Roslyn O. BEAUFORD, Joseph C. Palmento, Maria Valle, Joseph
DeCesare, Jr., and Elsie DeCesare, Appellants,
v.
Harry B. HELMSLEY, Supervisory Management Corp., Avenue of
America Realty Corp., Benenson Capital Co., Sanford G.
Bluestein, Felice Earley, Estate Associates, Joan Konner,
Peter L. Malkin, John J. Reynolds, Inc., Saul S. Silverman,
William C. Warren, William C. Breed III, Ralph W. Felsten,
Lillian M. Gelfman, Robert W. Gelfman, Donald L. Jonas,
Jeffrey D. Klein, Norman R. Klein, Alvin S. Lane, Fred
Linden, Gertrude G. Malkin, Peter L. Malkin, Claire W.
Morse, Lester S. Morse, Jr., Richard P. Morse, Ivan Shapiro,
Alvin Silverman, Harold L. Strudler, Brown, Harris, Stevens,
Inc., Marcel P. Aillery, J.G. White Engineering Corp., Appellees.
No. 40, Docket 87-7216.
United States Court of Appeals,
Second Circuit.
Argued Sept. 23, 1987.
Decided March 31, 1988.
Rehearing In Banc Granted April 1, 1988.
Edward S. Kanbar, New York City, for appellants.
Steven M. Hayes (Parcher Arisohn & Hayes, P.C., Brian D. Caplan, of counsel), for appellees.
Before LUMBARD, OAKES, and KEARSE, Circuit Judges.
OAKES, Circuit Judge:
Despite the Supreme Court's decision in Sedima, S.P.R.L. v. Imrex Co.,
The Amended Complaint (dismissed by the district court).
The plaintiffs consist of five tenants, one who bought and four who did not buy their respective apartments in Parkchester, a Bronx residential complex. Each was given the opportunity to purchase after Parkchester Apartments Co. filed an offering plan for the conversion under New York's General Business Law Article 23-A (the Martin Act) (McKinney 1984 & Supp.1988), particularly N.Y.Gen.Bus.Law Sec. 352-e. Parkchester is a complex of fifty-one apartment buildings in four separate quadrants containing a total of 12,271 apartments. Defendants are the sponsor, Parkchester Apartments Co. (a New York real estate partnership), the individual partners (both individuals and entities), the sponsor's sales agent (Brown, Harris, Stevens, Inc.), and two engineering firms which, and an individual engineer who, supplied engineering reports and studies as part of the conversion.
The North Quadrant at Parkchester was converted to condominium ownership in 1973, though the sponsor retains and continues to sell apartments in it. The sponsor filed an offering plan for the conversion of the East, West, and South Quadrants, consisting of 8,286 apartments in June 1984. It is in connection with this offering that allegations of fraud are made on behalf of various classes of tenants, insider purchasers, and outside purchasers. While repetition of all the allegations is not necessary, a somewhat detailed sampling is appropriate.
Count One alleges a material misrepresentation, in that the sponsor concealed that some buildings had serious structural defects and that their plumbing and electrical systems needed replacement.
Count Two alleges that the engineering defendants made willful misstatements by omitting information as to the plumbing and electrical systems and the structural defects from their reports.
Count Eleven, the RICO count, alleges not only the false and misleading offering plans, but also the denial of tenants' claims of damage caused by inadequate plumbing and electrical service or structural defects, false statements made in legal actions, and harassment of tenants to effect their eviction, all achieved by use of the mails and telephone. As amended, the complaint also alleges misrepresentations as to the identity of the sponsor and claims (A) that the cost of plumbing repairs was absorbed by management, thereby appearing to lower the maintenance cost of each apartment and creating an artificial condition of lower maintenance costs and higher sales prices, (B) that the insulation of the plumbing pipes was asbestos, and (C) that the plumbing leaks caused electrical short circuits. There are said to be two RICO enterprises--Parkchester Apartments Co. and the defendants as a group.
