GPT-3: An AI That Makes Cars, Not Wrenches, and What It Means for the Legal Profession

One doesn’t have to dig too deep into legal organizations to find AI skeptics. AI is getting tremendous attention and significant venture capital, but AI tools frequently underwhelm in the trenches. Here are a few reasons why that is and why I believe GPT-3, a beta version of which was recently released by the OpenAI Foundation, might be a game-changer in legal and other knowledge-focused organizations.

GPT-3 is getting a lot of oxygen lately because of its size, scope, and capabilities. However, it should be recognized that a significant amount of that attention is due to its association with Elon Musk. The OpenAI Foundation, which created GPT-3, was founded by heavy hitters Musk and Sam Altman and is supported by Mark Benioff, Peter Thiel, and Microsoft, among others. Arthur C. Clarke once observed that great innovations happen after everyone stops laughing. Musk has made the world stop laughing in so many ambitious areas that the world is inclined to give a project in which he’s had a hand a second look. GPT-3 is getting the benefit of that spotlight. I suggest, however, that the attention might be warranted on its merits.

Why Some AI-Based Tools Have Struggled in the Legal Profession and How GPT-3 Might Be Different

1. Not Every Problem Is a Nail

It is said that when you’re a hammer, every problem is a nail. The networks and algorithms that power AI are quite good at drawing correlations across enormous data sets that would not be obvious to humans. One of my favorite examples of this is a loan-underwriting AI that determined that the charge level of the battery on your phone at the time of application is correlated to your underwriting risk. Who knows why that is? A human would not have surmised that connection. Those things are not rationally related, just statistically related.

This capability makes AI tools good at grouping like things together to facilitate users finding them based upon revealed correlations. Consequently, many AI applications are some variant of finding stuff better. It is what they do well. However, “finding stuff” is not a first-order problem in legal organizations. It is merely a means to an end.

The “end” in legal organizations is a document of some kind. Documents are their widget—the thing legal teams build. Finding information that is relevant to creating a document is helpful. Actually producing that document, though, is far more helpful.

Producing documents, it turns out, is something GPT-3 does very well. That is at the heart of its distinction from many other AI tools – its ability to produce sophisticated documents. At its core, GPT-3 is a text-prediction engine. It is designed to accept as input a string of text and from that input predict, from a statistical analysis of everything it has ingested, what text should come next. That process can be repeated recursively, so from a simple text string an entire document can be generated.

It does this through statistics and algebra, more or less. GPT-3 has read, essentially, everything—at least all substantive publicly available documents in huge portions of the internet, which at this point in history represents a material segment of all expressed human knowledge. Accordingly, it can predict, given some input of text, what text is statistically likely to come next. You can feed it a few lines, and it predicts the next. Moreover, early testers claim that you can instruct GPT-3 to write in a certain voice. Your document can be created in the voice of Hemingway, Shakespeare, or Barack Obama. Pretty cool stuff.

I think this is the breakthrough for legal organizations. GPT-3 isn’t just finding stuff for you; GPT-3 is making stuff for you. Certainly, other AI products add value—it’s not trivial that we have something that makes wrenches—but it’s another thing entirely that if you sell cars, you have something that makes a car.

2. With Data Sets, Sometimes the Juice Isn’t Worth the Squeeze

Most enterprises that have implemented AI tools confront the training dataset problem. Algorithms that were designed with enormous datasets depend upon such large datasets in operation. When such tools come out of the lab and into the enterprise, assembling the appropriate dataset is often a gating factor.

The issue in legal organizations is one of scale and effort. The volume of documents in most legal organizations, even large ones, are nowhere near the numbers for which AI tools were designed. In addition, vetting and assembling such datasets and authenticating a product’s performance after training on such collections can be extremely time consuming. In areas such as contract intelligence, tools that are trained on large, publicly available data, such as the SEC’s EDGAR database, can be an exception to this problem. These tend to work out-of-the-box on an organization’s contracts, which tend to be similar to the large public dataset. However, absent this predelivery training, it is frequently found that creating and monitoring the dataset is a bar to success in an organization.

GPT-3, however, has been pretrained on billions of substantive documents from large collections of publicly available documents. Given that GPT-3 is pretrained with a vast dataset, it is functional out-of-the-box for the purpose of generating documents. Early research suggests that it can be hyper-tuned on an organization’s own data, but it doesn’t have to be. This solves the primary challenge for business users in getting out of the gate with some AI tools.

3. Thinking Isn’t as Important as Doing

One criticism that has been levied upon GPT-3 is that it does not “reason” as humans do, so on occasion its output is absurd. That’s an accurate criticism, and the public conversation about GPT-3 is not short of humorous examples.

GTP-3 is a statistical engine, without the reasoning ability of humans or the yet-to-be-created “strong AI.” People frequently ask whether an AI will pass the Turing Test (meaning would it fool a human into thinking he or she were interacting with another human). Although that is a useful shorthand for measuring an AI’s reasoning ability compared to humans, it doesn’t say much about its usefulness. In knowledge organizations where creating documents is a central activity, usefulness is judged by a tool’s ability to do that task, not its ability to fool someone about the source. For that purpose, GPT-3 appears to be well-suited. Although the absurd output that GPT-3 sometimes creates can be fun to see, the wrong turns are pretty obvious and unlikely to escape even cursory review. Most of us can probably point to some pretty absurd output from humans, too, but it’s hardly a reason to dismiss them as participants in the ecosystem.

What GPT-3 does is create stuff, rapidly, based upon a significant chunk of human knowledge. For all that doing, perhaps its lack of thinking can be forgiven.

Applications for GPT-3 Worth Exploring in Legal Organizations

Given that GPT-3 is good at generating documents, it’s easy to imagine applications of this technology in legal organizations. Almost any task that is document-oriented (except, presumably, those where the unique facts overwhelm all other aspects of the document) are good candidates. Here are a few that we will be exploring with our corporate legal department clients, which I suspect are representative of those that will make sense for other organizations:

  • Powering intake systems. In our work with corporate legal departments, a common problem is managing the interaction between business units and the legal department. The requester wants prompt, accurate help. The legal department wants to provide that help while complying with headcount and bandwidth constraints. One aspect of the intake process can be providing immediate answers to common questions. GPT-3 can be part of that solution by providing contextual answers (rather than selecting from an inventory of stock answers like typical bots) as well as creating first drafts of documents. GPT-3’s ability to create answers and documents on the fly can enable chat and intake systems that users find useful rather than off-putting.
  • Document creation. Creating first-pass documents based on what has been done before is not only powerful, it’s what humans already do. Early in my legal practice, a senior partner once told me, “We created a set of documents in the Garden of Eden and have just been modifying them ever since.” GPT-3’s garden is much larger; it can include your collection plus everything else. In addition, it analyzes 175 billion parameters, so it makes statistically valid decisions incredibly fast. One can imagine GPT-3 being part of the process that creates initial drafts of legal memoranda, contracts, policy manuals, HR documents, RFPs, and audit responses, among other things commonly created by finding and patching together prior versions of these documents by people.

Where We Go From Here

GPT-3 is not the only helpful AI tool at our disposal; however, it does represent a transition from making the raw materials of end products to making end products themselves. For legal organizations and other knowledge workers, that is a material change. In addition, the enormous dataset upon which it is pretrained removes one of the barriers to experimentation and implementation. GPT-3 has its limits, but frequently the first limit is our imaginations. In the case of GPT-3, stretching our imaginations might serve us well.

My company specializes in understanding what business capabilities can be enabled by all the cool new tech coming into the world. We believe that GPT-3 provides some new tools of value in a legal department’s arsenal and will be focused on assessing practical, impactful solutions, hopefully making better legal organizations in the process—once the world stops laughing, of course.

ISS Releases 2020 Global Benchmark Policy Survey Results

On September 24, 2020, Institutional Shareholder Services, Inc. (ISS) released the results of its 2020 Global Benchmark Policy Survey. This survey aims to solicit broad feedback from institutional investors, corporate executives, board members, and other interested constituencies on potential areas of policy change for 2021 and beyond. Key takeaways from the survey include:

COVID-19 Pandemic Response

  • ISS’s policy guidance issued in response to the COVID-19 pandemic: 62% of investor respondents and 87% of non-investor respondents indicated that ISS should carry this or similar guidance into 2021 and continue to apply flexible approaches where warranted through at least the 2021 main proxy seasons.
  • Annual meeting formats: Absent continuing COVID-19 pandemic health and social restrictions, almost 80% of investor respondents chose “hybrid” (combined online and physical) shareholder meetings, whereas 42% of non-investor respondents indicated a preference for in-person meetings, with virtual meetings used only when there is a compelling reason (such as pandemic restrictions).
  • Expectations regarding executive compensation adjustments: 70% of investor respondents indicated that the COVID-19 pandemic’s impact on the economy, employees, customers, and communities and the role of government-sponsored loans and other benefits must be considered by boards, must be incorporated thoughtfully into compensation decisions to adjust pay and performance expectations, and should be clearly disclosed to shareholders. 53% of non-investor respondents indicated that the COVID-19 pandemic is different from previous market downturns and many boards and compensation committees will need flexibility to make decisions regarding reasonable adjustments to performance expectations and related changes to executive compensation.
  • Short-term/annual incentive programs: 51% of investor respondents and 54% of non-investor respondents indicated that both (1) making mid-year changes to annual incentive metrics, performance targets and/or measurement periods to reflect the changed economic realities; and (2) suspending the annual incentive program and instead making one-time awards based on committee discretion could be reasonable company responses to the COVID-19 pandemic, depending on circumstances and the justification provided.

Sustainability and Climate Change

  • Director accountability to assess and mitigate climate change risk: Investor respondents indicated the following actions are appropriate for shareholders to take with respect to a company they consider to not be effectively reporting on or addressing its climate change risk: (1) engage with the board and company management about their concerns (92%); (2) consider support for shareholder proposals seeking increased disclosure related to greenhouse gas (GHG) emissions or other climate-related measures (87%); and (3) consider support for shareholder proposals seeking establishment of specific targets for reduction of GHG emissions, possibly including targets for reducing the carbon footprint associated with the company’s products and services (84%). 93% of non-investor respondents favored engagement with the board and company management as the most appropriate action, while other possible actions received significantly less support, and 75% of investor respondents indicated that they would consider a vote against directors who are deemed to be responsible for poor climate change risk management.
  • United Nations’ Sustainable Development Goals framework: 44% of investor respondents and 49% of non-investor respondents indicated that the framework is an effective way for companies to measure environmental and social risks and to commit to improving environmental and social disclosures and actions.

