Robert R. Jones Associates, Inc. v. Nino Homes, Michele Lochirco, Diebele-GinterRobert R. Jones Associates, Inc. v. Nino Homes, Michele Lochirco, Diebele-Ginter
Nino Homes and Michele Lochirco appeal the judgment entered by the district court in favor of Robert R. Jones Associates, Inc. The district court held that Nino Homes and Lochirco had violated the Copyright Act of 1976,
Robert R. Jones Associates, Inc. designs, builds, and- sells custom-made houses. Nino Homes also constructs and sells new houses. Michele Lochirco is the principal shareholder and president of Nino Homes, and he is also the company’s chief executive and operating officer.
In 1980, Jones Associates hired an architect to prepare a complete set of architectural drawings, including floor plans and elevations, for a house which was eventually called the “Aspen”. These plans were based on design concepts generated by Robert R. Jones, the sole shareholder of Jones Associates. After receiving the completed plans from the architect, Jones Associates constructed two model houses in accordance with the Aspen plans, one in the Grosse Pines subdivision in Rochester, Michigan, the other in the Maplewood North subdivision in West Bloomfield, Michigan. In order to promote sales of its houses in those two subdivisions, Jones Associates distributed to potential buyers brochures which contained abridged floor plans of the Aspen.
In June 1983, one of those potential customers informed Robert Jones that a competing developer was constructing houses that were very similar to the Aspen. Jones subsequently investigated this tip, and, while driving through Nino Homes’ Clinton River Valley subdivision, a development less than three miles from Jones Associates’ Grosse Pines subdivision, he recognized one of the houses as being nearly identical to his design. Jones then checked the building permit at the construction site, and from the information contained on the permit, Jones was able to locate the building plans filed by Nino Homes with the Rochester Hills Township. After examining these plans, Jones concluded that his Aspen plans had been copied, so he promptly registered the complete architectural drawings and the abridged floor plans. Immediately thereafter, Jones sent a letter to Nino Homes demanding that construction of the allegedly identical house cease. When Nino Homes denied that its house, which it called the “Riverside”, was a copy of the Aspen, Jones Associates commenced this action.
During the trial which followed, Jones Associates offered evidence that Nino Homes had unlawfully copied its Aspen plans. The record shows that Nino Homes had hired an architectural firm called Die-bele-Ginter to design a house. Before construction of the house initially designed by Diebele-Ginter had begun, however, Lo-chirco apparently gave Clifford Ginter, one
On the basis of this evidence, and other documents which showed that the Riverside design was virtually identical to the Aspen design, the district court concluded that Nino Homes and Diebele-Ginter had infringed upon Jones Associates’ copyright. The court then found that, had Nino Homes not sold seven houses which were built according to the infringing copies, Jones Associates would have sold seven additional houses. Therefore, the court awarded actual damages in the amount of $298,870: $212,550 for presumed profits not earned by Jones Associates because of Nino Homes’ infringement, and $86,320 for the profits earned by Nino Homes from the sale of the houses built pursuant to the infringing plans. The district court also awarded attorneys’ fees to Jones Associates, but the court limited this award to 5 Aths of the fees incurred because two of the seven houses were completed before Jones Associates’ copyrights were registered. The district court subsequently amended its judgment to include prejudgment interest. Lochirco and Nino Homes now appeal, challenging the district court’s decision in several respects. 1
At the outset, Lochirco and Nino Homes contest the court’s liability finding. They contend that the district court erred in admitting Diebele’s testimony concerning what he was told by his partner about the photocopy which was found in Diebele-Ginter’s files. Lochirco and Nino Homes argue that this inadmissible hearsay testimony is the only evidence of their access to the copyrighted work. Therefore, they maintain, they cannot be held liable for copyright infringement. This argument is unavailing for two reasons.
First, we believe Diebele’s testimony was properly admitted. The district court held that the challenged testimony, that Ginter told Diebele that Lochirco had given him the photocopy of the Aspen floor plans and had instructed him to duplicate them, was admissible under
Lochirco and Nino Homes’ liability argument also fails for a second reason. They maintain that proof of their access to the copyrighted material is a prerequisite to finding them liable for copyright infringement, and they claim that the arguably inadmissible testimony is the only evidence of such access. Therefore, they continue, the court erred in finding them liable. This argument is fundamentally flawed.
In order to establish copyright infringement, the owner of a valid copyright must prove that the defendant or the person who composed the allegedly-infringing work copied the copyrighted material.