The Proposed Second Amended Complaint (motion for leave to file denied for "failure ... to allege properly an injury directly caused by the so called RICO allegations under Sedima, S.P.R.L. v. Imrex Co., U.S. 105 S.Ct. [3275] 3276 [
The proposed second amended complaint, after incorporating the original and amended complaints by reference, alleges that Parkchester Apartments Co. is the "enterprise" for RICO purposes and purports to amplify the "racketeering activity" and the "pattern of such racketeering activity" by reference to an "overview" of racketeering acts. In addition to the acts previously alleged, the revised complaint lists the following illegal acts: (A) denial of liability for the maintenance of Parkchester's central malls; (B) improper curtailing of landscape maintenance; (C) making false statements concerning liability for water damage; (D) manipulating costs among different quadrants within the complex; (E) making illegal financial statements; (F) withdrawing hot water, electrical, and elevator services; (G) failing to disclose that the cost of plumbing and electrical repairs are borne by the enterprise; (H) reducing painting services; (I) failing to disclose the purchase of supplies through a related company; (J) selective enforcement of rules and regulations, leading to discriminatory action against certain tenants; (K) illegal destruction of documents; and (L) tax evasion by defendant Helmsley in allocating personal expenses as business expenses. The complaint then alleges specifics as to each claim, although in respect to (K) and (L) above they are "on information and belief."
DISCUSSION
Sedima held that there is no requirement that a private civil RICO action proceed only against a defendant who already has been convicted of the predicate act or of a RICO violation.
A violation of Sec. 1962(c) ... requires (1) conduct (2) of an enterprise (3) through a pattern14 (4) of racketeering activity. The plaintiff must, of course, allege each of these elements to state a claim. Conducting an enterprise that affects interstate commerce is obviously not in itself a violation of Sec. 1962, nor is mere commission of the predicate offenses. In addition, the plaintiff only has standing if, and can only recover to the extent that, he has been injured in his business or property by the conduct constituting the violation.
Footnote 14, attached to element (3) above, pointed out that "the definition of a 'pattern of racketeering activity' differs from the other provisions in Sec. 1961 in that it states that a pattern 'requires at least two acts of racketeering activity,' Sec. 1961(5) (emphasis added), not that it 'means' two such acts. The implication is that while two acts are necessary, they may not be sufficient. Indeed, in common parlance two of anything do not generally form a 'pattern.' "
Significantly, in defining "pattern" in a later provision of the same bill, Congress was more enlightening: "criminal conduct forms a pattern if it embraces criminal acts that have the same or similar purposes, results, participants, victims, or methods of commission, or otherwise are interrelated by distinguishing characteristics and are not isolated events." 18 U.S.C. Sec. 3575(e). This language may be useful in interpreting other sections of the Act. Cf. Iannelli v. United States,
Id.
Since Sedima a number, but by no means all, of the district courts and courts of appeal have been guided by the text just quoted and footnote 14, and by Justice Powell's dissent,
Much of the discussion in the courts and commentaries revolves around whether a pattern can exist within a single criminal episode and whether a pattern requires the presence of a common criminal scheme. As then District Judge Newman observed in United States v. Moeller,
Even within a single episode, of course, the nature of the enterprise and the character of the offense may show a threat of continuity. See United States v. Watchmaker,
After Sedima was decided, the Supreme Court's commentary on the pattern requirement was interpreted in several different ways. Some courts have considered it dictum; others have taken definitive guidance from it. For example, in Illinois Department of Revenue v. Phillips,
On the other hand, in Alexander Grant & Co. v. Tiffany Industries,
In the face of conflicting decisions from other circuits and considerable conflict among the district courts in this circuit, compare Bankers Trust Co. v. Feldesman,
[b]ecause the Sedima footnote does not rise to the level of a holding, it is not controlling. It would be particularly inappropriate in this case ... to reconsider Weisman, since that case carefully and thoughtfully addressed the concerns later considered by the Supreme Court in the Sedima footnote. See Weisman,
Id. Under Weisman, then, "relatedness is supplied by the concept of 'enterprise' expressed in section 1962(c) and the ten year requirement of section 1961(5)." Id. (footnote omitted). The link between the acts was said to be "supplied by the fact that 'the predicate acts constituting a "pattern of racketeering activity" must all be done in the conduct of the affairs of an "enterprise." ' " Id. (quoting Weisman,
