OPINION
Relator, Baptist Hospitals of Southeast Texas, seeks a writ of mandamus compelling the trial court to quash the deposition of an attorney of record and enter a protective order. Mandamus will issue to correct an abuse of discretion if there is no other adequate remedy by law.
See Walker v. Packer,
Baptist sued various contractors and engineering and architectural firms for negligence, breach of contract, and breach of warranty regarding the design and construction of the ambulatory surgical center owned by Baptist. Beaumont Surgical Affiliates, Ltd. (BSA), the real party in interest in this mandamus proceeding, was Baptist’s tenant at the Center. Claiming Baptist breached the lease by failing to provide suitable premises, BSA intervened in the lawsuit. BSA served a notice to take the deposition of one of Baptist’s attorneys of record in the litigation, and Baptist moved to quash the deposition. Baptist asserted work product and attorney-client privileges. The trial court denied the motion and ordered that BSA could proceed with the deposition.
The Texas civil procedure and evidence rules embody work-product and attorney-client privileges that have long been part of the common law.
In re City of Georgetown,
Were such materials open to opposing counsel on mere demand, much of what is now put down in writing would remain unwritten. An attorney’s thoughts, heretofore inviolate, would not be his own. Inefficiency, unfairness and sharp practices would inevitably develop in the *140 giving of legal advice and in the preparation of cases for trial. The effect on the legal profession would be demoralizing. And the interests of the clients and the cause of justice would be poorly served.
Id.,
In reflecting upon the importance of the work product and attorney client privileges in the document production context, the Fourteenth Court has observed that “[i]f we were to hold that all or part of a document containing privileged information should be disclosed because it also included facts pertinent to the lawsuit, the purpose of the attorney-client and work-product privileges would be annihilated.”
Pittsburgh Coming Corp. v. Caldwell,
Crucial to this case is that the attorney noticed for deposition is the attorney of record in on-going litigation who has been ordered to testify concerning the subject matter of the litigation.
2
Compelling an attorney of record involved in the litigation of the case to testify concerning the suit’s subject matter generally implicates work product concerns. In
State ex rel. Curry v. Walker,
*141 The Rules of Civil Procedure protect work product from discovery. Tex.R. Civ. P. 192.5(b). Rule 192.5(a) defines work product as follows:
(1) material prepared or mental impressions developed in anticipation of litigation or for trial by or for a party or a party’s representatives, including the party’s attorneys, consultants, sureties, indemnitors, insurers, employees, or agents; or (2) a communication made in anticipation of litigation or for trial between a party and the party’s representatives or among a party’s representatives, including the party’s attorneys, consultants, sureties, indemnitors, insurers, employees, or agents.
Tex.R. Crv. P. 192.5(a). The rule distinguishes between core work product and non-core product. Core work product, which is not discoverable, is defined as the work product of an attorney, or his representative, that contains the attorney’s mental impressions, opinions, conclusions, or legal theories. Tex.R. Crv. P. 192.5(b)(1). Work product that does not fall within “core work product” may be discoverable, but “only upon a showing that the party seeking discovery has substantial need of the materials in the preparation of the party’s case and that the party is unable without undue hardship to obtain the substantial equivalent of the material by other means.” Tex.R. Crv. P. 192.5(b)(2). If a court orders the discovery of work product pursuant to Rule 192.5(b)(2), the court “must — insofar as possible — protect against disclosure of the mental impressions, opinions, conclusion, or legal theories not otherwise discoverable.” Tex.R. Civ. P. 192.5(b)(4). 4
A party whose deposition has been noticed may seek protection through assertion of privileges and offer evidence supporting the privilege asserted. This party has the burden of proof.
See generally In re E.I. DuPont de Nemours & Co.,
To support its privilege claims, Baptist submitted affidavits. Phillip G. Sivils, director of claims/insurance/legal services at Baptist Hospitals from June 2000 through January 2003, stated by affidavit as follows:
2. ... I retained Charles W. Goehringer, Jr. of Germer Gertz L.L.P. to represent Baptist for legal consultation and representation concerning the matters which have ultimately become the basis for this suit. I was concerned about possible litigation at the time that I retained [him].
3. I retained the services of Mr. Goeh-ringer and his firm in approximately 2001.
*142 4. The purpose was to investigate, prosecute and defend all claims relating to the construction and design of the ambulatory surgery center.... I fully intended Mr. Goehringer to investigate all legal issues relating to the construction and design of the ASC and determine what design and construction defects, if any, that may have existed, in anticipation of and in preparation for litigation. Mr. Goehringer’s duties did not, nor did they ever, during my employment at Baptist, include any decisions regarding remediation and repair efforts. Any and all such decisions were made by Baptist, its employees and consultants.