Auditors and Audit Committees

  • Auditor evaluation: 88% of investor respondents indicated significant audit controversies as the most relevant factor (other than the relative level of non-audit services and fees compared to audit-related services and fees) to the evaluation of auditor independence and performance, whereas 67% of non-investor respondents indicated significance/frequency of material restatements as most relevant.
  • Audit committee evaluation: 93% of investor respondents indicated that significant controversies relating to financial reporting, financial controls, or audit should be a top consideration by shareholders when evaluating a company’s audit committee, whereas 97% of non-investor respondents chose skills and experience of audit committee members.

Board Composition

  • Racial and ethnic diversity:
    • 73% of investor respondents and 36% of non-investor respondents indicated that all boards should disclose corporate board members’ self-identified race and/or ethnicity.
    • 61% of investor respondents indicated that boards should aim to reflect the company’s customer base and the broader societies in which they operate by including directors drawn from racial and ethnic minority groups. 53% of non-investors indicated that while board diversity with respect to race and ethnicity is desirable, expectations may reasonably differ based on many factors, for example local laws, company size, geographic location, and other factors.
    • 85% of investor respondents and 92% of non-investor respondents favored engagement with a company’s board and management team to encourage the inclusion of racial and ethnically diverse directors.
  • Independent board chair: 85% of investors indicated that an independent board chair is their preferred corporate model, while 48% of non-investor respondents indicated that there was no single preferred model for board leadership.

The Current Environment Needs Leadership: Coaching Can Help Lawyers Lead

The world is rapidly changing and so is the legal profession. The term “VUCA,” meaning Volatile, Uncertain, Complex, and Ambiguous, was coined in the military and has been adopted to describe business conditions in rapidly changing markets. Today, we are witnessing VUCA on steroids.

Change requires leadership. Although lawyers often hold leadership positions in our society, they have not been taught to lead.[1] Some leaders may be born with innate leadership capabilities, but there is evidence that leadership skills rooted in change and transformation can be taught.[2]

Law schools increasingly have begun teaching about leadership and consider it to be a fundamental lawyering skill. In 2018, the Association of American Law Schools (AALS), the field’s professional academy, created the Section on Leadership. How can practicing lawyers who graduated prior to these recent changes embrace leadership? One way is through leadership coaching.

What Is Leadership Coaching in Law?

Leadership coaching is a tool that supports the development of leadership as a core legal competency, building on critical thinking skills and supporting lawyers’ analytical creativity, well-being, and capacity. It is a distinct form of coaching based on a confidential relationship with a trained professional coach who helps a lawyer enhance his or her performance. To be clear, we use the term “leadership coaching” here instead of “executive coaching” because executive coaching originates in the business world, and lawyers might not be executives.

Working with a leadership coach can help attorneys not only learn what is required to lead effectively, but also how to implement those skills in practice and incorporate them into their work. Leadership coaching offers an opportunity for lawyers to manage change (both internally and externally), consider best practices, explore and adopt new approaches, and address mindsets and/or behaviors that may no longer serve their interests. Through coaching, attorneys can gain a new perspective and reframe issues, which often generates creative solutions and helps identify what gets in the way of accomplishing their goals.

When businesses first began to adopt coaching as a human resource tool decades ago, it was often perceived as remedial—a way to “fix” a poor-performing employee or as an exit strategy. Soon, however, executive coaching became identified as a way to help business leaders “up their game,” analogous to professional athletes. Today, it is estimated that 60 percent of Fortune 500 CEOs have coaches.[3]

The legal field has been slower to adopt coaching than other analytic professions that attract smart, linear thinkers, such as engineers and business and finance professionals. Although becoming more common over the last several years, the use of leadership coaching remains less prominent within the legal profession than in the business world.

As lawyers who are also professionally trained leadership executive coaches, we have coached a wide array of lawyers, from law firm partners currently in leadership roles and those identified as rising leaders, to lawyers serving as in-house counsel, in government agencies, and leading nonprofit organizations, to attorneys in business, management, and policy roles. We have seen similar themes reflected among many lawyers’ leadership goals. Those themes include:

  • motivating and incentivizing;
  • delegating the way a task is accomplished;
  • providing and receiving constructive feedback;
  • evaluating and supporting performance;
  • supervising, training, and accountability;
  • managing workplace conflicts;
  • mentoring and sponsoring effectively;
  • diversity, equity, and inclusion; and
  • retention and replacement.

All of these skills are required for successful leadership.

The Challenges of Law Practice

In almost any field, leadership is at the core of getting things done. A great idea is just that unless it’s acted upon. Moving from thought to scalable action requires generally more than one person and often a team. To get from strategy to operations, from planning to implementation, and from policy to practice requires not just intellectual capacity but leadership acumen.

Billed as a “learned” profession, lawyers pride themselves on their intellect and sometimes scoff at “management”—a core component of leadership—as busy work or an administrative chore to be avoided that does not require real skill and that is separate from their “real” work. The fact that success in private practice is measured by billable hours and the size of a portable book of business exacerbates those tendencies, but lawyers who work in-house, in government, or in public policy often display similar attitudes.

Businesses, law firms, government agencies, and nonprofits all depend upon leaders who can successfully manage complex systems, adapt to internal and external changes they cannot control, and inspire other people to take responsibility. Such challenges often push smart, talented attorneys—who are used to being successful in their work—outside of their comfort zones.

This lack of comfort with leadership and strategy is evident in lawyers’ interactions with their clients. General counsel and their teams are expected to go beyond managing risk to actively support their company’s strategy, but in a recent survey only 55 percent of CEOs responded that their chief lawyer acted as a strategic business partner and was considered a valued member of the company’s leadership team.[4]

How Do Leadership Coaches Help Their Lawyer Clients?

Even highly intelligent and accomplished attorneys do not typically sprout new skills overnight. Without judgment and in a confidential environment, a leadership coach works with lawyers individually to help them more accurately understand how they are perceived, experiment with different approaches, provide feedback, offer resources, and help tailor a model they can own.

Typically engaged to work over a period of months, a leadership coach helps lawyers identify what they want to change or what success might look like in a particular area—questions lawyers are not often asked to consider. A leadership coach can then help them articulate specific goals for professional growth and development, identify an action plan, and hold them accountable for making progress over time.

The definition of “good leadership” varies but consistently includes nuanced judgment and emotional intelligence (EQ).[5] Indeed, numerous studies site EQ as the factor that sets CEOs apart from their peers who demonstrate similar technical skills, accomplishments, and knowledge.[6] Dismissed by some as “soft skills,” the term proves to be a misnomer in that it frequently proves much harder to learn, particularly for linear thinkers who pride themselves on their expertise and intellect.

Leadership coaching is ideally suited to help an individual develop EQ. Leadership coaches regularly help clients become more self-aware, recognize “blind spots” in how their behaviors and comments impact others, and develop a broader range of tools to more effectively accomplish their objectives.

Coaching Produces Higher ROI in Professional and Leadership Development

Pressed with client demands, lawyers are often quick to ask what the return on investment (ROI) is for any time devoted to professional or leadership development. Knowledge alone is insufficient to produce high ROI. Following even a well-received development program, most participants are likely to proceed with “business as usual” once they return to their desks.

Rather than presenting a one-size-fits-all set of best practices to a group, a leadership coach can help curate models, frameworks, and practices that are likely to be a good fit not only for a specific situation, but also a specific lawyer. Whether part of or separate from a professional development program, leadership coaching involves lawyers trying out new approaches and practices, gathering data on what works for them, and developing new tools to more effectively produce desired outcomes.

Leadership coaching within the legal profession provides an opportunity—in ways that training programs cannot—for attorneys to develop the skills they need to step up and lead effectively. Lawyers without such skills typically remain sidelined from decision making, called in at the last minute to ensure compliance rather than develop strategy, or left to “wing it” in leadership roles with lower odds of success.

Why Is Leadership Coaching Particularly Important for Lawyers Now?

A new world is emerging, and lawyers will no doubt help to craft it. A worldwide health pandemic and the ripped scab of systemic racism in the murder of yet another victim in a long line of police killings of unarmed Black people have rocked the globe. Widespread unrest continues in the midst of uncertainty around elections, a growing economic crisis, and unemployment rates not seen since the Great Depression.

All of these events illuminate the importance of diversity, equity, and inclusion (DEI). Simply put, diversity requires representation of people from different backgrounds—age, class, ethnicity, gender and gender identity, race, physical ability, sexual orientation, political beliefs, and beyond. Indeed, an expansive form of leadership, termed intersectional leadership, embraces diversity in all of its forms.[7]

Beyond reflecting diversity, inclusive environments value participants, enabling a sense of institutional belonging and access.[8] A metaphor is apt: diversity is being invited to the party; inclusion is being asked to dance.[9] Equity is a hallmark of the environment within the dance hall that allows inclusion to thrive.

Unfortunately, law firms, businesses, and many other institutions have long struggled with issues of DEI without measurable success. Leadership coaching can help lawyers move into positions of power to address DEI and develop new strategies to improve that record.

Creating and managing an inclusive workplace is a leadership skill. Developing cultural competence and consciousness, envisioning what success looks like, examining how behaviors support or undermine those goals, trying new approaches, and soliciting feedback to assess impact are all coaching strategies that produce improved outcomes.

In the shift to a post-pandemic world, change will accelerate across generations as millennials and Gen Z integrate systems and structures designed by Baby Boomers and Gen X. Broader dissemination of leadership coaching throughout the legal profession can help equip lawyers at all levels to lead effectively and develop a society of greater access and belonging.


[1] See Deborah Rhode, Lawyers as Leaders (1st ed. 2013)

[2] See generally Herb Rubenstein, Leadership for Lawyers 153–83 (2d ed. 2008).

[3] What Is leadership Coaching?, NEXT LEVEL LEADERSHIP COACHING, http://www.nextlevelleadershipcoaching.com/what-is-leadership-coaching/ (last visited Sept. 14, 2020); see generally Roland B. Smith & Paul Bennett Marrow, The Changing Nature of Leadership in Law Firms, N.Y. ST. B. ASS’N J. 33, 37 (Sept. 2008).

[4] Phillip Bantz, CEOs Wish Their General Counsels Were Better Business Partners, Corporate Counsel,  Aug. 10, 2020.

[5] See Stephen P. Gallagher, Coaching in the Law Firm Setting, 55 Prac. Law 35, 39 (2009).

[6] See generally Lawrence R. Richard, Personality Matters, 60 Or. St. B. Bull. 37, 40 (1999) (citing Daniel Goleman’s work on EQ and his book Working with Emotional Intelligence, which focuses on the role emotional intelligence plays in the workplace and argues that EQ factors account for over “90 percent” of leaders success).