Ferguson v. National Broadcasting Co., Inc.,
Here, Jones Associates has clearly proven that Diebele-Ginter, the architectural firm that designed Nino Homes’ allegedly infringing plans, had access to the copyrighted work. Access merely means an opportunity to view the protected material. 3 M. Nimmer on Copyright § 13.02[A] (1988). The photocopy found in the firm’s files clearly shows that the architects had an opportunity to view Jones Associates’ design. Diebele's challenged testimony, which shows how the architects obtained that access, was not vital to the success of Jones Associates’ claim. This testimony, which we believe was properly admitted, merely helped the court to apportion relative responsibility for the unlawful conduct. 2 Because Jones Associates has proven that the drafter of the allegedly infringing plans had access to its copyrighted work, because Lochirco admitted during the trial that he made several copies of Diebele-Ginter’s infringing plans, and because Lochirco and Nino Homes in this appeal have not challenged the court’s finding that their Riverside plans are substantially similar to the Aspen plans, we affirm the court’s conclusion that Lochirco and Nino Homes have infringed upon Jones Associates’ copyright.
With respect to the amount of actual damages awarded to Jones Associates, however, we must modify the district court’s decision. While we do not adopt the position advanced by Nino Homes, we believe the court’s award is excessive.
Nino Homes contends that the district court used an improper standard to compute the damages it awarded to Jones Associates. The court held that Jones Associates was entitled to recover the profits it would have earned on the sale of additional houses had Nino Homes not used infringing copies of the Aspen plans to build houses which it sold. Nino Homes maintains that this “lost profits” standard is not the appropriate measure of damages in an action for copyright infringement where the protected work is architectural plans. Rather, Nino Homes argues, the proper standard is the fair market value of the architectural plans at the time of the infringement. We disagree. But to appreciate fully the legal issue posed by this seemingly straightforward argument, one must understand the fundamental differences between copyright and patent laws.
Under
Because their work can rarely, if ever, satisfy the more rigorous novelty standard applied to patent applications, architects generally look to copyright law for protection of their creative works. And, although the Copyright Act does not expressly refer to architectural plans, the statute does afford protection to “pictorial, graphic, and sculptural works,”
Architectural plans, however, “are subject to certain qualifications peculiar to this form of work.” 1 Nimmer § 2.08[D][2][a] at 2-105. The copyright statute “does not afford, to the owner of a copyright in a work that portrays a useful article as such, any greater or lesser rights with respect to the making, distribution, or display of the useful article so portrayed than those afforded to such works under the law ... in effect on December 31, 1977.”
In Baker, the plaintiff sought copyright protection for a book which the author claimed explained a new bookkeeping system. In addition to material explaining the system, the book included blank forms specifically designed for use with this system. The defendant in the case subsequently published a book with similar forms. The plaintiff then brought suit claiming that, because the defendant’s work embodied an accounting system similar to the system explained in the plaintiff’s book, the defendant’s work infringed on plaintiff’s copyright.
The Supreme Court rejected the plaintiff’s Claim. The Court essentially held that, “although copyright protection extends to the particular
explanation
of an art or work, it does not protect
use
of the art or work described by the copyrighted publication.”
Demetriades v. Kaufmann,
This court addressed the issue in
Scholz Homes, Inc. v. Maddox,
The court in Scholz Homes recognized the dilemma caused by Baker v. Selden in such cases. The court stated that, if read most literally, “Baker would seem to permit the making of [duplicate] plans as well as the construction of [identical] buildings.” Id. at 86. In order to give architects some protection, however, the court suggested that Baker could be interpreted as protecting solely against the selling of infringing plans, but not against their unauthorized use. Id. Finally, the court stated that, to give architects even greater protection, Baker could be followed only to the extent of holding that the possession of the copyright in the plans gives no exclusive right to construct the depicted building; accordingly, more extensive protection would “be provided by declaring the making of unauthorized copies [and the construction of a building according to the infringing copies] of the plans to be an infringement.” Id.
The Scholz Homes court, however, avoided this difficult issue. The court concluded that the brochure which contained the drawing “was copyrighted to preserve its value as an advertising medium and not to give Scholz the exclusive right to copy the plans depicted therein.” Id. at 87. Therefore, the court reasoned, the district court had correctly concluded that there was insufficient evidence to support a claim of infringement. Id. Other courts, however, have tackled the fundamental issue head-on.