5. I retained Mr. Goehringer to investigate the circumstances surrounding any issues relating to the ASC in question. Specifically, I retained him for his legal knowledge, skills and ability to monitor and investigate potential and actual claims for legal analysis. The sole purpose for my retention of Mr. Goehringer in the above-referenced matter was for him to investigate, monitor, prosecute and defend legal claims for Baptist relating to the ASC.
6. Mr. Goehringer’s background as an engineer made him uniquely qualified to effectuate legal representation of Baptist in this matter. I did not hire him to perform or supervise any engineering related tasks.
7. Mr. Goehringer was not a project manager for Baptist for any property, issue, or enterprise. He only served as Baptist’s legal counsel and performed necessary legal services and investigations on Baptist’s behalf.
Ms. Julia Hyett, the Baptist employee who succeeded Sivils, attested to similar facts regarding Goehringer and his representation of Baptist Hospital. Neither Hyett nor Sivils dispute that Goehringer was present for numerous inspections of the surgery center.
BSA presented affidavits indicating Goehringer was involved in observing, investigating, monitoring, reviewing, and evaluating the technical problems at the surgery center; that he communicated numerous times with BSA representatives; that he attended meetings where construction problems were discussed; that he was involved in testing performed at the Center; that he represented that Baptist would compensate BSA’s Darlene Vega for a weekend’s work and pay the cost of BSA’s hygienist’s mold inspection; and that he was the “point of contact” person for Baptist with BSA. With this conduct, BSA argues Goehringer’s work was not that of an attorney but that of an “engineer, construction manager and relationship manager.” BSA contends Goeh-ringer’s work in this area was not work product, he was not acting as an attorney, and he became a fact witness subject to being deposed.
BSA relies on
In re Texas Farmers Insurance Exchange,
While we do not mean to suggest agreement with the language and holding in Farmers, 6 the instant case is distinguishable. In Farmers, the Court determined the attorney was hired and functioned as an investigator until the date Farmers denied the claim and that litigation was not anticipated until the claim was denied. Unlike the attorney in Farmers, Goehringer is the attorney of record in on-going litigation. He was retained to investigate, monitor, and evaluate problems relating to the surgical center’s design and construction and to represent Baptist in all phases of the controversy, including anticipated litigation.
Every attorney of record in a case being litigated, or in a case where litigation is anticipated, obtains “factual, relevant information.” Performing the function of a lawyer does not preclude a litigation attorney from observing, investigating, monitoring, and evaluating the facts surrounding the matter in controversy. The evidence does not show Goehringer was a fact witness divorced from the litigation. His work was reasonably related to and in furtherance of the prosecution of Baptist’s case against the defendants, and also related to mitigating its damages regarding BSA and to defending against BSA’s causes of action. We conclude his activities fall within the Rule 192.5 work product definition.
BSA maintains it seeks information that Goehringer did not acquire in anticipation of litigation and argues that Baptist was not anticipating litigation against BSA when Baptist filed suit against the contractors and other defendants in February
*144
2002.
7
BSA did not intervene in the suit until December 2003. However, the record establishes that in an April 2002 letter from BSA to Baptist, BSA expressly-threatened suit against Baptist over the same matters addressed in Baptist’s suit against the contractors. Based on that letter and the fact that Baptist had already filed suit regarding defects in the premises leased by BSA, a reasonable person would have concluded there was a substantial chance litigation with BSA would occur. More particularly, Baptist, the party resisting discovery, could have believed in good faith there was a substantial chance litigation would ensue and investigated, monitored, evaluated, and attempted to mitigate damages in anticipation of suit. The work product privilege is of continuing duration and not applicable solely to the lawsuit in which it arises.
See Owens-Corning Fiberglas Corp. v. Caldwell,
BSA argues that even if Baptist did reasonably anticipate litigation, Goeh-ringer was under an ethical obligation to inform BSA representatives, whom he knew to be represented by counsel, that he could not speak with them about the facts of the case. Tex. Disciplinaey R. PROf’l Conduct 4.02(a), reprinted in Tex. Gov’t Code Ann., tit. 2, subtit. G, app. A (Vernon 2005)(Tex. State BaR R. art. X § 9). Because Goehringer allegedly failed to do so, BSA argues Baptist cannot cloak itself in work product privilege. The preamble to the rules of professional conduct states, “[TJhese rules are not designed to be standards for procedural decisions[,]” and they “are not intended to govern or affect judicial application of either the attorney-client or work product privilege.” Tex. DisciplinaRY R. Prof’l Conduct preamble ¶¶ 15, 16. We note there is no indication in the record that BSA objected to or did not consent to the communications with Goeh-ringer. Given the circumstances, we decline to apply the rule to estop the assertion of the work product privilege in this case.
