In rе the Arbitration between John W. WINKELMAN, Petitioner-Appellant-Cross-Respondent, v. KRAFT FOODS, INC., Respondent-Respondent-Cross-Appellant.
No. 03-2355
Court of Appeals of Wisconsin
January 27, 2005
Petition to review denied 6-1-2005; Petition for cross review denied 6-1-2005.
2005 WI App 25 | 279 Wis. 2d 335 | 693 N.W.2d 756
Before Deininger, P.J., Dykman and Lundsten, JJ.
¶ 1. DEININGER, P.J. John Winkelman appeals a judgment that confirmed his right to recover compensatory damages awarded him by an arbitrator but denied his recovery of punitive damages and attorney fees that the arbitrator also awarded. Kraft Foods, Inc., cross-appeals, claiming that the circuit court should have set aside the arbitrator‘s award in its entirety. We conclude that the arbitrator did not exceed her powers or perversely misconstrue the law in awarding Winkelman the amounts that she did. Accordingly, all aspects of the arbitration award should have been confirmed. We therefore affirm in part, reverse in part and direct that, on remand, judgment be entered in Winkelman‘s favor for compensatory and punitive damages, and for attorney fees, all as awarded by the arbitrator. We deny, however, Winkelman‘s request for an order requiring Kraft to pay his reasonable attorney fees for the post-arbitration litigation.
BACKGROUND
¶ 2. The dispute in this case arose out of a forward pricing contract whereby Winkelman agreed to sell “the entire output of milk” produced on his farm to Kraft, at a price determined under the contract, for a period of one year. The contract provided, among other things, that disputes arising under the parties’ contract were to be arbitrated. The arbitration provision read as follows:
Any disputes arising under this agreement will be resolved by binding arbitration pursuant to the rules of
the American Arbitration Association, before a single arbitrаtor, in a mutually convenient location in the State of Wisconsin.
¶ 3. Early in the contract year, milk prices rose substantially, and Winkelman sought to be released from the contract. Kraft refused to cancel the contract, threatening to sue him for damages if he breached the contract and to sue any milk purchasers who bought his milk during the balance of the contract year. Winkelman continued to provide all of his milk to Kraft for the remainder of the contract year, but he demanded arbitration of his claim that Kraft should have allowed him to terminate the contract for a minimal penalty when he requested it. Specifically, he alleged the following:
The Nature of the Dispute: We were told by [Kraft‘s agent] that if price of milk dropped [sic] we could quit shipping milk to Kraft. We would lose 1 months [sic] premiums & that would be that. He lied to get us to sign.
The Claim for Relief Sought: $45,237.37 plus Nov & Dec milk.
¶ 4. In a preliminary ruling, the arbitrator allowed Winkelman to amend his claim to add requests for punitive damages and reasonable attorney fees in addition to compensatory damages. The arbitrator permitted the amendment after concluding that Winkelman‘s additional claims were permitted under “the language of the parties’ Contract, the provisions of the AAA [American Arbitration Association] Commercial Arbitration Rules ... and ... Wisconsin Statutory law which permit the awarding of attorneys fees and costs where the making of fraudulent representations has been proven and an award of punitive damages in certain cases.” The parties stipulated to compensatory
¶ 5. The arbitrator found that Kraft‘s agent had in fact misrepresented to Winkelman and other farmers that “they could get out of the contract with one month‘s penalty.” She concluded:
The evidence and testimony in this case supports a conclusion that ... [an] agent and employee of Kraft Foods, Inc., misrepresented thе Kraft forward pricing contract for 2001 to the Claimant. Mr. Winkelman relied upon [the agent]‘s representations to his detriment and is, therefore, entitled to be made whole for his loss. He is entitled to an award for his attorney‘s fees and all costs of this arbitration. There is also support for a conclusion that various Kraft employees, on behalf of the Corporation, acted in reckless disregard of Mr. Winkelman‘s rights under his contract with Kraft, supporting an award of punitive damages in this case. The Contract between the parties, the Rules which apply to the conduct of this matter together with Wisconsin statutory and case law provide the Arbitrator with authority to make these awards.