[7] See Anthony C. Thompson, Stepping Up to the Challenge of Leadership on Race, 48 Hofstra L. Rev. 735, 740 (2020); see also Anthony C Thompson, Dangerous Leaders: How and Why Lawyers Must Be Taught to Lead (1st ed. 2018).

[8] Leah Teague, Elizabeth Fraley & Stephen Rispoli, Fundamentals of Lawyer Leadership (Wolters Kluwer, forthcoming, 2021).

[9] Janet H Cho, Diversity is being invited to the party; inclusion is being asked to dance, Verna Myers tells Cleveland Bar, Cleveland.com (Updated Jan 11, 2019; Posted May 25, 2016).

 

Insurtech Regulatory Developments in Latin America

Insurtech companies continue to expand their reach into the Latin America market, particularly in Brazil, Mexico, and Peru. Insurtech, defined as the combination of insurance and technology, develops and leverages new digital tools to optimize the insurance business. Latin America affords an attractive environment for insurtech companies to develop innovative business models including new distribution channels and systems to compare insurance products and provide services to insurance companies. The fact that the insurance industry in Latin America is highly regulated, combined with the absence of regulatory frameworks specific to insurtech, explains, in part, why insurtech has experienced slow growth to date, representing roughly only 6% of all start-up fintech companies in Latin America. Recognizing insurtech’s potential benefits, insurance regulators in Latin America have begun to explore how to facilitate modernization of the insurance sector through the use of new digital technologies without compromising consumer protection. 

Brazil, the leading insurtech market in Latin America, recently offered a regulatory sandbox to a limited number of insurance companies supervised by the Brazil Insurance Superintendent (SUSEP). The sandbox is designed to enable testing of new products and services and to encourage development of new ways to provide traditional insurance services. SUSEP adopted Circular No. 592 on August 26, 2019, authorizing “on demand” insurance policies, thus permitting issuance of policies with flexible terms affording coverages on a monthly, daily, or even hourly basis. These “on demand” insurance policies are sold by digital means, thus allowing insureds to turn coverages on and off. This has opened the door to basic insurance for mobile devices, bikes, motorcycles, and other personal valuables such as smartphones and tablets. These regulatory changes reflect SUSEP’s intent to adapt to the increasing use of smart phones by consumers and to usher in the digital insurance era, which, in turn, hopefully leads to more affordable products.

Although not specific to insurtech, Mexico adopted a law to regulate financial technology companies (Fintech Law) on March 9, 2018. The Fintech Law was designed essentially to promote financial technology models such as crowdfunding or electronic payments, or virtual assets such as bitcoins. While it predates adoption of the USMCA, the Fintech Law suggests that Mexico was anticipating USMCA requirements with respect to the handling and sharing of customer data, prohibiting discrimination against foreign fintech companies. The Fintech Law would also enable Mexican fintech companies to provide services in other countries. The USMCA is designed to enhance and facilitate the offering of insurance services by licensed suppliers, which, in turn, likely would promote the insurtech industry by making it easier for companies to obtain approval for new insurance lines (except personal and compulsory insurance).

The Fintech Law demonstrates that legislators in Mexico may be flexible in devising future regulations to address insurtech in a similar way. Until then, insurtech companies are subject to the existing legal regime, the Law of Insurance Companies and Bonds (Mexican Insurance Law), and Regulations and Circulars issued by the National Commission of Insurance and Bonds (CNSF). Article 214 of the Mexican Insurance Law, for example, specifically permits insurance operations and brokering activities to be provided by electronic means.

Although Peru has not adopted an insurtech law, the Banking and Insurance Superintendent (SBS) has promulgated regulations that address the sale of insurance products by digital means. The Marketing of Insurance Products Regulations, adopted by Resolution SBS No. 1121-2017 (“Marketing Regulations”), allows insurance companies to promote, offer, and sell products by phone, internet, or other distance (i.e., rather than “in person”) systems, including digital marketing through social media. The Marketing Regulations also enable operation of digital insurance policy price comparison systems. Likewise, the Supervision and Control of Insurance Intermediaries Regulations, adopted by Resolution SBS 809-2019, allows insurance brokers to use distance communication systems (i.e., phone, internet, applications) to offer and sell insurance products on prior notice to the SBS. Insurance companies and insurance intermediaries using these digital tools must guarantee that the information provided to prospective policyholders complies with the security, confidentiality, and transparency principles provided in the General Law for the Financial and Insurance Systems and the Organic Law for the Superintendent of Banking and Insurance for the sale of insurance products.

The SBS is working on a proposal to amend the Marketing Regulations to allow the marketing of insurance products through “marketers” or “bancassurance” by traditional or digital means. Marketers are individuals or companies contracted by insurance companies to facilitate the sale of insurance products. By virtue of the marketing agreement between the marketers and the insurance companies, marketers become representatives of the insurance companies in connection with the sale of insurance products.

While insurtech would facilitate growth in the insurance market in numerous countries in Latin America with increasing insurance penetration, such as Colombia, Argentina, Ecuador, Panama, Costa Rica, and Chile, these countries have not yet adopted laws or regulations addressing insurtech. Thus, in these markets, start-up insurtech and technology companies are subject to existing legislation governing insurance companies and insurance intermediaries in connection with their operations. The absence of specific regulations, however, has not prevented companies from venturing into innovative insurance schemes including new distribution channels, price comparison tools, and aggregation methods in these countries. Clearly, legislation is not far behind.

To foster insurtech development, the International Association of Insurance Supervisors (IAIS) has established working groups as platforms for the exchange of information and sharing of experience in this area, but ithas not yet issued recommendations regarding insurtech regulation. IAIS guidelines would undoubtedly encourage regulators to expedite appropriate regulations governing insurtech. This, in turn, would promote and protect this new industry, which is encountering very receptive markets in Latin America.

 

Businesses’ Commitments and Contributions to Racial Justice and Equality

Discrimination on the basis of race is a fundamental human rights issue. The UN Universal Declaration of Human Rights (UDHR) proclaims that all human beings are born free and equal in dignity and rights, and that everyone is entitled to all the rights and freedoms set out therein, without distinction of any kind, in particular as to race, color, or national origin. The preamble to the International Convention on the Elimination of All Forms of Racial Discrimination (ICERD), adopted by the UN General Assembly in 1965 and entered into force in 1969, includes a reaffirmation that discrimination among human beings on the grounds of race, color, or ethnic origin is capable of disturbing peace and security among peoples, and the harmony of persons living side by side even within one and the same state. Article 5 of the ICERD calls on states to undertake to prohibit and to eliminate racial discrimination in all its forms within their borders and to guarantee the right of everyone—without distinction as to race, color, or national or ethnic origin—to equality before the law and enjoyment of an expansive portfolio of rights, including, among other things, the right to equal treatment before the tribunals administering justice as well as political rights, in particular rights to participate in elections and equal access to public service. Article 5 also obligates states to protect economic, social, and cultural rights, including the rights to work, to free choice of employment, to just and favorable conditions of work, to protection against unemployment, to equal pay for equal work, and to just and favorable remuneration.

International human rights standards were originally written by states to create a framework and set of goals for governmental action, and it was often argued that such standards did not apply to the private sector. For many, the obligations of businesses with respect to the subjects covered by international human rights standards were limited to compliance with applicable national laws, even if those laws failed to meet international standards. However, as time has gone by, ideas have changed, albeit slowly, and there is now growing support for the notion that although the primary duty to protect human rights remains with national governments, businesses also have responsibilities to respect human rights in their operations. The preamble to the UDHR imposes duties to promote and respect human rights “on every individual and every organ of society.” In 2011, the UN Human Rights Council endorsed the Guiding Principles on Business and Human Rights, and Guiding Principle 11 provides: “Business enterprises should respect human rights. This means that they should avoid infringing on the human rights of others and should address adverse human rights impacts with which they are involved.” Importantly, the official commentary to the Guiding Principles endorsed by the UN Human Rights Council makes the following clear: “The responsibility to respect human rights is a global standard of expected conduct for all business enterprises wherever they operate . . . . [It] exists over and above compliance with national laws and regulations protecting human rights.” Businesses have also been called upon to contribute to the Sustainable Development Goals established by the UN, such as access to basic services, participation in decision making, full and productive employment/decent work, reducing income inequality, ensuring equal opportunity, promoting peaceful and inclusive societies, providing justice for all, and building effective, accountable, and inclusive institutions at all levels.

Unfortunately, despite all of the proclamations described above, as well as specific laws such as the federal Civil Rights Act of 1964, the United States and other states have failed to fully implement the ICERD, and racism remains one of the paramount human rights problems and threatens the livelihood and rights of millions of people in the United States and around the world.[1] In her book, Caste: The Origins of Our Discontents, Pulitzer-Prize-winning author Isabel Wilkerson wrote: “Our founding ideals promise liberty and equality for all. Our reality is an enduring racial hierarchy that has persisted for centuries.” She goes on to argue that racism in America is the byproduct of an unseen skeleton: a caste system that for centuries, even after the formal ending of slavery, has placed African Americans at the bottom rank in a societal hierarchy and repeatedly denies them respect, status, honor, attention, privileges, resources, benefit of the doubt, and basic human kindness. For her, the only way to fix the broken American house is to “tear out the plaster, down to the beams, inspect and rebuild the rotting lath” and “recast and reconstruct.”[2]

As is well known by now, the death of George Floyd, a black man, while he was in the custody of the Minneapolis police department on May 25, 2020, set off days of large public demonstrations against racial injustice all around the world, often accompanied by vandalism and looting as well as disproportionate police responses that escalated the tensions. As has often happened in the past when such incidents have occurred, businesses large and small were quick to issue statements through social media expressing their concerns about social justice and supporting the Black Lives Matter movement. Many large and well-known brands made commitments to contribute substantial sums to social justice initiatives and to support minority businesses. However, a law professor who studies economic justice at Emory University complained in The New York Times that: “Most of these corporate statements were put together by the marketing team that was trying not to offend white customers and white employees . . . . It’s complete B.S. It’s performative.”[3]

Others argued that the responses of a number of companies were “hypocritical” and “too little too late,” and pointed to examples of expressions of support for racial justice by large technology companies that appeared to be at odds with prior practices:

  • Facebook being criticized for discrimination against black employees and lack of diversity in the workforce;
  • Amazon calling for an end to “inequitable” treatment of black people, but long being criticized for low pay, poor working conditions, ignoring the complaints of workers (particularly during the course of the COVID-19 pandemic), and providing software to law enforcement agencies that has been misused in the racial profiling of black people (Amazon later announced that it would terminate its contracts with the police); and
  • Google significantly rolling back its diversity and inclusion initiatives to avoid being perceived as anti-conservative.