In
Imperial Homes Corp. v. Lamont,
The court in
Imperial Homes
recognized that the
Baker
decision warned against extending a copyright into a patent. The court reasoned that “no copyrighted architectural plans ... may clothe their author with the exclusive right to reproduce the
The court in
Herman Frankel Organization v. Tegman,
Another federal district court recently addressed a similar issue. In
Demetriades v. Kaufmann, supra,
a real estate developer brought a copyright infringement action to enjoin another developer from completing construction of a house which the defendant conceded was being built pursuant to plans which were merely tracings of the plaintiff’s copyrighted plans. The court recognized that, under
Baker v. Selden,
although the plaintiff may have a valid copyright in the architectural plans that served as the basis for its uniquely designed house, that copyright “protection simply does not extend to the design or the house itself absent a design patent.”
Demetriades v. Kaufmann,
The rule which emerges from these cases is that one may construct a house which is identical to a house depicted in copyrighted architectural plans, but one may not directly copy those plans and then use the infringing copy to construct the house. As a logical extension of this rule, we hold that, where someone makes infringing copies of another’s copyrighted architectural plans, the damages recoverable by the copyright owner include the losses suffered as a result of the infringer’s subsequent use of the infringing copies.
5
Ac
In a copyright infringement action, the copyright owner is also entitled to recover “any profits of the infringer that are attributable to the infringement
and are not taken into account in computing the actual
damages.”
We also believe the district court’s decision to award attorneys’ fees was improper. In addition to damages, the district court “may also award a reasonable attorney’s fee to the prevailing party as part of the costs.”
This proportional limitation, however, is fundamentally at odds with our analysis of
Baker v. Selden
and its progeny. Here, we have held that, although the owner of copyright in architectural plans cannot prevent the building of a duplicate structure, the copyright owner is entitled to recover lost profits if the alleged infringer uses infringing copies of the copyrighted plans to construct the substantially similar building. Critical to our conclusion that this Holding is consistent with
Baker
is the fact that Nino Homes copied the Aspen plans before building its houses pursuant to the infringing copies. Conceptually, therefore using those infringing copies to build seven houses did not constitute seven discrete acts of infringement. Rather, the infringing act was the making of infringing plans, and the construction of the houses according to those infringing copies merely multiplied the damages attributable to the infringing act. Moreover, this conclusion advances the statute’s goal of encouraging prompt registration, and it is consistent with the decisions of other courts that have addressed the same issue in other contexts.
See, e.g., Whelan Assoc., Inc. v. Jaslow Dental Laboratory,
In sum, we affirm the district court’s decision to compensate Jones Associates for the damages it suffered, both as a result of Nino Homes’ unauthorized duplication of Jones Associates’ copyrighted architectural plans and, more significantly, as a result of Nino Homes’ subsequent use of the infringing copies. The awarding of Nino Homes’ profits in addition to Jones Associates’ actual damages, however, constitutes a double recovery in clear contravention of the statutory language, and it is reversed. We also reverse and vacate the district court’s decision to award attorneys’ fees and prejudgment interest.
Notes
. Diebele-Ginter, the other defendant found liable for copyright infringement by the district court, did not appeal that decision.
. Given that Lochirco was building houses within three miles of Jones Associates, he clearly had a reasonable opportunity to view the Aspen and see the abridged floor plans contained in the promotional brochure. Therefore, irrespective of the testimony linking him to the specific brochure discovered in Diebele-Ginter’s files, the court’s conclusion that Lochirco had access to the protected work is clearly correct.
. Professor Nimmer framed the issue succinctly: "But are there some works [i.e. architectural plans] which by their very nature may be copied only for purposes of use and not for purposes of explanation, so that to deny liability by reason of copying is in effect if not in theory to deny copyrightability?” 1 Nimmer § 2.18[C] [1] at 2-200.
. In
Muller v. Triborough Bridge Authority,
. The same result would not necessarily obtain if the alleged infringer merely made houses which were substantially similar to the house depicted in the copyrighted plans. Our holding is limited to the facts before us, and our decision rests in large part on the convincing evidence that Lochirco directly copied the Aspen plans themselves and did not merely duplicate the house. Cf. 1 Nimmer § 2.08[D] [2] at 2-106.
. The district court found that Jones Associates earned, on average, $32,700 on the sale of each Aspen. Nino Homes, however, only earned an average profit of $13,280 on the sale of each Riverside according to the court’s findings.
. Jones Associates suggests that the award of attorneys’ fees is a decision committed to the discretion of the district court and that we may not upset such an award unless we find that the court abused its discretion. Although
. The Patent Act, unlike the Copyright Act, expressly authorizes the court to award prejudgment interest.