Court Opinion

ID: 9964962
Source: CourtListenerOpinion
Date Created: 2024-05-01 14:12:56.918108+00
Date Added: 2024-06-11T08:25:50.357168
License: Public Domain

THE STATE OF SOUTH CAROLINA
               In The Supreme Court

   Andrew Waldo; Jane Zheng; and SC Coast Properties,
   LLC d/b/a Keller Williams Realty, Petitioners,

   v.

   Michael Cousins; Founders Five, LLC d/b/a Sperry Van
   Ness Founders Group; and South Carolina Association of
   REALTORS, Respondents.

   Appellate Case No. 2022-000134

ON WRIT OF CERTIORARI TO THE COURT OF APPEALS

                Appeal From Horry County
          Cynthia Graham Howe, Master-in-Equity

                   Opinion No. 28201
        Heard December 12, 2023 – Filed May 1, 2024

                        REVERSED

   Douglas Michael Zayicek and Holly Michelle Lush, both
   of Bellamy, Rutenberg, Copeland, Epps, Gravely &
   Bowers, P.A., of Myrtle Beach, for Petitioners.

   Lawrence Sidney Connor, IV, of Kelaher Connell &
   Connor, PC, of Surfside Beach, for Respondents Michael
             Cousins and Founders Five, LLC d/b/a Sperry Van Ness
             Founders Group.

             Marcus Angelo Manos, of Nexsen Pruet, LLC, of
             Columbia, and Cheryl D. Shoun, of Maynard Nexsen,
             PC, of Charleston, both for Respondent South Carolina
             Association of REALTORS.

JUSTICE HILL:            Petitioner Andrew Waldo is broker in charge of a realty
company that represented the buyers in the purchase of some thirteen golf courses
from National Golf Management, LLC (NGM). Respondent Michael Cousins is
broker in charge of a realty company that had represented NGM as the seller's agent
in an earlier transaction where Waldo's firm represented the same buyers. Although
Cousins had no written representation agreement with anyone concerning the
thirteen golf course deal, he and his company sued Waldo, Waldo's firm, one of
Waldo's agents, NGM, and the buyers of the thirteen golf courses for a commission.
Recognizing their membership in a local realtor association required them to
arbitrate their professional dispute, Cousins, Waldo, and Waldo's agent agreed to
dismiss their part of the circuit court action and transfer it to an arbitration panel.
The circuit judge soon granted NGM's motion to dismiss the remaining lawsuit,
ruling oral agreements for a commission were unenforceable pursuant to South
Carolina statutory law. Nevertheless, the arbitration panel later ruled Cousins was
entitled to half of the commission earned on the thirteen golf course sale. Waldo
petitioned the circuit court to vacate the award. The petition was referred by consent
to the Master-in-Equity, who vacated the award, in part because the arbitration panel
ignored statutory law regarding real-estate agency.
The court of appeals reversed the Master, ruling there was a "barely colorable"
ground for the arbitration award based on a line of cases upholding oral and implied
contracts for real estate commissions that, while in conflict with statutory law, had
not been directly overruled. We reverse the court of appeals and vacate the award.

                                          I.

We begin by acknowledging—and reaffirming—the rare and narrow basis upon
which we may disturb an arbitration award. S.C. Code Ann. § 15-48-130(a) (2005
& Supp. 2023). When the attack on the award claims the arbitrator failed to follow
controlling law, we may only vacate the award where the arbitrator knew of
well-defined, explicit, and clearly applicable controlling law, yet still refused to
apply it. C-Sculptures, LLC v. Brown, 403 S.C. 53, 56, 742 S.E.2d 359, 360 (2013);
Gissel v. Hart, 382 S.C. 235, 241, 676 S.E.2d 320, 323 (2009). In such
circumstances, we have held the arbitrator exceeded his power by manifestly
disregarding or perversely misconstruing the law governing the dispute. Gissel, 382
S.C. at 241, 676 S.E.2d at 323. This standard is met only when the award is the
product of an intentional or reckless flouting of the law, not a mere error in
interpreting it. Id. This complements the well-known rule that the form of the award
need not be accompanied by any reasoning, so long as the award can be reconciled
with factual inferences and legal conclusions that are at least "barely colorable."
Trident Tech. Coll. v. Lucas & Stubbs, Ltd., 286 S.C. 98, 111, 333 S.E.2d 781, 789
(1985) (quoting In the Matter of Andros Compania Maritima, S.A. and Marc Rich
& Co., A.G., 579 F.2d 691, 704 (2d. Cir. 1978)).