Floyd’s death, which was quickly followed by the senseless killing of another black man, Rayshard Brooks, by a white police officer, was part of a seemingly endless series of high-profile violent events targeting African Americans (e.g., Ahmaud Arbery, Breonna Taylor, Eric Garner, Trayvon Martin, and others), and occurred during a health pandemic that has been difficult for every American, although there is evidence that the adverse impacts have fallen disproportionately on blacks and other people of color. For example, local government officials reported that job losses in New York City relating to the economic carnage of the pandemic have been much more dramatic among people of color—about one in four of the city’s Asian, Black, and Hispanic workers were unemployed in June 2020, compared with about one in nine white workers.[4] In answer to the longing among large swathes of the country to simply return to “normalcy,” i.e., the ways things were before the health crisis began, protestors and their supporters are signaling that the exclusion and disparity of the past will not be good enough and that the country and its businesses must brace and commit themselves to what will be a difficult but necessary path toward a “new normal” grounded in economic justice. In fact, the president of the American Psychological Association argued:

We are living in a racism pandemic, which is taking a heavy psychological toll on our African American citizens. The health consequences are dire. Racism is associated with a host of psychological consequences, including depression, anxiety and other serious, sometimes debilitating conditions, including post-traumatic stress disorder and substance use disorders. Moreover, the stress caused by racism can contribute to the development of cardiovascular and other physical diseases.

Related to all this is the reality that almost all of the wealth generated in the stock market during the technology boom that played out in the years before the pandemic flowed to white families, with The New York Times reporting that Federal Reserve data confirms that typical black households had only one-tenth the wealth of typical white households. The evidence is clear that the black community has realized little in the way of tangible benefits from pledges of equity from Corporate America, and that it is time for businesses to finally make a meaningful impact in an environment in which fewer than half of black adults in America have a job (due in part to the devastation to the job market caused by the pandemic), and those black workers that do have jobs make less money than white workers (due to the limited types of jobs usually available to blacks, i.e., low paying service jobs, and the failure of businesses to pay black workers the same amount as white workers for the same work). Exacerbating the crisis is the prediction that 40 percent of black-owned businesses are not expected to survive the pandemic, due mostly to the lack of business credit and personal savings that possibly could keep them afloat until conditions improve.

Darren Walker, president of the Ford Foundation, criticized the traditional and predictable response of companies in the face of racism in an article in The New York Times, saying: “The playbook is: Issue a statement, get a group of African-American leaders on a conference call, apologize and have your corporate foundation make a contribution to the N.A.A.C.P. and the Urban League. . . . That’s not going to work in this crisis.”[5] The same article led with the headline “Corporate America Has Failed Black America” and went on to read: “many of the same companies expressing solidarity have contributed to systemic inequality, targeted the black community with unhealthy products and services, and failed to hire, promote and fairly compensate black men and women.”[6] Writing in the Harvard Business Review, Mark R. Kramer noted that although taking a public position on social media supporting racial justice is laudable, and arguably overdue in many cases, he hopes that the tragedy in Minneapolis leads to actions rather than just words from businesses. According to Kramer, surveys indicate that most Americans want businesses to respond to the unrest by purging racism from the workplace, committing resources to help communities recover from the unrest, and establishing the social, economic, and political conditions necessary for a just society, and he argued that businesses have a duty to act:

We cannot pretend that most major corporations in America—and their shareholders—have not benefited from the structural racism, intentional inequality, and indifference to suffering that is behind the current protests. Corporate America and the Business Roundtable have an obligation to go beyond tweets and quotes by committing to an agenda that will advance racial equity in meaningful ways.

Although there has been sweeping and heated dialogue on the root causes of the economic and social problems confronting people of color and the consequences to society in general, many recall that they have heard a lot of this before, such as during the 1992 protests triggered by the acquittal of four white police officers who brutally beat Rodney King in Los Angeles, and worry that the compassion, anger, and energy will eventually drift away. Meaningful change takes a long time to occur in elected bodies and local police departments, particularly during a time when the country is so divided politically. However, businesses have opportunities to act quickly if they can remain focused on creating and executing solutions within their organizations and business relationships. Although the principal victims of systemic racism are people of color, it is a problem for everyone to the extent that it erodes the fabric of society. Moreover, as one observer in The New York Times noted: “racial injustice and discrimination are forces that corrupt the corporate mission and core values of a corporation.”[7]

Frustrated people in pain are tired of waiting for politicians to act and are looking to the businesses that provide them with jobs, goods, and services to take a leading role in creating a more just society. In the past, businesses have been reluctant to get involved, and the argument was frequently made that market forces would eventually solve race problems facing American companies; however, in an article published in The Economist, Walker dismissed this notion and called such views “naïve and in denial about the hold of racism on our culture, including our business culture.” In the same article, a consultant argued: “It’s utterly unrealistic for anybody to bi-furcate a societal problem . . . it’s also a business issue because business exists in society, with employers, customers, suppliers and stakeholders.”

Business leaders must seize the challenges and opportunities that have gripped society’s attention in the wake of the events of the first half of 2020 by taking a stand and making and fulfilling commitments to action across a broad spectrum of issues and contexts, including embedding equality, diversity, and inclusion in the boardroom, the workforce, and all aspects of organizational culture; achieving financial equity and security; bolstering community engagement; getting involved in the public square through advocacy for racial justice, and reimaging products and services.

Over the next few weeks, we’ll take a deeper look into many of these issues and discuss some of the practical steps that businesses can take to contribute to racial justice and equality and what you, as a business counselor, can do to assist them when they are your clients.


[1] A. Bradley, Human Rights Racism, 32 Harvard Human Rights J. 1 (Spring 2019).

[2] I. Wilkerson, America’s Enduring Caste System, N.Y. Times Mag., July 5, 2020, at 26, 33, 53.

[3] D. Gelles, Corporate America Has Failed Black America, N.Y. Times, June 7, 2020, at BU1.

[4] P. McGeehan, Calamity Looms in New York City Over Job Losses, N.Y. Times, July 7, 2020, at A1, A7.

[5] D. Gelles, supra note 3, at BU1.

[6] Id.

[7] Id.

[8] The great awakening?, Economist, June 13, 2020, at 49.

In God We Trust, All Others Pay Cash Collateral: Can Chapter 11 Bankruptcy Debtors Use Assigned Rents for Business Reorganizations under Ohio Law?

The COVID-19 pandemic has turned nearly every facet of American life on its head, and the long-term social changes it will bring about remain up in the air.* Even after the economy recovers from the disease’s current impact, many employers could permanently enact far-reaching changes to how—and where—people work. As more employers discover that employees can adequately perform their duties remotely, they may reevaluate the need for expensive office space, which could lead to increased Chapter 11 filings by the owners of office buildings, office parks, and single-asset real estate debtors.

Against this backdrop, bankruptcy courts can expect increased litigation over the use of post-petition rents as cash collateral to pay administrative expenses and fund business reorganizations plans. Most commercial landlords have mortgages encumbering the space leased to tenants, and the mortgages typically include an assignment-of-rents clause. A common dispute in Chapter 11 bankruptcies centers around whether the assignment-of-rents clause transfers immediate ownership of rents to the lender or merely gives the lender a security interest in the rents. State law controls the issue. See, e.g., Butner v. United States, 440 U.S. 48, 55 (1978).

The Sixth Circuit has not considered how bankruptcy courts should treat assigned rents under Ohio law. However, it overruled a bankruptcy court’s treatment of the rents as property of the bankruptcy estate under Michigan law, finding that the debtor’s assignment-of-rents to the lender transferred ownership before the debtor filed its bankruptcy petition. See Town Center Flats v. ECP Commercial, 855 F.3d 721 (6th Cir. 2017). A close review of Ohio state court opinions suggests that similar reasoning may apply to property in Ohio depending on the assignment’s specific language. See, e.g., Banks v. Heritage, 2014-Ohio-991 (12th Dist.). This would effectively bar Chapter 11 debtors in Ohio from using post-petition rents to fund reorganization plans or otherwise utilize the resources during the bankruptcy, and it could drastically limit debtors’ options when those rents represent their only source of revenue.

Bankruptcy Code Provisions Governing Rents as Cash Collateral

With some exceptions, when a business debtor files a Chapter 11 bankruptcy, all of its property becomes part of the bankruptcy estate, including rents earned from its property. See 11 U.S.C. §§ 541(a)(1), (6), 1115(a). The debtor, acting as the bankruptcy estate’s trustee (the “debtor in possession”), may continue to operate the business, and it can use property of the estate—including unencumbered future rents—in the ordinary course of business without the bankruptcy court’s approval. 11 U.S.C. §§ 363(c)(1), 1108. It can also use unencumbered rents that are property of the estate to pay administrative expenses and to fund its reorganization plans. See, e.g., First Fidelity Bank v. Jason Realty, 59 F.3d 423, 426 (3rd Cir. 1995).

If any entity other than the debtor has an interest in cash or “cash equivalents” earned from the debtor’s pre-petition property, the Bankruptcy Code deems the cash or its equivalents “cash collateral.” See 11 U.S.C. § 363(a). The Code includes post-petition rents earned from mortgaged pre-petition property as cash collateral “to the extent provided in [the] security agreement, except to any extent that the court, after notice and a hearing and based on the equities of the case, orders otherwise.” 11 U.S.C. § 552(b)(2). The debtor cannot use cash collateral without the lender’s consent unless the bankruptcy court authorizes the use. 11 U.S.C. § 363(c)(3). If the lender requests, the court must require the debtor to provide the lender with adequate protection to use the cash collateral. 11 U.S.C. § 363(e).

Of course, rents qualify as cash collateral only if they are also property of the bankruptcy estate. See, e.g., 11 U.S.C. § 363(a). Thus, if the debtor transferred ownership of the rents to another entity before it filed the bankruptcy petition, then the rents are not the estate’s property, and the debtor cannot use them as cash collateral regardless of whether it provides the lender adequate protection. See, e.g., Jason Realty, 59 F.3d at 427. In the assignment-of-rents context, the question typically boils down to whether the assignment granted the lender a security interest in the rents or transferred ownership of the rents to the lender. Id.