As to her authority to award attorney fees, the arbitrator cited the AAA Rules agreed to by the parties, which provide for “an award of attorneys’ fees if ... it is authorized by law,” and
¶ 6. The arbitrator granted Winkelman the stipulated sum ($44,056.68) as compensatory damages, double that amount ($89,313.36 [sic]) as punitive damages, his costs ($5,750), and attorney fees in the amount of $27,333.95. Winkelman commenced an action in Dane County Circuit Court to confirm the arbitrator‘s award. The circuit court confirmed the compensatory damage award but concluded that the arbitrator “exceeded her authority in awarding attorneys’ fees ... pursuant to
ANALYSIS
¶ 7. We review the arbitrator‘s award de novo and decide independently whether the arbitrator‘s award should be confirmed in whole or in part, owing no deference to the circuit court‘s conclusions. See City of Madison v. Local 311, Int‘l Ass‘n of Firefighters, 133 Wis. 2d 186, 190, 394 N.W.2d 766 (Ct. App. 1986). Our review of an arbitration award is highly deferential; we may disturb the award only if we conclude the arbitrator committed one of a limited
¶ 8. Thus, we are not to substitute our judgment for that of the arbitrator, Milwaukee Teachеr‘s Education Association v. Milwaukee Board of School Directors, 147 Wis. 2d 791, 795, 433 N.W.2d 669 (Ct. App. 1988), and we may vacate an award only if it violates the foregoing common law standards or those established by statute. See Lukowski v. Dankert, 184 Wis. 2d 142, 150-51, 515 N.W.2d 883 (1994). The statutory standards for vacating an arbitrator‘s award are as follows:
In either of the following cases the court in and for the county wherein the award was made must make an order vacating the award upon the application of any party to the arbitration:
(a) Where the award was procured by corruption, fraud or undue means;
(b) Where there was evident partiality or corruption on the part of the arbitrators, or either of them;
(c) Where the arbitrators were guilty of misconduct in refusing to postpone the hearing, upon sufficient cause shown, or in refusing to hear evidence pertinent and material to the controversy; or of any other misbehavior by which the rights of any party have been prejudiced;
(d) Where the arbitrators exceeded thеir powers, or so imperfectly executed them that a mutual, final and definite award upon the subject matter submitted was not made.
¶ 9. In short, an arbitrator‘s award comes before us clothed with a presumption that it should be confirmed, and Kraft bears a heavy burden in attempting to convince us that any of the amounts the arbitrator awarded to Winkelman should be set aside. See DeBaker v. Shah, 194 Wis. 2d 104, 112, 117, 533 N.W.2d 464 (1995).
Arbitrator‘s Award of Attorney Fees
¶ 10. Kraft first claims that the arbitrator exceeded her powers in awarding attorney fees under
¶ 11. Kraft‘s argument regarding the arbitrator‘s application of
¶ 12. First, as to the scope of the arbitrator‘s powers, nothing in the terse arbitration provision of the parties’ contract limits the relief or remedies an arbitrator may grant. The arbitration rules to which the parties agreed provide that the arbitrator “shall have the power to rule on his or her own jurisdiction, including any objections with respect to the ... scope ... of the arbitration agreement.” Thus, the arbitrator plainly was within her right to rule on Winkelman‘s motion to have his claims for punitive damages and attorney fees arbitrated. Similarly, her reliance on the arbitration rule granting her the authority to award attorney fees if “it is authorized by law,” and her reliance on a Wisconsin statute for such authority, were within the scope of the powers these parties agreed to confer on the arbitrator by way of the rules they adopted.
¶ 13. Thus, we turn to
¶ 14. That Kraft made misrepresentations to “the public” within the meaning of
¶ 15. Finally, Kraft‘s claims regarding the absence of (1) a “sales promotion,” (2) the “sale of services” by Kraft, and (3) “merchandise,” are similarly of no avail. Kraft cites no legal authority whatsoever for its arguments in these regards, and we therefore fail to see how these arguments show that the arbitrator perversely misconstrued or disregarded Wisconsin law. In any event, because the arbitrator found that Kraft‘s misrepresentations induced Winkelman to enter into a contract to sell his milk to Kraft, we see nothing in the language of
¶ 16. Wisconsin courts have typically interpreted the scope of
¶ 17. Kraft also contends that the arbitrator exceeded her powers or manifestly disregarded the law because recoveries under
¶ 18. Kraft next points to Finkenbinder v. State Farm Mutual Auto Insurance Co., 215 Wis. 2d 145, 572 N.W.2d 501 (Ct. App. 1997), and Milwaukee Teacher‘s Education Association, 147 Wis. 2d 791, in support of its claim that an arbitrator may award attorney fees only if expressly authorized to do so by the parties’ contract. The case law Kraft cites is unavailing. We decided in Finkenbinder that a party could not obtain a circuit court order for costs under
¶ 19. In sum, Kraft has failed to meet its burden to convince us that, in awarding attorney fees to Winkelman, the arbitrator exceed her powers, or that, by doing so, she perversely misconstrued or delibеrately ignored Wisconsin law.