                                          II.
According to Waldo, the arbitration panel manifestly disregarded several statutes
that governed real-estate agency law in awarding Cousins half of the commission
for the sale of the golf courses. We agree.
In 1997, the General Assembly passed Act 24 (H.B. 3169), amending the South
Carolina Code related to the South Carolina Real Estate Commission and
fundamentally changed real-estate licensing. The preamble to Act 24 proclaimed its
purpose included "to establish the parameters, duties, and responsibilities for agency
relationships in real estate." In 2004, Act 218 (S.B. 949) made further amendments.
For the dates relevant to this dispute, Acts 24 and 218 represent the controlling
statute, which we will refer to as "the Act" (revisions made later by Act 170 of 2016
(S.B. 1013) were not in effect at the relevant time and consequently are not germane
to our decision).

As real estate "licensees," Cousins and Waldo owed numerous duties and
obligations imposed by the Act. We quote several of the pertinent ones.

"A licensee shall provide at the first practical opportunity to all buyers and sellers
with whom the licensee has substantive contact: (1) a meaningful explanation of
agency relationships in real estate transactions that are offered by that brokerage; (2)
an agency disclosure form prescribed by the commission." S.C. Code Ann. § 40-
57-139(A) (2011). "A licensee who becomes a buyer's agent shall provide an agency
disclosure form to the buyer at the time an agency agreement is signed.
Acknowledgement of receipt of the form must be contained in the buyer agency
agreement." S.C. Code Ann. § 40-57-139(C) (2011). "[B]efore ratification of the
real property sales agreement, the real estate licensee must represent either the buyer
or seller in an agency capacity in order to be in compliance with this chapter." S.C.
Code Ann. § 40-57-139(E) (2011).

Cousins disputes that these statutory sections bar his right to a commission. He
claims his right to a commission arises not from being the seller's or buyer's agent,
but as a cooperating broker with the buyer's agent through an implied contract with
the buyer's agent.

Only four types of agency are authorized by the Act: a "seller agency," a "buyer
agency," a "disclosed dual agency," or a "subagency." S.C. Code Ann. §
40-57-137(A) (2011 & Supp. 2014). A cooperating broker, or "subagent" is defined
as "a designated broker and all associated licensees engaged by a broker of another
company to act as agent for his client." S.C. Code Ann. § 40-57-137(N) (2011 &
Supp. 2014). "A subagent owes the same duties and responsibilities to the client as
the client's primary broker pursuant to subsections (C) and (H)." Id. Subsection (C)
and (H), in turn state a broker "shall" comply with all provisions of the Act. S.C.
Code Ann. §§ 40-57-137(C)(4) and (H)(4) (2011 & Supp. 2014). They also require
a broker to have a written agency agreement with the buyer or seller. S.C. Code
Ann. §§ 40-57-137(C)(1) and (H)(1) (2011 & Supp. 2014). Because Cousins
claimed to be a cooperating broker with the buyer's agent, he was still required to
have a buyer's agency agreement that "must be in writing and must set forth all
material terms of the parties' agency relationship," including "an explanation of how
compensation will be divided among participating or cooperating brokers, if
applicable." S.C. Code Ann. § 40-57-135(D)(4)(d) (2011). These provisions work
in concert with § 40-57-139(G), which confines the creation of real estate agency to
written agreements and forbids oral or implied ones:

             For all real estate transactions, no agency relationship
             between a buyer, seller, landlord, or tenant and a
             brokerage company and its affiliated licensees exists
             unless the buyer, seller, landlord, or tenant and the
             brokerage company and its affiliated licensees agree, in
             writing, to the agency relationship. No type of agency
             relationship may be assumed by a buyer, seller, landlord,
             tenant, or licensee or created orally or by implication.
S.C. Code Ann. § 40-57-139(G) (2011).
The Act has therefore sewn up the loophole Cousins insists exists for subagents or
cooperating brokers.
Cousins' backup argument is that he was entitled to a commission based on a series
of cases that recognized a realtor's right to a commission through an oral or implied
contract. United Farm Agency v. Malanuk, 284 S.C. 382, 384, 325 S.E.2d 544, 545
(1985); Batten v. Howell, 300 S.C. 545, 549, 389 S.E.2d 170, 172 (Ct. App. 1990);
Hackler v. Earl Wiegand Real Est., Inc., 295 S.C. 396, 398, 368 S.E.2d 686, 687
(Ct. App. 1988); Hilton Head Island Realty, Inc. v. Skull Creek Club, 287 S.C. 530,
536, 339 S.E.2d 890, 893 (Ct. App. 1986).

But these cases were decided before the Act became the law, and the Act commands
"[t]he provisions of this section which are inconsistent with applicable principles of
common law supersede the common law." S.C. Code Ann. § 40-57-137(Q) (2011 &
Supp. 2014); see also Singleton v. State, 313 S.C. 75, 83, 437 S.E.2d 53, 58 (1993)
("The common law remains in full force and effect in South Carolina unless changed
by clear and unambiguous legislative enactment.").
The record tells us the arbitrators were not only aware of the Act but had in hand the
unappealed circuit court order dismissing similar claims arising from the same
transaction on the ground that § 40-57-139(G) had rendered oral and implied
contracts for real estate commissions uneforceable. Indeed, during the arbitration
hearing, the chairman of the panel announced:
             There has been discussion from [Waldo] about
             representation, who represents who in the transaction,
             what was in writing—and I just want to remind all the
             parties here, including the panel, that we are not at a
             grievance hearing, we are at an arbitration hearing, and we
             are here to talk about the money dispute. And I understand
             the conversation. What we need to focus on is the
             procuring cause.

This foreshadowed the award of one-half the commission to Cousins. We can glean
no legal rationale justifying the award other than the "procuring cause" theory
underlying the oral and implied agency recognized by Malanuk, Skull Creek, and the
other common law cases that have now been superseded by statute.
Arbitration rests on consent of the parties, where parties freely exchange the
expansive litigation rights court actions provide for the speed, informality, and
finality arbitration promises. But when parties calculate the benefits and risks of
their exchange, they do not bargain to have their dispute resolved by whim.
Arbitration is designed to be the end, not the beginning, of legal wrangling, and our
strict manifest disregard standard for vacatur honors this design by ensuring the legal
end is not a lawless one. We have progressed from the days, described by the 19th
century Scottish judge, when an arbitrator "may believe what nobody else believes,
and he may disbelieve what all the world believes. He may overlook or flagrantly
misapply the most ordinary principles of law, and there is no appeal for those who
have chosen to submit themselves to his despotic power." Noah Rubins, "Manifest
Disregard of the Law" and Vacatur of Arbitral Awards in the United States, 12 Am.
Rev. Int'l Arb. 363, 367 (2001) (quoting Mitchell v. Cable, [1848] 10 D. 1297).
Courts may now vacate an arbitration award, but only when it is untethered from
controlling legal principles known to, but shrugged off by, the arbitrator. This may
occur when an arbitrator substitutes his personal policy views in place of a plainly
binding legal principle. See Stolt-Nielsen S.A. v. AnimalFeeds Int'l Corp., 559 U.S.
662, 676–77 (2010) ("In sum, instead of identifying and applying a rule of decision
derived from the FAA or either maritime or New York law, the arbitration panel
imposed its own policy choice and thus exceeded its powers."). That is what
happened here. Whatever the panel's motives, the only legal justification for their
award rests on a theory drawn from the "procuring cause" line of cases that upheld
oral and implied real estate agency agreements. That line ended with, and was
superseded by, the Act's insistence on written agency agreements. The extinction of
the line removed any "arguably colorable" basis for the award. An arbitrator cannot
revive what has been repealed. As we have held, "manifest disregard is an exacting
standard, but it is not insurmountable." C-Sculptures, LLC, 403 S.C. at 58, 742
S.E.2d at 361.

Because the manifest disregard standard has been met, the arbitration award is
vacated, and the court of appeals' opinion is

REVERSED.

BEATTY, C.J., KITTREDGE, FEW and JAMES, JJ., concur.