General Types of Assignment-of-Rents Clauses

Assignments of rents in a commercial mortgage generally take two different forms. See, e.g. In re South Side House, 474 B.R. 391, 402-03 (E.D.N.Y. Bankr. 2012). The mortgage’s granting clause may include language to the effect of “[mortgagor] hereby grants, bargains, sells, and conveys to [lender] all estates, right, title and interest in [property], together with all privileges and appurtenances to the same, and all rents, issues, and profits thereof.” Under this language, the mortgagor conveys the rents to the lender along with the property as security for the mortgage loan, but title to the rents remains with the mortgagor. Id. at 403.

The mortgage—or a separate document executed with the mortgage—may also assign the rents to the lender immediately, and the lender then leases the right to collect and use the rents back to the mortgagor. Id. The lease-back provision ordinarily terminates automatically without any action required by the lender if the mortgagor defaults. Some mortgages include both types of language, i.e., a pledge of the rents as additional security for the debt and an immediate transfer of the rents with a lease-back provision.

The Sixth Circuit’s Assignment-of-Rents Rulings

The Sixth Circuit has not considered whether assigned rents qualify as property of the bankruptcy estate under Ohio law. However, it has considered the issue under Kentucky and Michigan law, reaching different conclusions for each state. See Town Center, 855 F.3d at 724–28; In re Buttermilk Towne Center, 442 B.R. 558, 562–64 (6th Cir. B.A.P. 2010). Applying the Sixth Circuit’s analysis of Kentucky and Michigan law to Ohio state court rulings on assignments of rent suggests that bankruptcy courts applying Ohio law should not treat assigned rents as estate property for absolute assignments that then lease the rents back to the debtor.

In Buttermilk, the owner of a commercial real estate development project that leased space to rent-paying tenants in Kentucky entered into a construction financing agreement with the lender. In connection with the financing agreement, the owner assigned the rents derived from the project to the lender subject to a license allowing the owner to collect and use the rents so long as he did not default on his obligations under the financing agreement.

After defaulting on the agreement, the owner filed Chapter 11 bankruptcy and sought to use the rents as cash collateral. The lender objected, arguing that the bankruptcy court should not treat the rents as property of the bankruptcy estate. The bankruptcy court disagreed, holding that the rents belonged to the estate and constituted cash collateral. It later ruled that a replacement lien on the rents would adequately protect the lender’s security interest. The Sixth Circuit’s Bankruptcy Appellate Panel affirmed the bankruptcy court’s treatment of the rents as estate property, but it reversed the court’s allowance of a replacement lien as adequate protection.

On the rent ownership issue, the panel relied on an earlier Sixth Circuit ruling discussing Kentucky law and holding that “the entire tenor and affect of an instrument pledging rents” in Kentucky “is that such a pledge is deemed secondary security, with the lien continuing as an inchoate right which will be and must be perfected or consummated by . . . some definite action looking toward possession and subjection.” The panel noted that the lender could not provide any Kentucky law contradicting the Sixth Circuit’s previous discussion, and it held that “[e]ven if the assignment gave [the lender] a right to possess the rents pre-petition, the assignment . . . did not give [the lender] an absolute ownership of the rents.”

More recently, the Sixth Circuit interpreted Michigan law to reverse a bankruptcy court’s ruling that included assigned rents in the bankruptcy estate. See Town Center, 855 F.3d at 728. In Town Center, a company owned a large residential complex that it built with a construction loan. The company secured the loan with a mortgage and an assignment of rents. Under the assignment, the company “irrevocably, absolutely, and unconditionally [agreed to] transfer, sell, assign, pledge, and convey” the rents to the lender. The agreement also “grant[ed] a license to [the company] to collect and retain rents until an event of default, at which point the license would ‘automatically terminate without notice to [the company].’”

After the company defaulted on the loan, the lender filed a foreclosure action in state court, and the company filed a Chapter 11 bankruptcy petition. The lender moved to prohibit the company from using post-petition rents on the grounds that they were not property of the bankruptcy estate. The bankruptcy court denied the motion, ruling that the rents qualified as cash collateral and requiring the company to provide adequate protection to the lender. The Sixth Circuit reversed, interpreting the contract language to have assigned the lender ownership of the rents.

The Sixth Circuit began by analyzing Michigan law on assignment of rents, which had traditionally forbade mortgage assignment-of-rents clauses until the state legislature enacted a law specifically allowing them. Noting that “Michigan courts generally discuss assignments of rents under [the applicable statute] as ownership transfers,” the Sixth Circuit discussed two appellate-level Michigan opinions holding that “the assignor loses any right to collect the rents after the assignee has perfected its rights [under the statute] following an event of default.” The court therefore held that the rents belonged to the lender, and the bankruptcy court wrongly considered them property of the estate, despite also recognizing that the ruling limited single-asset real estate debtors’ options under Chapter 11.

As noted, the Sixth Circuit has not addressed the assignment-of-rents issue under Ohio law. State courts in Ohio appear to treat general assignments of rents included in the mortgage’s granting clause differently from assignments that immediately transfer ownership and lease the rents back to the mortgagor. Compare, e.g., Hutchinson v. Straub, 64 Ohio St. 413 (1901) with Banks v. Heritage, 2014-Ohio-991. Accordingly, bankruptcy courts applying Ohio law should arrive at different results depending on the specific type of assignment-of-rents clause.

Ohio Law on General Rent Assignments in the Granting Clause

Ohio courts interpreting mortgages that convey rents as additional security in the granting clause mostly hold that mortgagors retain ownership of the rents until the lender takes possession of the property or otherwise asserts its rights to the rents. See, e.g., In re Pfleiderer, 123 B.R. 768, 769–70 (N.D. Ohio Bankr. 1987). In Ohio, rents are not included in the mortgage unless specifically pledged, and the lender must still take some action to exert control over the rents even when the mortgage specifically pledges them. Id. (quoting 69 O. Jur. 3d Mortgages § 151 (1986)).

In Hutchinson, the debtor gave her lender a mortgage conveying property to secure the debt “and all the rents, issues and profits thereof.” In state court insolvency proceedings, the plaintiff took assignment of the property for the benefit of creditors, and it collected rents from the property during a land sale action in the probate court. After the sale, the trial court ordered the plaintiff to pay the rents to the lender to satisfy the mortgage rather than the unsecured creditors. The plaintiff appealed, and the Ohio Supreme Court affirmed.

The court rejected the plaintiff’s position that the lender had no right to the rents because it never took actual possession of the property or sought to have a receiver appointed as plausible but unsound. The court acknowledged the traditional rule that “the mortgagor has the right to receive as his own the rents of real estate so long as he remains in possession,” but it found that “the [debtor] in this case yielded possession to one who took the property burdened with the duty to administer it for the benefit of creditors.” The court further noted that although lenders ordinarily seek a receiver to enforce their right to the rents, the pending probate action precluded the lender from doing so, and the assignee for the benefit of creditors served the same function of a receiver. See also In re Cordesman-Rechtin, 66 Ohio App. 25, 27–28 (1st Dist. 1940) (discussing Hutchinson and distinguishing cases where the mortgage did not assign rents). Accordingly, the court upheld the trial court’s order requiring the plaintiff to pay the rents it collected to the lender.

Ohio courts interpreting Hutchinson confirm that its rule applies regardless of whether a separate legal proceeding prevents the lender from seeking to appoint a receiver. See Perin v. N-Ren, CA87-09-014, 1988 Ohio App. LEXIS 2089 *10 (12th Dist. May 31, 1988). In Perin, a farmer sold land to a purchaser, who gave the farmer a mortgage pledging “rents, issues and profits” to secure the purchase price. The purchaser then agreed with a third party to allow him to grow tobacco on the land in exchange for a portion of the proceeds from the tobacco. The purchaser filed bankruptcy after defaulting on her mortgage to the farmer, and the farmer secured permission from the bankruptcy court to proceed with foreclosure.

Although the foreclosure remained pending, the farmer obtained a preliminary injunction preventing the third-party tobacco grower from paying the proceeds of the tobacco sales to the purchaser, but she did not seek a receiver. After the foreclosure sale, the trial court found that the tobacco proceeds constituted rents, and it ordered them paid to the farmer. The purchaser appealed, and the appellate court affirmed.

The court rejected the purchaser’s argument that the farmer had no right to the rents because she never had a receiver appointed. It found that even though nothing prevented the farmer from seeking a receiver, the Ohio Supreme Court’s ruling in Hutchinson still controlled. Noting that “[r]eceivership is not the only process by which a court can take control of mortgaged property,” it held that “[a] mortgagee of real property is entitled to the rents and profits of the mortgaged premises when he takes actual possession of the property, when possession is taken on his behalf by a receiver, or when he demands such possession.” The court determined that the farmer’s motion for a temporary injunction “was an act compatible with the right she claimed [to the rents] and equivalent to a demand for possession.”

 Ohio Law on Immediate Rent Assignments with Lease-Back Provisions

In contrast to these rulings, Ohio courts have construed assignments that immediately transfer the rents to the lender differently. See, e.g., Banks, 2014-Ohio-991, ¶¶ 22–24. In Banks, mobile home residents brought a class action against the management company that owned three separate mobile home parks. The lender for one of the parks intervened and had a receiver appointed to collect the residents’ rents after the management company defaulted on its mortgage loan for one the parks. The lender subsequently accepted a deed in lieu of foreclosure. When the lender sought the rents the receiver collected, the trial court refused, finding that the deed in lieu of foreclosure satisfied the lender’s mortgage loan. The appellate court reversed.

Under the language in the assignment of rents, the management company conveyed “all right, title and interest of [the company] . . . together with . . . all rents, receipts, revenues, income, and profits which may now or hereafter be or become due.” (Emphasis removed.) The agreement further provided that “[t]his Assignment is absolute and is effective immediately,” but it allowed the management company to “receive, collect, and enjoy the rents” until “a default has occurred, and has not been cured.” (Emphasis removed.) Upon default, the lender could “at its option, without notice to [the management company], receive and collect all such rents . . . as long as such default or defaults shall exist.” (Emphasis removed.)

Construing this language, the appellate court found that the rents “became the exclusive property of [the lender] upon [the mortgage company’s] default.” Accordingly, given that the lender “owned the funds that were held by the receiver pursuant to the Assignment of Rents agreement, the deed in lieu of foreclosure did not release [the lender]’s ownership interest in such funds.” The court therefore ordered the receiver to turn over the rents it had collected since its appointment, which was all the funds at issue in the case, because the rents “were the property of [the lender].” See also U.S. Bank v. Gotham King Fee Owner, 2013-Ohio-1983, ¶ 21 (8th Dist.) (mortgagor not entitled to notice of receiver’s changes to leases because “its license in the rents and leases automatically terminated upon default”).