Arbitrator‘s Award of Punitive Damages
¶ 20. We turn next to Kraft‘s claim that the arbitrator exceeded her powers by awarding Winkelman punitive damages. Kraft‘s claim is considerably weakened by its acknowledgement that “whether an Arbitrator has the power to award punitive damages in the absence of an express agreement has not been decided in Wisconsin.” We have previously explained that when “no Wisconsin case has addressed” a specific issue, an arbitrator is “free to fill the interstices in the existing relevant law.” Lukowski, 178 Wis. 2d at 116. In other words, so long as the arbitrator did not unreasonably conclude that, under the arbitration rules the parties agreed to, she was empowered to award punitive damages, that conclusion cannot be said to perversely misconstrue or manifestly disregard Wisconsin law that does not exist.
¶ 21. The arbitrator‘s chief justification for her authority to award punitive damages is the AAA rule providing that an arbitrator “may grant any remedy or
¶ 22. We thus conclude that the arbitrator did not perversely misconstrue the law or the parties’ contract, and neither did she manifestly disregard controlling law, by concluding that she was authorized to award punitive damages. We briefly address Kraft‘s remaining arguments to thе contrary.
¶ 23. Kraft notes that “[s]ix other arbitrators, in related cases involving the same form contract, the same alleged statements from Kraft‘s employee . . . and the same behavior by Kraft, rejected claims for punitive damages and attorneys’ fees.” Our response to this information is twofold. First, the fact that other arbitrators in similar cases “rejected claims for punitive damages” does not necessarily mean that those arbitrators concluded that they were not empowered to award them—they may have concluded that the claimants in those cases did not make the proper showing to be
¶ 24. In lieu of first presenting substantive arguments as to why we must conclude that the arbitrator in this case exceeded her powers in awarding punitive damages, Kraft urges us, for policy reasons, to “adopt the approach taken” by the Illinois Court of Appeals in Edward Electric Co. v. Automation, Inc., 593 N.E.2d 833 (Ill. App. 1992). The Illinois court explained that courts in various jurisdictions have generally adopted one of three approaches to the issue of an arbitrator‘s power to award punitive damages: (1) arbitrators may award them unless the arbitration agreement provides otherwise; (2) private arbitrators may never award them because only the state may do so; or (3) arbitrators may award them if the arbitration agreement expressly so provides. Id. at 842-43. The Illinois Court of Appeals opted for the third approach on public policy grounds, finding it a workable compromise between the “dangers of allowing arbitrators to award punitive damagеs” arising from the limited and deferential standard for judicial review, and “the need for arbitrators to have the power to award full and complete relief.” Id. at 843.
¶ 25. We decline to make this policy choice for the state of Wisconsin. We are primarily an error-correcting court. Jackson v. Benson, 213 Wis. 2d 1, 18, 570 N.W.2d 407 (Ct. App. 1997), reversed on other grounds, 218 Wis.
¶ 26. We thus decline Kraft‘s invitation to consider several policy arguments it claims weigh in favor of adopting the conclusion of the Illinois Court of Appeals in Edward Electric. We turn, instead, to Kraft‘s remaining arguments that the arbitrator‘s decision that she could award punitive damages cannot be allowed to stand under present Wisconsin law. We find these arguments to be unpersuasive and largely repetitive.
¶ 27. As its first substantive legal argument, Kraft contends that the parties’ agreement does not permit an award of punitive damages because the language of their contract does not expressly provide for that remedy. This argument, however, is simply a
¶ 28. Kraft next argues that the AAA rule that the arbitrator relied on, which authorizes her to “grant any remedy or relief that [she] deems just and equitable and within the scope of the agreement of the parties,” does not permit an award of punitive damages because the parties’ contract does not authorize punitive damages as a remedy. In support, Kraft cites another Illinois precedent embracing the Edward Electric rule. We reject this third incarnation of Kraft‘s argument based on Illinois law.