In view of the work product privilege, BSA had the burden to demonstrate the substantial need and undue hardship requirements for discovery of non-core work product. See Tex.R. Civ. P. 192.5(b)(2). While BSA submitted affidavits that indicated Goehringer was intimately involved in remediation efforts and was the only Baptist representative with whom BSA dealt on all operational, leasing, and construction issues, there is also evidence BSA routinely dealt with numerous Baptist employees, including Phillip Sivils, Julie Hyett, Wilson Weber, David Parmer, David Lognion, and Randy Tippett, as well as consultants William Neild and Larry Gray, and various contractors on those issues. Further, a Baptist employee stated by affidavit, “Mold remediation plans were prepared by vari *145 ous consultants and contractors retained by Baptist and not by Mr. Goehringer. All air testing for the Surgery Center was directed and coordinated by industrial hygienist, Kyle Dotson, as well as other consultants retained by Baptist, and not by Mr. Goehringer.” If, as BSA argues, it had substantial need for this information, there were Baptist employees and numerous contractors and consultants who could be deposed. Although BSA purportedly deposed Baptist personnel Julie Hyett and David Parmer, BSA apparently did not, in this record, ask any questions about the mold testing, the construction, leasing, and operational aspects of the Center, or payment of Vega, a BSA employee, or BSA’s industrial hygienist’s expenses — areas about which BSA says it wants information. Baptist also states BSA has not deposed Baptist’s architectural expert or any of the other experts and contractors who actually performed the work. BSA does not dispute this claim. Thus, BSA has failed to show it cannot acquire the information it seeks or its substantial equivalent through other sources and less intrusive means.
Generally, an attorney of record in litigation is an advocate, not a fact ■witness, in the litigation process. As with compelling production of opposing counsel’s litigation file, compelling a deposition of the opposing party’s attorney of record concerning the subject matter of the litigation is inappropriate under most circumstances. Calling opposing counsel of record as a witness seriously disrupts the counsel’s functioning as an advocate and may create a false impression that the advocate was improperly involved in the underlying issues in the litigation. Restatement (ThiRd) of the Law Goveening Lawyers § 108(4) cmt. 1 (2000). Normally, if an issue of disqualification is to be raised, it should be done in a straightforward manner by a motion to disqualify.
See generally In re
Sanders,
Although the discovery rules provide access to material information, the rules also provide effective means of limiting discovery to preserve litigation as a viable dispute resolution mechanism.
See generally In re Sears, Roebuck & Co.,
Here, BSA has not shown that it has substantial need of the facts known by Goehringer for the preparation of its case and that it is unable without undue hardship to obtain the substantial equivalent of the material by other means. The order compelling the deposition of the attorney of record does not limit its scope in any way or otherwise protect against disclosure of work product. Under these circumstances, the trial court abused its discretion in ordering the deposition of trial counsel.
We conditionally grant mandamus relief and will issue the writ only if the trial court does not vacate its order of February 23, 2005.
PETITION CONDITIONALLY GRANTED.
Notes
. The United State Supreme Court characterized the discovery sought in
Hickman
as "an attempt to secure the production of written statements and mental impressions contained in the files and the mind of the attorney ... without any showing of necessity or any indication or claim that denial of such production would unduly prejudice the preparation of petitioner’s case or cause him any hardship or injustice.”
Hickman,
. Cases involving different circumstances include
Huie v. DeShazo,
. This opinion centers upon the work-product exemption raised by Baptist, but similar concerns may arise in the attorney-client privi *141 lege context when a party notices the deposition of the opposing attorney in the litigation.
. The work product privilege includes the following exceptions: information discoverable under Rule 192.3 concerning experts, trial witnesses, witness statements, and contentions; certain trial exhibits; the name, address, and telephone number of any potential party or any person with knowledge of relevant facts; any photo or electronic image of underlying facts; and any work product created under circumstances within an exception to the attorney-client privilege in Rule 503(d) of the Rules of Evidence. Tex.R. Crv. P. 192.5(c).
. Other cases, distinguishable from this case, have allowed the deposition of an attorney of record when he injects himself into the case as a witness by filing an affidavit on contested facts, or when he is alleged to have conspired to obtain a default judgment.
See Smith, Wright & Weed, P.C. v. Stone,
.
Farmers
involved an attorney retained "to
obtain facts by taking
the [insureds’] examinations under oath” and to "give a legal opinion to Farmers regarding potential litigation issues.”
Farmers,
. The Supreme Court has employed a two-part test for anticipation of litigation. Documents, communications, or mental impressions are prepared in anticipation of litigation if (1) a reasonable person would have concluded from the totality of the circumstances that there was a substantial chance that litigation would ensue (objective standard); and (2) the party resisting discovery believed in good faith that there was a substantial chance that litigation would ensue and prepared the material, conducted the investigation, developed the mental impression, or communicated the information in anticipation of such litigation (subjective standard).
See National Tank Co. v. Brotherton,