Effectuating the terms of more specific assignment-of-rents clauses over general language from the mortgage’s granting clause also conforms to well-established contract rules recognized in Ohio. Ohio courts consistently treat the more specific terms of a contract as controlling over the more general terms. See, e.g., Vanderink v. Vanderink, 2018-Ohio-3328, ¶ 26 (5th Dist.); Pierce Point Cinema v. Perin-Tyler, 2012-Ohio-5008, ¶ 17 (12th Dist.). Thus, the more specific assignment terms immediately transferring the rents and leasing them back to the mortgagor should control over any more general terms pledging rents as additional security.

Even if the more specific terms did not control, Ohio—like most states—construes contracts as a whole and gives effect to all of their terms if possible. See, e.g., Prudential Ins. Co. v. Corporate Circle, 103 Ohio App. 3d 93, 98 (8th Dist.). Mortgage-granting clauses typically grant the mortgagor’s rights in the property to the lender along with any profits or rents flowing from the property. Assigning the rents subject to a lease-back provision does not invalidate that language in the granting clause. It simply removes the right to collect and use the rents from the “bundle of sticks” the mortgagor conveyed to secure the debt. After the assignment, that right belongs to the lender, who leases it back to the mortgagor with a lease that automatically terminates if the mortgagor defaults. Interpreting the mortgage to only pledge the rents as additional security would improperly read the more specific assignment-of-rents term out of the mortgage altogether.

Harmonizing Ohio’s Assignment-of-Rents Caselaw

Reading these cases together suggests that Ohio law treats three different assignment-of-rents scenarios differently. In the first scenario, the mortgage contains no pledge of rents or separate assignment-of-rents clause. There, the rents still follow title to the property, but the lender would not have a right to rents while a foreclosure action remained pending and the mortgagor still had a right to redeem. See Commercial Bank v. Woodville, 126 Ohio St. 587, 592 (1933). The same rule may follow if the lender took legal possession of the property through ejectment. Id. at 591 (“the right to rents . . . follows the legal title and right to possession”) (internal quotations omitted).

Notably, this line of reasoning also conforms to longstanding Ohio mortgage foreclosure law. In Ohio, title to the property as between the mortgagor and the lender passes to the lender upon default, but title as between the mortgagor and the rest of the world remains with the mortgagor until the lender completes a foreclosure action or takes possession through ejectment. See, e.g., Hausman v. City of Dayton, 73 Ohio St. 3d 671, 675–76 (1995). Inasmuch as rents arise from title between the mortgagor and its tenants, not between the mortgagor and the lender, the title giving rise to the rents remains with the mortgagor until the lender either forecloses or ejects.

In the second scenario, the mortgage specifically pledges the rents as additional security for the debt, but it has no separate assignment immediately transferring the rents to the lender. There, the lender has rights to the rents before foreclosing the mortgagor’s redemption rights, but it must have a receiver appointed or take some other action to exert dominion over the rents. See, e.g., Perin, 1988 Ohio App. LEXIS 2089 *10. Inasmuch as at least one Ohio court holds that a lender “is entitled to the rents and profits of the mortgaged premises . . . when he demands [ ] possession,” a simple demand letter to the mortgagor could suffice to meet this requirement. Id.

In the third scenario, the mortgage—or a separate contemporaneous document—immediately assigns the rents to the lender and leases them back to the mortgagor with the lease to expire upon default without additional action needed from the lender. There, the lender owns the rents immediately upon default without needing to foreclose or eject, seek appointment of a receiver, or take any other action to exert dominion over the rents. See, e.g., Banks, 2014-Ohio-991, ¶ 22; Gotham, 2013-Ohio-1983, ¶ 19. Cf. GLIC Real Estate v. Bicentennial Plaza, 2012-Ohio-2269, ¶ 26 (10th Dist.) (refusing to extend the general rule that courts treat a conveyance made for security as a mortgage to an assignment of leases that transferred immediate ownership).

Importantly, a receiver collected the rents at issue in both the Banks and Gotham cases cited above, which could support the position that lenders must still take possession or appoint a receiver before owning the rents, notwithstanding the specific contract language to the contrary. However, Banks and Gotham did not treat the receiver as the determinative fact. Instead, both relied on Ohio contract law and specifically held that the rents became the lender’s property when the mortgagor defaulted. See Banks, 2014-Ohio-991, ¶ 22 (“Pursuant to [the contract], the funds became the exclusive property of [the lender] upon [the mortgagor]’s default on the promissory note.”); Gotham, 2013-Ohio-1983, 19 (mortgagor “lost any interest it had in the leases and rents” when its license to the rents “terminated automatically upon default”).

Ohio’s Assignment-of-Rents Case Law in the Chapter 11 Context

Applying this law in the context of a Chapter 11 debtor’s ability to use rents for reorganization should yield different results for each scenario. In the first scenario, bankruptcy courts should allow debtors to use the rents without court authorization regardless of whether the lender consents. Title to the property that produced the rents belonged to the debtor when it filed the bankruptcy petition, and the rents are not provided for “by [the] security agreement” under Ohio law because the debtors did not specifically pledge them as additional security. Thus, they belong to the bankruptcy estate and are not cash collateral. See 11 U.S.C. §§ 541(a)(1), 552(b)(2).

In the second scenario, bankruptcy courts applying Ohio law should treat the rents as part of the bankruptcy estate and the lender’s cash collateral, unless the lender successfully had a receiver appointed or made a demand for the rents before the debtor filed the bankruptcy petition. The debtor conveyed the rents in the mortgage as additional security for the debt, but it continues to own the rents until the lender has a receiver appointed or takes other appropriate action. See, e.g., Perin, 1988 Ohio App. LEXIS 2089 *10. However, if the lender took such action before the debtor filed the petition, the court should not treat the rents as property of the estate under Ohio law because the debtor no longer owned them when it filed the petition. Id. at *7.

In the third scenario, bankruptcy courts applying Ohio law should treat the rents as belonging to the lender and therefore not property of the bankruptcy estate, regardless of whether the lender had a receiver appointed or took any other action to exercise control over the rents. The debtor assigned the rents to the lender immediately upon executing the mortgage, and its only remaining interest in the rents consisted of the lender’s lease back to the debtor. See, e.g., Banks, 2014-Ohio-991, ¶ 22. That lease expired upon default, and the debtor therefore held no interest in the rents when it filed the bankruptcy petition. Id.

This reasoning should hold under Town Center and Buttermilk, regardless of Ohio’s status as a so-called lien theory state. The Sixth Circuit’s analysis in Town Center rested on its determination that Michigan law “allow[ed] for assignments of rents to be transfers of ownership once the statutory steps for perfection have been completed.” Town Center, 855 F.3d at 726. Accordingly, given that the court read the mortgage language as “assign[ing] the rents to the maximum extent permitted by Michigan law,” it held that the debtor transferred ownership of the rents. In contrast, the court specifically noted in Buttermilk that the lender could “not present[ ] any Kentucky case law that contradict[ed]” its earlier ruling that assignments of rents under Kentucky law constituted only “secondary security” the lender must perfect by taking “some definite action looking toward possession and subjection.” (Internal quotations omitted.)

Like Kentucky, Ohio case law recognizes a general rule that treats assignments of rents in the granting clause as additional security requiring the lender to take some action to perfect before acquiring ownership. See, e.g., Hutchinson, 64 Ohio St. at 415–17. However, like Michigan, Ohio case law also allows assignments of rents to constitute immediate transfers of ownership depending on the language in the mortgage contract. See, e.g., Banks, 2014-Ohio-991, ¶ 22; Gotham, 2013-Ohio-1983, ¶ 19; GLIC Real Estate, 2012-Ohio-2269, ¶ 26. Thus, applying the Sixth Circuit’s analysis in Town Center, the more specific language in immediate assignments with lease back provisions should control, and bankruptcy courts should not consider the rents estate property.

Conclusion

Many Ohio bankruptcy courts treat assigned rents as cash collateral even when the contract language immediately transfers the rents and leases them back to the debtor. Yet, a close review of Ohio case law read with Sixth Circuit precedent may call that practice into question. As bankruptcy filings increase from owners of commercial office property, parties can expect to litigate these issues more, and some Chapter 11 debtors may find themselves without cash collateral to pay expenses and fund reorganization.


This article is not intended as and should not be considered legal advice.

Access to Justice in Light of COVID-19: Benefits, Burdens and Lessons

Introduction

Delivering on the promises of the rule of law has been and will continue to be a great challenge during the COVID-19 pandemic and in its aftermath. As the world struggles to adapt to the evolving immediate consequences of this public health crisis, lawyers should be mindful of long-term consequences when providing legal advice and representation. This requires reflection on previous crises, a willingness to learn from the current pandemic, and use of acquired knowledge to navigate and prepare for comparable disruptions in the future. Business lawyers in particular should gain an understanding of how the pandemic affects their clients, the courts in which claims are brought by and against their clients, and the impact it has on lawyers in general.

 Impact on Middle Market and Small Businesses

The rapidly evolving COVID-19 pandemic disrupted the economy at a global level. Small businesses took the hardest hit. As businesses reopen to the public, social distancing restrictions and demand shifts are expected to shutter many more small businesses. Virtually every business is forced to confront a host of hard questions about how to survive and conduct business in the midst of the pandemic.

In response, the government, at different levels, implemented various relief programs, such as the Paycheck Protection Program (“PPP”), to address some of the hardships created by this unprecedented pandemic. The PPP did not accomplish its stated goal for many small businesses due to its complexity and accompanying uncertainty around the forgiveness process. Small businesses may not have the financial resources to learn and keep up with the quick-changing rules of the PPP program. As the pandemic continues to evolve, businesses face new business and legal challenges. Merely creating new relief programs for small businesses is not enough. Business owners need to understand what the programs offer and how to navigate and access such programs. Pro bono legal aid services remain a key solution to this ongoing problem.

Impact on Courts

Additionally, the pandemic poses significant challenges—and opportunities—for increasing access to justice. The federal and state judiciary systems have been forced to operate in unprecedented ways to maintain essential services. In many jurisdictions, physical access to the courts has been curtailed or suspended completely, making it difficult for individuals to seek legal assistance. Courts now routinely use telephonic and videoconferencing services to move dockets forward and will continue to adjust and implement new procedures and technology as the crisis evolves. There is still uncertainty, however, about whether such measures can (1) effectively substitute for in person proceedings long-term or (2) increase or decrease access to justice.