¶ 29. Next, in what is at best a slight variation of the same argument, Kraft asks us to reject the federal precedents, such as Mastrobuono, in favor of the more state-friendly Edward Electric approach. It cites cases from other states, most notably Garrity v. Lyle Stuart, Inc., 353 N.E.2d 793 (1976), a case discussed in Mastrobuono. Kraft asserts that a “majority” of state courts have adopted either the Edward Electric rule or the more restrictive Garrity approach, which is essentially an absolute prohibition against punitive damage awards in arbitration proceedings. Garrity, 353 N.E.2d at 796. We acknowledge that federal precedents, like those from other states, are not binding on us, and we do not view the
¶ 30. Kraft alsо contends that Wisconsin has, in effect, already adopted the Edward Electric approach. Kraft claims that, under the rationale of Milwaukee Teacher‘s, the absence of an express authorization in the arbitration agreement for punitive damages, like the absence of an express authorization for an award of attorney fees, is fatal to Winkelman‘s position. But, as we have explained in discussing the attorney fees issue, our conclusion in Milwaukee Teacher‘s was that, because Wisconsin embraces the “American Rule,” a prevailing party in arbitration cannot be awarded attorney fees unless a contract or statute authorizes fee shifting. In Milwaukee Teacher‘s, neither the parties’ contract nor any statute provided for fee shifting, while here, the parties’ contract, by way of the rules it adopted, permitted fee shifting if “authorized by law,” and
¶ 31. Similarly, the agreed-upon rule containing the broad “relief and remedies” language, under the rationale set forth in Mastrobuono, permitted the arbitrator to award punitive damages upon a proper showing of entitlement to them.
¶ 32. Next, Kraft argues that, because the Wisconsin stаtute dealing with punitive damages refers to the “plaintiff,” the “defendant,” the “judge,” the “jury,” and the “court,” the legislature intends that only courts, and not arbitrators, may award punitive damages.3 Not only is this a strained reading of the statute in question, ascribing to the legislature an intent that is not conveyed by the statute‘s plain language, but we also once again point out that Winkelman pursued his claim in arbitration instead of a court only because Kraft‘s contract so required. The contract does not limit the types of claims Winkelman can pursue in arbitration, and neither does it limit the types of relief or remedies available to him in that forum. Having thus elected, without qualification or limitation, to bestow on an arbitrator the duties of a judge and jury, Kraft cannot now complain that the arbitrator fulfilled those duties.
¶ 33. Kraft makes several other arguments in direct response to arguments advanced by Winkelman. Because we are not embracing Winkelman‘s positions on these points, we do not address Kraft‘s responses,
¶ 34. We have concluded that nothing in Wisconsin law precludes arbitrators from awarding punitive damages if the parties’ agreement (or the rules they adopt under it) so permit. Some parties, however, may opt in their arbitration agreements to withhold from arbitrators the authority to award punitive damages. Thus, in that sense, some arbitrators will have the power to award punitive damages, and others will not, depending on the provisions of the parties’ agreement. That is indeed the law as we have interpreted it. Moreover, although we agree with Kraft‘s contention that, under a given agreement, properly construed, an arbitrator either will or will not have the authority to award punitive damages, some arbitrators may conclude that they have the authority under the agreement to award punitive damages, while others may reach the opposite conclusion. A court should uphold both determinations, although one is plainly wrong, so long as neither represents a “perverse misconstruction or positive misconduct” on the part of the arbitrator. That is also the law. See Madison Prof‘l Police Officers Ass‘n, 144 Wis. 2d at 586 (citation omitted).
¶ 35. Finally, Kraft argues that Winkelman waived the
Kraft‘s Cross-Appeal
¶ 36. We turn next to Kraft‘s cross-appeal. Kraft‘s basic premise is that the arbitrator‘s decision to award Winkelman punitive damages, and to a lesser extent, her award of attorney fees, was so clearly violative of Wisconsin law that it shows that the arbitrator was simply out to punish Kraft, regardless of the merits of Winkelman‘s claim. The arbitrator‘s alleged animosity toward Kraft, in Kraft‘s view, pervades her entire decision, and thus, we must vacate all aspects of the award, including the compensatory damages that the circuit court confirmed. Lest it be said that we have overstated Kraft‘s argument, the following are examples of Kraft‘s statements regarding the arbitrator and her decision: “It is evident from the Award that the Arbitrator simply hated Kraft.“; “Here is an arbitrator run amok.“; and, “The only malicious act that can reasonably be gleaned from the Arbitrator‘s award is her irrational contempt for Kraft. . . .”