The Ianniello panel then rejected the proposition that crimes aimed at a discrete goal similar in time and in instance must be distinguished from those committed to further continuing criminal activity, saying "[a]s discussed above, we believe that the inquiry as to relatedness and continuity is best addressed in the context of the concept of 'enterprise' expressed in section 1962(c), and to a lesser extent, the ten year requirement of section 1961(5)." Id. at 191. Ianniello then held that "an enterprise with 'a single purpose,' here fraud continuing indefinitely, can provide the basis for a section 1962(c) violation. The common purpose in this case was to skim profits and had no obvious terminating goal or date, clearly establishing the enterprise requirement." Id. at 191-92 (emphasis added). The court rejected the Eighth Circuit's holding in Fulmer and sought to draw support from United States v. Teitler,
If all we had then were Ianniello, this case would be easy; surely here an enterprise is alleged--an enterprise which meets the requirements of 18 U.S.C. Sec. 1961(4), defining an enterprise as "any individual, partnership, corporation, association, or other legal entity, and any union or group of individuals associated in fact although not a legal entity." The allegations also satisfy the standards of United States v. Turkette,
The first of these was Beck v. Manufacturers Hanover Trust Co.,
In Furman, the panel upheld dismissal of a RICO claim after pointing out that Sedima 's note 14 "held that in order for there to be a pattern of racketeering activity, there must be continuing activity or continuity in the conduct at issue."
As if this were not enough, even more recently another panel decided Albany Insurance Co. v. Esses,
Both allegations would do nothing to establish the "continuity plus" that Ianniello requires to establish a "pattern." Even if [the earlier insurer] had been the initial target of the fraud, [the defendants'] alleged enterprise still had only one target--the insurer of its shoes--and one finite goal--inducing that insurer to pay a fraudulent insurance claim. Arson, even if proven, would merely have supplied evidence of an additional predicate act, not evidence of a threat of continuing criminal activity.
Id.
Just the other day, a panel followed Albany and Beck in holding that an amended complaint was "properly dismissable for plaintiffs' failure to establish 'continuity' as that factor relates to the RICO enterprise." Creative Bath Prods., Inc. v. Connecticut Gen. Life Ins. Co.,
Essentially, then, the court has come some distance from Ianniello. Although, except for Albany, we speak in terms of "enterprise" rather than "pattern," we nonetheless require continuity in any event, and find insufficient evidence of continuity in a single criminal episode regardless of how many fraudulent acts it entails. In other words, a single criminal episode or scheme does not charge a claim under RICO because it lacks sufficient continuity to constitute an enterprise, even if its fraudulent acts constitute a pattern.
Where are we left? The instant case involves a single alleged scheme to defraud buyers, tenants, and the authorities overseeing the laws pertaining to such. Nevertheless, considerable continuing activity is alleged. The alleged enterprise, the partnership, is indeed ongoing and still in the process of selling or seeking to sell condominiums pursuant to its allegedly fraudulent offering plan. Moreover, the allegedly fraudulent failure to disclose the status of the plumbing and electrical systems along with its alleged cover-up is claimed to be ongoing. If Ianniello were followed to the letter, arguably there is both pattern and enterprise. If Beck or Furman is followed, there may or may not be sufficient continuity since the purpose, or the principal purpose, of the alleged enterprise is to sell a finite number of condominiums to tenants and outside purchasers. But if the combination of Furman and Albany have turned footnote 14 of Sedima into a holding--thereby implicitly overruling Ianniello 's reference to dictum--so that a pattern of racketeering activity must be established, then we are confronted with the very same question the other circuits have faced with opposing viewpoints. Since Creative Bath indicates this is not the case, we must decide whether a discrete, even if widespread, and a continuing even if finite, scheme is sufficient to permit a plaintiff to take advantage of RICO. We hold that it is not. The additional acts alleged in the proposed second amended complaint do not take away from the discrete, finite nature of the scheme alleged. Accordingly, we affirm, even though we agree that this case should be reheard en banc to clarify Second Circuit law.
Judgment affirmed.