 Impact on Lawyers and Law Firms

Cases and deals are being delayed, causing law firms to make tough decisions. In hopes of withstanding the devastation brought by the pandemic, law firms have made pay cuts and layoffs, shortened summer programs, and delayed start dates for incoming associates. Despite the added stress these decisions cause, lawyers have been forced to step up and develop creative solutions for clients’ demands during these unprecedented times. Most of these solutions rely on innovative technology to meet the requirements of clients and their businesses. However, this creativity does not come without risk. Lawyers must be certain to maintain their ethical obligations, including maintaining confidentiality, professionalism, and competence. These obligations are increasingly difficult to meet given the new challenges that stay-at-home orders bring. Parents may be distracted by the responsibility to teach and care for their children, while roommates may struggle to maintain client confidentiality in their close living quarters. These new stressors add to the already demanding requirements of the legal profession, where mental illness is seen in large numbers. Lawyers should be mindful of these consequences and take steps to ensure both their physical and mental health.

Lessons from the Pandemic

There are lessons we can learn that are not new but do require more attention during times such as this pandemic.

  • It is necessary to make plans and decisions, but when events are rapidly evolving, it is helpful to think of plans as working hypotheses rather than as final decisions.
  • There is added value in flexible policies and procedures.
  • It is important to be aware of and take steps to mitigate cognitive bias.
  • Quantification is a double-edged sword, to be used carefully.
  • Clear and prompt communication makes a difference.
  • As you make changes, it is helpful to identify what intangible benefits you might be losing and how important they are (or are not) and decide whether you want to try to mitigate the loss.
  • Pro bono legal representation is a way to make a meaningful difference in someone’s life.

Conclusion

Maintaining an understanding of our clients, courts, and ourselves will help foster innovative ideas and practical solutions to clients’ evolving demands. It is important to be flexible and open to change, particularly during the COVID-19 pandemic when the world and its laws are changing every day. Although we have limited access to each other due to social distancing requirements, we must be cognizant of the new norm and ensure that we are doing our part to increase access to justice during this global health crisis.

COVID-19 is Not Color-Blind: Assessing the Legal and Equity Impact on Diverse Communities

“Do not get lost in a sea of despair. Be hopeful, be optimistic. Our struggle is not the struggle of a day, a week, a month, or a year, it is the struggle of a lifetime. Never, ever be afraid to make some noise and get in good trouble, necessary trouble.”

-John Robert Lewis 


On September 23, 2020, an esteemed panel discussed how the COVID-19 pandemic is exposing and exacerbating existing social and economic inequalities affecting racial and ethnic minority groups in America, including higher infection and death rates, decreased access to adequate healthcare, increased educational achievement gaps, and higher rates of job losses. This panel included Chris Brummer, Professor and Faculty Director of the Institute of International Economics Law at Georgetown Law; Dave Clunie, Executive Director at Black Economic Alliance; Patrice Ficklin, Fair Lending Director at the U.S. Consumer Financial Protection Bureau; Jenn Jones, Chief of Membership & Policy at the National Consumer Reinvestment Coalition; Robin Nunn, Partner at Morgan, Lewis & Bockius LLP; Anthony Sharett, EVP, Chief Legal and Compliance Officer, and Corporate Secretary at Meta Financial Group and MetaBank; and Odette Williamson, Director of the National Consumer Law Center’s Racial Justice & Equal Economic Opportunity Initiative. ABA Business Law Section members can watch the panel for free CLE credit here.


The confluence of the current global health emergency, the economic crisis, and the Black Lives Matter protests has underscored the major inequalities that persist today. The demonstrably unjust treatment of Black and brown communities has shown Americans that insufficient progress has been made since the civil rights movement. The recent passing of two civil rights icons—Congressman John Lewis and Rev. C.T. Vivian—has caused many of us to reflect on the magnitude of their accomplishments and how much more there is to be done.

This country’s well-documented history of exclusionary policies has infected every sphere of our lives, legitimizing racism and creating structural barriers to equity. For instance, residential redlining, which was promoted by the Federal Housing Administration’s official policies, has led to persistent residential segregation. The implications of segregation are devastating and self-reinforcing: less access to good jobs, greater concentration of poverty and crime, underfunded public schools, lower levels of homeownership, poor housing quality, and increased risk of illness or death.

The ramifications of institutionalized racism and segregation returned to the headlines as COVID-19 has taken a disproportionate toll on minorities. As of the date of this article’s composition, there have been 6,343,62 confirmed cases of COVID-19 with 190,262 deaths in the United States.[1] According to the U.S. Centers for Disease Control and Prevention, there is increasing evidence that minority groups are disproportionately affected by the pandemic. While the fatality rate among white Americans rose only 9%, the fatality rate among Asian Americans, Black Americans, and Hispanics rose 30%, and the fatality rate of Native Americans rose more than 20%.[2] Financially, the pandemic’s toll may prove insurmountable for many minority families and communities. The ever-expanding wealth gap will impact Black families most as they have significantly less wealth to help protect them from the devastating effects of an economic crisis, let alone the ability to pass assets down to future generations. Due to the compounding effects of society’s treatment of our Black communities, “the median wealth for Black families in 2016 was an astonishing $3,557—about 2% of the median wealth owned by white families, which owned nearly $147,000 in the same year.”[3]

The stubborn persistence of these inequities requires renewed efforts and commitment. Our panel will discuss the role of existing legislation and what more can be done. The current legal landscape includes the Civil Rights Act, which sought to end segregation in public places, banned employment discrimination on the basis of race, color, religion, sex or national origin,[4] and became the archetype legislation for subsequent anti-discrimination laws that now permeate the financial landscape; the Fair Housing Act, which prohibits discrimination in the sale, rental, and financing of dwellings because of race, color, religion, sex, familial status, national origin, and disability;[5] the Equal Credit Opportunity Act, which prohibits credit discrimination on the basis of race, color, religion, national origin, sex, marital status, age, or for receiving public assistance;[6] and the Community Reinvestment Act, which requires federal financial supervisory agencies to encourage financial institutions to help meet the credit needs of the communities in which they do business, including low- and moderate-income neighborhoods.[7]

Also at play is the United States Department of Housing and Urban Development’s (“HUD”) new rule addressing disparate impact. In August 2019, HUD published a Proposed Rule seeking to amend the agency’s interpretation of the Fair Housing Act’s disparate impact standard. While HUD stated that the new rule was intended to better reflect the Supreme Court’s 2015 ruling in Texas Department of Housing and Community Affairs v. Inclusive Communities Project, Inc.,[8] many business executives, civil rights groups, and legal practitioners believe that the proposed rule is a step backwards, making it more difficult for plaintiffs to prove unintentional discrimination. Despite this opposition, HUD finalized the new disparate impact rule on September 4, 2020.[9]

The disparities are abundantly clear, and now is time to recommit to social justice and do more.


This article is the result of the authors’ independent research and does not necessarily represent the views of the Consumer Financial Protection Bureau, the Federal Reserve Board of Governors, the United States, or Simmonds & Narita LLP


[1] WHO Coronavirus Disease (COVID-19) Dashboard, World Health Org., https://covid19.who.int/region/amro/country/us (last visited Sept. 11, 2020).

[2] As U.S. Deaths Mount, Virus Takes Outsize Toll on Minorities, Associated Press, https://www.modernhealthcare.com/safety-quality/us-deaths-mount-virus-takes-outsize-toll-minorities (last visited Aug. 27, 2020) (compared with an average over the last five years).

[3] Alissa Kline, How Banks Aim to Close Racial Wealth Gap: More Minorities in Leadership, Am. Banker, Jul. 12, 2020, https://www.americanbanker.com/news/how-banks-aim-to-close-racial-wealth-gap-more-minorities-in-leadership.

[4] See 42 U.S.C. §§ 2000e et seq.

[5] See 42 U.S.C. §§ 3601 et seq.

[6] See 15 U.S.C. §§ 1691 et seq.

[7] See 12 U.S.C. §§ 2901 et seq.

[8] HUD’s Implementation of the Fair Housing Act’s Disparate Impact Standard, 84 Fed. Reg. 42854 (Proposed Aug. 19, 2019).

[9] HUD Finalizes Rule to Align ‘Disparate Impact’ Rule with Court Ruling, ABA Banking Journal, https://bankingjournal.aba.com/2020/09/hud-finalizes-rule-to-align-disparate-impact-rule-with-court-ruling/ (last visited Sept. 9, 2020).

Alternative Litigation Finance: Leveraging Legal Analytics to Navigate the World’s Largest Unstructured Data Set

Interested in this article? Consider attending these upcoming events at the ABA Business Law Section Virtual Section Annual Meeting, Monday, Sept. 21–Friday, Sept 25 (Information and Registration HERE.)

·Legal Analytics Program: Measuring Outside Counsel by the Numbers, Thursday, September 24, 9:00AM–10:30AM

·Legal Analytics Committee Meeting, Friday, September 25, 9:00AM–11:00AM CST


Did you know that you can make money investing in other people’s lawsuits?

Over the last decade, alternative litigation finance (ALF)[1]—the “funding of litigation activities by entities other than the parties themselves”—has taken off in the United States, with capital pouring in from “income-starved” investors seeking strong returns largely uncorrelated to public markets.

Despite ALF’s growth and institutionalization, for some, the space remains controversial. Detractors like the U.S. Chamber Institute for Legal Reform argue that it “increases the probability that meritless claims will be brought.” Supporters counter that investors have zero incentive to finance spurious cases and, to the contrary, can provide an important market-sorting function by allocating funds to resource-constrained parties’ meritorious claims while eschewing unviable matters.

In a sense, ALF hits on a core tension underlying our legal system. From a normative perspective, litigation is a system to right wrongs and promote fairness. Yet, descriptively, it is also a vast industry characterized by complex incentives and well-resourced “repeat players,” creating a dynamic that can exacerbate structural inequities.

For lawyers, ALF presents unique challenges implicating both professional responsibilities as well as practical commercial considerations. To help provide guidance, on August 4, 2020, the ABA’s House of Delegates adopted the American Bar Association Best Practices for Third-Party Litigation Funding (Best Practices). The report “surveys the types of alternative litigation funding and proposes best practices to be consulted and factors to be considered by attorneys seeking to explore or utilize litigation funding in dynamic regulatory, judicial, and arbitral environments.”

What Is Alternative Litigation Finance?

The Best Practices report notes that “[a] single narrow definition . . . cannot encompass the range of funding activities that may arise” with respect to ALF, but at its core it “is a form of distributing risk.” In that regard, ALF is not unlike contingent-fee arrangements, which for many plaintiffs represents the primary alternative for pursuing claims.

