Opinion ID: 685164
Heading Depth: 2
Heading Rank: 1

Heading: Newly Discovered Evidence--60(b)(2)

Text: 37 To prevail on a motion under 60(b)(2), the movant must show: (1) that the evidence was discovered after trial; (2) that the party exercised due diligence to discover the evidence before the end of trial; (3) that the evidence is material and not merely cumulative or impeaching; and (4) that a new trial considering the evidence would probably produce a different result. Baxter, 11 F.3d at 92 (citing Peterson v. General Motors Corp., 904 F.2d 436, 440 (8th Cir.1990)). We agree with defendants that even if we make the problematic assumption that Atkinson has met the first three requirements, 3 there is no reason to think that consideration of the letter at a new trial would make any difference in the result. 38 As previously discussed, under Minnesota law any claim for payment brought by a broker and arising out of the lease of real property must be supported by a written agreement that meets certain criteria. Minn.Stat. Sec. 82.33; Minn.R. 2805.1200, subp. 2 (1991), supra. Among other things, the written agreement must include a definite expiration date, a description of the real property involved, the amount of any compensation or commission or the basis for computing the commission, and a clear statement explaining the conditions that will entitle the broker to a commission. Minn.Rule 2805.1200, subp. 2. The writing must also indicate that the broker has the authority to act on behalf of the lessee and that the lessee intends to be bound by the agreement. Rueben, 210 N.W.2d at 858; Parranto, 354 N.W.2d at 603. 39 The instant newly-discovered letter is signed only by Prudential's agent, Welsh. It is not signed by Graybow-Daniels, nor does it even mention Graybow-Daniels. Plainly, therefore, the letter could not be expected to alter the district court's earlier finding that no written agreement substantially satisfying Minn.Stat. Sec. 82.33 existed between Atkinson and Graybow-Daniels. 40 As respects Prudential, the letter falls well short of meeting all the requirements in the statute and regulations. The letter does include a description of the property and the basis for computing a possible commission. However, it contains no expiration date and no clear statement explaining the conditions under which Atkinson would be entitled to a commission. 41 Most importantly, the letter does not evince a completed agreement between Prudential and Atkinson with respect to a commission. The letter merely quoted the going rents and commissions pertaining to the building. Prudential submitted an unrebutted affidavit from a Welsh officer indicating that the letter was a cover letter forwarding general information about the building to potential lessees. The affidavit states that Welsh sends out hundreds of these letters every month. The plain language of the letter supports this explanation. Nowhere does the letter designate or acknowledge Atkinson to be an agent with whom Prudential had entered into a definite commission arrangement. 42 Atkinson's own actions and testimony indicate that the letter was not regarded by him as a binding contract. Atkinson sent to Prudential a proposed lease agreement after receiving this letter. It appears, therefore, that Atkinson himself did not believe that the letter was a binding contract. Moreover, Atkinson earlier testified in a deposition that he was aware of no writing embodying the alleged agreement between himself and the defendants. Both Atkinson's actions and earlier testimony, as well as the language contained in the letter, are inconsistent with his present contention that the newly-discovered letter was a written agreement between Prudential and him such as to satisfy Minn.Stat. Sec. 82.23. 43 As the letter would not have satisfied the requirements of Minn.Stat. Sec. 82.33, 4 reopening the case to consider it would not likely have changed the result of the earlier proceeding. The district court, therefore, did not abuse its discretion in refusing to grant relief from judgment under Fed.R.Civ.P. 60(b)(2). See Smith v. United States, 618 F.2d 507, 511 (8th Cir.1980).