at the time the claim arose.â Id.
The award of prejudgment interest will not be disturbed on appeal unless the trial court committed an abuse of discretion. Jacobs v. Am. Mut. Fire Ins. Co., 287 S.C. 541, 544, 340 S.E.2d 142, 143 (1986). In this case, the master awarded prejudgment interest because â[HCH] is entitled to half of the funds, and because [HCH] has not had access to
The record reveals that the disagreement between Mallon and Coker over Cokerâs method of accounting led to the escrow of the 15 Felix proceeds at issue in the instant case. Prior to the sale of 15 Felix, the net proceeds from the sales of Dixieâs property had been divided fifty-fifty. The logical conclusion to be drawn from this pattern of events is that the members of Dixie were contemplating a future distribution of the escrowed funds that, depending on the outcome of a complete accounting, may not have been the standard fifty-fifty split. Under these circumstances, we find that the measure of recovery for prejudgment interest was unliquidated at the time the partiesâ claims to the proceeds arose, and accordingly, we hold that the master erred in awarding prejudgment interest to HCH.
VI. Attorneysâ fees
Mallon argues that the court of appeals erred in upholding the masterâs award of statutory attorneysâ fees to HCH. We agree.
Attorneyâs fees are not recoverable unless authorized by contract or statute. See Jackson v. Speed, 326 S.C. 289, 307, 486 S.E.2d 750, 760 (1997). In this case, the master awarded HCH attorneysâ fees pursuant to S.C.Code Ann. § 33-44-1104 (2006), which authorizes the award of reasonable costs and attorneysâ fees to a plaintiff who prevails, in whole or in part, in a derivative action for an LLC. A claim for statutory attorneysâ fees is an action at law resting within the sound discretion of the trial court and may not be disturbed on appeal absent an abuse of discretion. Patel, 359 S.C. at 533, 599 S.E.2d at 123.
Mallon argues that it is inequitable to award HCH attorneysâ fees because Cokerâs failure to fulfill his responsibilities under the operating agreement necessitated the instant action. The court of appeals rejected this argument, ruling instead that Mallonâs actions brought about the case, and therefore held that the masterâs award of attorneysâ fees did not amount to an abuse of discretion. We disagree.
Rather, as a matter of law, we find that HCH failed to properly plead the instant case as a shareholder derivative action as required by the relevant attorneysâ fee statute, and accordingly, we hold that the master committed an abuse of discretion in awarding attorneysâ fees under the attorneysâ fee provision of the LLC Act. Our courts have held that â[i]t is the substance of the requested relief that matters âregardless of the form in which the request for relief was framed.â â Richland County v. Kaiser, 351 S.C. 89, 94, 567 S.E.2d 260, 262 (Ct.App.2002) (quoting Standard Fed. Sav. & Loan Assân v. Mungo, 306 S.C. 22, 26, 410 S.E.2d 18, 20 (Ct.App.1991)). Although in the instant case, HCH submitted a verified complaint declaring in the opening sentence that HCH brought the action âindividually and in a derivative capacity,â the complaint nevertheless failed to plead with particularity the allegations necessary to state a complaint in a shareholder derivative action. See Rule 23(b), SCRCP. Furthermore, the relief granted by the master was entirely personal to HCH in that the master ordered the distribution of HCHâs interest in the Felix Street proceeds directly to HCH instead of an initial return of the converted funds in whole to Dixie as an entity. See also Ward v. Griffin, 295 S.C. 219, 221, 367 S.E.2d 703, 704 (Ct.App.1988) (determining that a suit may be classified as a shareholder derivative action âif the gravamen of the complaint is injury to the corporation and not injury to the individual interests of the stockholderâ). For these reasons, we cannot construe the complaint to be a prayer for derivative relief on behalf of Dixie. See also Rule 8(f), SCRCP (providing that pleadings should be construed âto do substantial justice to all partiesâ).
Conclusion
For the foregoing reasons, we hold that a full accounting of Dixie and Dixie Developers is not required and that HCH is entitled to one-half of the proceeds from the sale of 15 Felix. We further hold that the masterâs grant of relief based on Mallonâs allegedly wrongful dissociation from Dixie was harmless error and that the master did not err in excluding evidence of Cokerâs self-dealing. Finally, we hold that HCH is not entitled to either prejudgment interest or statutory attorneysâ fees in this matter. This dispute began in 2000, nearly eight years ago, and involves a relatively small amount of money and a small number of members. Although we respect the dissentâs position, in our view, remanding this case after years of litigation for a full accounting is not required by law or equity or by the partiesâ agreement and no beneficial purpose would be served in prolonging this case. Accordingly, we reverse the decision of the court of appeals.
. The parties' testimony on various aspects of Dixie's business arrangement, particularly with regard to Storen, was vague and often conflicting. Because Storen's participation is irrelevant to the issues before this Court, we do not attempt to parse out the details of Mallon's and HCHâs business relationship with Storen.
. The court of appeals remanded this case for a formal accounting of Dixie, but held that Mallon's request for an accounting for Dixie Developers and all Mallonâs remaining issues except a subpart of the attorneys' fees issue were not preserved for appeal. Unless otherwise noted, we find that each of these issues were raised to and ruled upon by the master and that the court of appeals therefore erred in dismissing them on preservation grounds, see I'On, LLC v. Town of Mount Pleasant, 338 S.C. 406, 422, 526 S.E.2d 716, 724 (2000) (acknowledging that an issue raised to and ruled upon by the lower court is preserved for appellate review), and we proceed with an analysis of their merits in the interest of judicial economy. See S. Bell Tel. & Tel. Co. v. Hamm, 306 S.C. 70, 75, 409 S.E.2d 775, 778 (1991) (deciding an issue on appeal in the interest of judicial economy).
. See also Carmen Harper Thomas, Note, Limited Liability Companies Are Off' and Running: Historic Charleston Holdings, LLC v. Mallon, Accountings, and Derivative Actions in LLC Litigation, 57 S.C. L.Rev. 441, 453 (2006).
. Mallon and Storen testified that they requested financial documents from Coker multiple times, and that when Coker finally complied, the documents provided were inadequate and incomplete. Mallon, however, as co-signatory on the first Dixie Developers bank account, was equally capable of acquiring the bank records and, upon receiving Dixie's financial documents from Coker, taking the documents to a certified public accountant for an accounting. Mallon claimed to have done this much, but refused to name the accountant and never produced any documents generated out of this review.
. We also question the dissent's interpretation of the operating agreement to require that an accounting be provided "prior to dissolution.â Under the express terms of the agreement, the financial statement is to be furnished âas of the date of complete liquidation.â See also Thomas, supra note 3, at 454.
. Mallon points out that the lack of strict mutuality does not per se prohibit a court exercising its equity jurisdiction from allowing set-off. See W.M. Kirkland, Inc. v. Providence Wash. Ins. Co., 264 S.C. 573, 581, 216 S.E.2d 518, 521 (1975). However, considering the lack of strict mutuality in conjunction with the accord and satisfaction that occurred between the parties with respect to Dixie Developers' financial affairs,
. Aside from their relationship through Dixie and Dixie Developers, Mallon and HCH appear to have also jointly owned numerous other pieces of property for real estate development purposes.
. The record contains at least two documents representative of the parties' course of dealing: (1) a September 1999 addendum to a
. In light of our holding, we need not address Mallonâs remaining evidentiary arguments regarding the master's award of attorneys' fees. See Futch v. McAllister Towing of Georgetown, 335 S.C. 598, 613, 518 S.E.2d 591, 598 (1999) (providing that an appellate court need not address additional issues if the resolution of another issue is dispositive).