¶ 37. Kraft‘s overheated rhetoric is unsupported
¶ 38. We have already noted the showings required in order for a party to obtain attorney fees under
¶ 39. Kraft again emphasizes in its cross-appeal brief the fact that, in none of six other arbitrations involving claims similar to Winkelman‘s did an arbitrator award punitive damages or attorney fees, and that “one arbitrator denied any compensatory damages to the claimant, another arbitrator reduced compensatory damages by 30% and the remaining arbitrators awarded full compensatory damages.” We agree with Winkelman that what other arbitrators decided to award based on other evidentiary records has no bearing on whether the arbitrator in Winkelman‘s case stepped outside the wide boundaries within which arbitrators are permitted to act without judicial interference. We also concur with Winkelman‘s observation that the fact that compensatory damages were awarded in five of the other six cases shows that this arbitrator‘s conclusion that Winkelman‘s misrepresentation claim was meritorious was not unreasonable.
¶ 40. Finally, we note that Kraft successfully op
¶ 41. Because we conclude that all aspects of the arbitrator‘s decision are to be confirmed, we need not address Kraft‘s final argument that the circuit court erred by confirming the award in part and vacating it in part. On remand, judgment shall be entered in Winkelman‘s favor for all amounts awarded him in arbitration.
Attorney Fees for Court Proceedings
¶ 42. Winkelman requests that we direct the circuit court on remand to determine and award him reаsonable attorney fees for the proceedings in the circuit court and on appeal, which he claims were necessary in order for him to obtain from Kraft the amounts the arbitrator awarded. In support, Winkelman cites Radford v. J.J.B. Enterprises., Ltd., 163 Wis. 2d 534, 551, 472 N.W.2d 790 (Ct. App. 1991), where we held that “a party who prevails on appeal in an intentional misrepresentation case brought under sec. 100.18 is likewise entitled to reasonable appellate attorney‘s fees.” He points out, as well, that the Massachusetts Supreme Court, in upholding an arbitrator‘s award of punitive damages and attorney fees against a
¶ 43. In response, Kraft argues simply that our holding in Radford is not “broad” enough to support Winkelman‘s request here because the arbitrator in this case found that its agent had not intended to mislead Winkelman, and because “[t]his was a simple contract dispute involving the right of a party to cancel a contract.” Although we do not embrace Kraft‘s arguments, we conclude that Winkelman is not entitled to attorney fees incurred during the litigation over the validity of the arbitration award.
¶ 44. Unlike the plaintiff in Radford, Winkelman is not “a party who prevail[ed] on appeal in an intentional misrepresentation case brought under sec. 100.18.” Radford, 163 Wis. 2d at 551 (emphasis added). Winkelman commenced this action under
CONCLUSION
¶ 46. For the reasons discussed above, we affirm the appealed judgment insofar as it confirms the arbitrator‘s award of compensatory damages and arbitration costs, but we reverse to the extent that it failed to confirm the аwards of punitive damages and attorney fees. On remand, judgment shall be entered in Winkelman‘s favor for all amounts awarded him by the arbitrator, together with interest on those amounts to which Winkelman may be entitled,5 and together with his allowable costs, but not actual attorney fees, incurred during this litigation. Because Winkelman has prevailed in both his appeal and Kraft‘s cross-appeal, he is entitled to his costs on appeal. See
By the Court.—Judgment affirmed in part; reversed in part and cause remanded with directions.
¶ 48. I believe that the majority gets it exactly right when it concludes that the arbitrator could reasonably rely on the American Arbitration Association (AAA) rules agreed to by the parties and
[The arbitrator‘s] authority to award the fees thus derived from the parties’ contract and the rules it adopted, not directly from the statute itself. The only role the statute played was to demonstrate that Wisconsin substantive law authorizes attorney fees to be awarded when a party is induced by another‘s misrepresentations to enter into a contract.