In 1897, Oliver Wendell Holmes wrote that “[w]hen we study law we are not studying a mystery but a well-known profession. . . . The object of our study, then, is prediction.” In finance terms, this implies that litigation, and thus ALF, is not a matter of Knightian uncertainty (suggesting unquantifiable outcomes) but is fundamentally subject to risk (a set of unknown, but ultimately calculable, outcomes).

Indeed, commercial clients typically come to lawyers with questions best answered in the form of a number: How much can we win (or lose)? What are the odds? How long will it take?

Legal analytics provides the tools for answering such questions, whereas litigation finance offers a vehicle for transferring the now-quantified legal risk to the parties best suited to bear it. Unsurprisingly, the Artificial Lawyer has observed at least four partnerships between legal prediction startups and litigation funders.

ALF transaction structures are complex and vary widely, though the core approach is transferring financial exposure to legal risk while minimizing basis and ensuring strict adherence to the rules of professional responsibility in respect of case control and otherwise.

The diagram below presents a simplified example of an ALF deal structure:

The transaction above basically works as follows: (1) a newly created special purpose vehicle (SPV) sells shares to an ALF firm; (2) the SPV uses the capital to purchase exposure to a company’s legal claims (effectively taking them off the cedant’s balance sheet) in exchange for a security interest in the proceeds; (3) using capital from the SPV, the company pursues the litigation; and (4) if successful, the company and ALF firm share in any eventual recovery.

Computationally, though at a highly simplified level, one could think of the expected value of a litigation claim as:

E [Vclaim] ~ = [(p*A) – C] / (1+r)T

where “p” is the probability of an award or settlement, “A” is the amount, “C” is the cost of litigation, “T” is the expected duration, and “r” is the applicable discount rate.

ALF Market

The Best Practices report provides a broad survey of the ALF market, finding that in recent years “[t]he frequency of funding, the diversity of types of funding, and the number of funders have increased,” along with the capital dedicated to the space. Further, “[p]erhaps most importantly, the forms of dispute financing have expanded significantly, raising challenging questions about how ‘third-party funder’ or ‘third-party funding’ should be defined,” as an International Council for Commercial Arbitration report noted.

The diagram below summarizes the different ALF types discussed in the Best Practices report through a taxonomy based on the structure of the litigation funder’s financial exposure to the underlying legal risk:

Broadly, the funding types can be grouped between those offering direct exposure to case outcomes and litigation-related credit, where the funder does not necessarily share in the upside, but may have some floor on their exposure through recourse, collateral, or guarantees, such as with respect to law firm loans.

Importantly, first category of outcomes-tied ALF represents the vast majority of the market. At the same time, based on conversations with market participants, the “preferred or hurdle rate” structure, denoted by the red-dotted box, is the most common return structure in the market today.

The key distinction in the above framework is not the use of funds, which are innately litigation related, but the nature of the capital provider’s exposure to the underlying legal asset and potential corresponding implications in respect of case control and the parties’ broader incentives.

ALF Returns and Performance

Based on performance figures, it is not difficult to see why ALF is “booming,” as Businessweek put it. Many ALF funds have reported net internal rates of return exceeding 30 percent, whereas some players, like IMF Bentham (rebranded as Omni Bridgeway), have delivered closer to 60 percent, according to a Bloomberg report. Furthermore, ALF is commonly understood to be largely uncorrelated to broader public markets, making it even more attractive from a portfolio construction perspective.

Unfortunately, due to ALF transactions being both private and generally highly illiquid, it is next to impossible to perfectly capture this dynamic empirically. With that caveat, the table below presents one—admittedly, imperfect—approach based on market prices through 2016 for publicly-listed ALF vehicles: Burford, IMF Bentham (Omni Bridgeway) and Juridica. As shown below, the Beta, or level of market exposure against the S&P 500—typically around 1 for most companies and 1.118 for Apple as shown below—is near 0 for the ALF funds.

Consequently, all three ALF firms displayed significant excess returns relative to predictions based on the CAPM model.

Report Recommendations

In part due to ALF’s complexity, the Best Practices report does “not take a position on a number of litigation funding issues” and generally eschews a prescriptive posture. Rather, the report seeks to provide certain broad-based principles “common to all types of funding.” These principles emphasize thorough documentation of the funding arrangement, as well as adherence to the Model Rules of Professional Responsibility—namely, ensuring “that the client remains in control of the case.”

Some of its key takeaways are as follows:

  • Any litigation funding arrangement should be in writing.
  • The litigation funding arrangement should assure that the client remains in control of the case.
  • The written document should address what happens to the funding arrangement if, down the road, the client and the funder disagree on litigation strategy or goals.
  • Given that the propriety and the discoverability of litigation funding arrangements are unsettled questions in many jurisdictions (and may differ across contexts within those jurisdictions), (emphasis added).

Discoverability of ALF arrangements has presented a particular point of contention and uncertainty in that “[c]ourts currently are of differing views on whether the fact of third-party funding and the details need to be disclosed to the other side or are proper issues for discovery.” Thus, the report “identifies these issues but does not take a position on whether such disclosure should occur,” although it warns attorneys of the possibility and advises that they plan accordingly.


[1] ALF is also commonly referred to as “legal funding,” “third-party litigation finance,” and certain other terms. For relative simplicity and consistency with the Best Practices report, this article uses the ALF acronym.

ESG in the Time of COVID: Key Considerations for Investment Fund Managers

Since June 5, 2019, the date on which the Securities and Exchange Commission (the SEC) published its interpretation regarding the standard of conduct for investment advisers under the Advisers Act[1] the world has changed dramatically. On February 3, 2020, Larry Fink, the Founder, Chairman, and CEO of BlackRock Inc., published his open letter to CEOs asserting that climate change “has become a defining factor in companies’ long-term prospects”.[2] The World Health Organization declared COVID-19 as a pandemic on March 11, 2020. The Black Lives Matter movement has gained increased prominence following the death of George Floyd in Minneapolis on May 25, 2020.

The managers of many investment funds have made representations or covenants with respect to the incorporation of environmental, social and governance principles in their investment decisions. Prior to the COVID-19 pandemic, in the context of ESG, the investment community was focused on climate change, as evidenced in part by Larry Fink’s letter.[3] However, since the start of the current pandemic, that focus has shifted, at least temporarily.[4] The “S” in “ESG” appears to have gained more prominence than the “E” or the “G”.[5]

Registered advisers are fiduciaries under U.S. federal law and owe a duty of care and a duty of loyalty to their clients.[6] The SEC has stated that this fiduciary duty requires an adviser “to adopt the principal’s goals, objectives, or ends”[7] and that an adviser’s duty “follows the contours of the relationship between the adviser and its client, and the adviser and its client may shape that relationship by agreement, provided that there is full and fair disclosure and informed consent.”[8]

Investment fund managers may wish to take the following actions to address ESG in the time of COVID-19:

  • Review Scope of Existing Commitments. As investment fund managers monitor and evaluate their portfolios, they should review any side letters and the governing documents of the funds that they manage, including the limited partnership agreement and the private placement memorandum, to ensure that fund managers understand the scope and extent of their commitments and representations made to investors with respect to ESG.
  • Evaluate Effectiveness of Existing ESG Policies and Procedures. Investment fund managers that have made commitments with respect to ESG should evaluate the manner in which ESG principles are incorporated into investment decisions, the ongoing management of portfolio companies, and the management of the fund manager’s own business (such as the manner in which key employees are recruited and promoted, and the compensation of employees for sick days).
  • Adopt an ESG Policy. Investment fund managers that have not yet adopted an ESG policy may wish to consider doing so as a way of identifying and managing risks not addressed through their existing processes, thereby improving the fund’s ability to weather (and potentially thrive in) the COVID-19 storm. While conventional wisdom has pitted ESG considerations against healthy economic returns, the current pandemic has demonstrated that the two are not mutually exclusive. Funds that have already identified and addressed ESG risks, for example, may find that their portfolio companies are more resilient than those of their peers.[9]
  • Adjust the Investment Strategy. Managers of funds without the benefit of an investment strategy broad enough to include new types of attractive investment opportunities should consider amending the fund’s investment strategy (which would generally require investor consent) or forming a sidecar fund (which may also require investor consent, depending on the terms of the existing fund) for the purpose of pursuing those types of opportunities.
    • Fund managers that wish to pursue this approach should engage with investors early in the process to identify and address any concerns that investors may have with respect to style drift or potential conflicts of interest. Investors may want to know, for example, how conflicts will be managed if two different funds that are managed by the same manager could potentially invest in different parts of the capital stack of the same company.
    • Any fund manager that wishes to form a sidecar fund should be prepared to answer fresh new questions from investors about how the manager will address ESG risks: the investment strategy of the sidecar fund could raise materially different ESG considerations—and result in a materially different risk profile—than that of the existing fund.

These actions will not necessarily ensure the success of an investment fund or result in top-quartile returns. There are sure to be investment funds that are unable to rebound from their losses or that are ultimately unable to produce the returns expected by their investors as a result of the current pandemic. However, at a time when health, safety, and stability are of paramount concern to many institutional investors, among others, an investment fund manager that chooses to disregard its own ESG commitments, or disregard ESG considerations more generally, does so at its own peril.


[1] U.S. Securities and Exchange Commission, Commission Interpretation Regarding Standard of Conduct for Investment Advisers, 17 CFR Part 276 (Release No. IA-5248; File No. S7-07-18) (June 5, 2019).

[2] Laurence Fink, “A Fundamental Reshaping of Finance” (2020).

[3] David Katz and Laura A. McIntosh, “Corporate Governance Update: EESG and the COVID-19 Crisis” (May 31, 2020).

[4] Olivia Raimonde and Hailey Waller, “CEOs Drop Climate Change Talk to Focus on Surviving Covid-19” (July 1, 2020).

[5] See, for example, “Investor Statement on Coronavirus Response”, a statement released by over 300 institutional investors which urges the business community to consider providing paid leave, prioritizing health and safety and maintaining employment, among other things: “the prospect of widespread unemployment will exacerbate the crisis and grave risks to basic social stability and the financial markets”.

[6] Interpretation, supra note 1 at 6-7, citing Amendments to Form ADV, Investment Advisers Act Release No. 3060 (July 28, 2010) and Proxy Voting By Investment Advisors, Investment Advisers Act Release No. 2106 (Jan. 31, 2003).

[7] Ibid at 7-8.

[8] Ibid at 9.

[9] Jon Hale, “Sustainable Funds Weather the First Quarter Better Than Conventional Funds” (April 3, 2020).