.... Here, as we have explained, the parties’ contract, via the rules it adopts, permits an attorney fees award if “authorized by law.” In this case, that authority is supplied by
Wis. Stat. § 100.18 , which in turn also satisfies the exception to the American Rule allowing fee shifting if a statute provides for it.”
Majority at ¶¶ 17-18.
¶ 50. But the majority changes from a deferential review to a de novo review when deciding whether attorney fees should be awarded for the court proceedings brought to confirm or set aside the arbitrator‘s award. Why this change? The majority‘s reason seems to be that the big issue in court was whether the arbitrator had exceeded her powers while the issue of Kraft‘s violation of
¶ 51. The portions of the majority‘s decision I have quoted in ¶ 48 show that the two issues are inextricably intertwined. Yet, the majority suggests that the court litigation had little to do with the arbitration litigation. The parties spent more time arbitrating Kraft‘s liability for damages than on its liability for attorney fees. But that is always the case in attorney fee litigation whether in court or at an arbitration proceeding. The substantive issues were factual, and necessitated witnesses. The attorney fee issue was legal and was briefed. It is no surprise that the parties may have spеnt more time on the factual issues than on the legal ones. But even that is open to question. Kraft claimed that the issues arbitrated were “straightforward, uncomplicated and did not require an army of lawyers, especially in view of the amount claimed.”
¶ 52. Ultimately, the majority concludes that because neither the parties’ agreement nor
¶ 53. There is a logical disconnect in concluding that because more time was spent during arbitration on substantive issues than on litigating attorney fee liability, attorney fees spent appealing the attorney fee issue cannot be awarded for fees incurred in the circuit court and here. Had the arbitration proceeding been a circuit court trial, such a distinction would be without precedent. See First Wisconsin Nat‘l Bank v. Nicolaou, 113 Wis. 2d 524, 539-41, 335 N.W.2d 390 (1983) (allowing attorney fees for all issues, including fees for appeal, where two of the issues were substantive and one pertained to attorney fees).
¶ 55. The correct answer to the attorney fee issue is that there is no liability for attorney fees in the arbitration proceeding, in the circuit court or in this court, unless a statute or the parties’ contract so provides. Milwaukee Teachers’ Educ. Ass‘n v. Milwaukee Board of School Directors, 147 Wis. 2d 791, 797-98, 433 N.W.2d 669 (Ct. App. 1988). Since this is an arbitration case, the arbitrator is the fact and law finder, absent a perverse misconstruction. For me, that leaves us with two alternatives. We can conclude that the reasoning the arbitrator applied to award attorney fees necessarily applies to attorney fees in the circuit аnd appellate courts. Or, we can conclude that because the parties’ contract is the wellspring from which liability for attorney fees arises, the arbitrator should decide whether Kraft is liable for Winkelman‘s circuit court and appellate attorney fees. The court chose the latter procedure as to continued testimony in Gallagher v. Schernecker, 60 Wis. 2d 143, 149-50, 208 N.W.2d 437 (1973), and I would do the same here. Kraft and Winkelman‘s contract governs the issue, and they agreed that the arbitrator would make decisions such as this one.
¶ 57. I would remand to the circuit court with directions to remand to the arbitrator to decide the circuit court and appellate attorney fee issue. Because I agree with much of the majority‘s opinion and disagree only as to its treatment of attorney fees in circuit court and on appeal, I respectfully concur in part and dissent in part.
Notes
Section 100.18(11)(b) provides that any “person suffering pecuniary loss because of a violation of this section by any other person may sue in any court of competent jurisdiction and shall recover such pecuniary loss, together with costs, including reasonable attorney fees.”No corporation or agent or employee thereof, with intent to induce the public in any manner to enter into any contract or obligation relating to the purchase [or] sale of any merchandise shall make, or cause, directly or indirectly, to be made in this state in any way [a] statement or representation of any kind to the public relating to such purchase [or] sale or to the terms or conditions thereof, whiсh statement or representation contains any assertion, representation or statement of fact which is untrue, deceptive or misleading.
Any person suffering pecuniary loss because of a violation of this section by any other person may sue in any court of competent jurisdiction and shall recover such pecuniary loss, together with costs, including reasonable attorney fees, except that no attorney fees may be recovered from a person licensed under ch. 452 while that person is engaged in real estate practice, as defined in s. 452.01(6).
