PROPERTY DIVISION – VALUATION – BUSINESS PROPERTY – EXPERTS. It’s
well-established that when there’s a battle of the experts, a trial judge who
wants to pick his own number, and not adopt
in
toto the answer of either expert witness, can do so. And so a Henrico judge
did not err in cherry-picking one element from one expert’s testimony, and
another from another’s, and mixing and matching ‘em to get his own number. Put
another way, the judge has broad discretion to resolve a conflict between
expert witnesses on valuation issues. A recent case involved, for the most
part, hotel-owning corporations. The analysis is fairly abstract and although
one of the experts produced from his calculations a “net equity value,” before
isolating the husband’s share from those of his partners to get a “pro rata equity
value,” and then gave it a discount for minority-fraction ownership, it was,
after all, “intrinsic value” that the judge wanted. That was not any more
lucidly defined or explained here than it was in the
Howell case, wherein it was hard to perceive it as anything but a
rubber yardstick. But of course the Court of Appeals here quoted
Bosserman to the effect that that means
what it is worth to the owner.
So this hotel-owner case,
Patel v. Patel,
61Va. App. 714, 740 S.E.2d 35 (4/9/13), reaffirmed that “intrinsic value,”
whatever that is, is the (case law) standard under Virginia law. Now
Bosserman does, at least, helpfully
explain that “Intrinsic value is a very subjective concept that looks to the
worth of the property to the parties. The methods of evaluation must take into
consideration the parties themselves and the different situations in which
they exist. The property may have no market value, and neither party may
contemplate selling…. Commonly, one party will continue
to enjoy the benefits of the property, while the other must relinquish all
future benefits.” (Oh, for the days of “fair market value.”)
But, the explanation
continues, precise adaptation of any valuation method “to the facts of the case
must vary with the myriad situations ... among married couples.” Indeed. So in
other words, you’re right. The rule is that it’s whatever the judge says it is.
And God forbid he or she should neglect to say, “I’m using intrinsic value”
before saying “it’s worth X.” Here, in the evaluation of two companies, two
experts, with an income approach, determined the values of the hotels the
companies operated. The third came up with full value of the companies
themselves, and discounted the husband’s share of ownership for his fractional
interest. The trial court adopted the first two experts’ appraisal for the
hotels, then used the third one’s method to value the companies (which owned
cash assets too), and subtracted
their debts, but did not discount, as the third expert did, the value of
husband’s share. This was consistent with intrinsic value (of course). (After
all, what isn’t?) The non-liquid nature of husband’s interest was considered
when making the ultimate equitable distribution. The two hotels had a negative
value, but the judge found zero values for them. When the debts of an asset exceed
its value, it’s worth zero, the Court said. An offset to the total marital
estate value for the negative value of one asset “is not recognized in
Virginia law” for equitable distribution of marital property (except for cases
of proved dissipation), the Court explained. Maybe in most cases, husband
argued, but when the business owner might be personally liable for the
companies’ debts, not. The Court of Appeals rejected that.
Ultimately, having laws, and especially appellate case law, is about the
precise meaning of words, isn’t it? And perhaps what is really meant by the
Court of Appeals’ use of “intrinsic value” is not “its value to the owner,” but
“its theoretical value to an owner situated as this one is (an owner in this
owner’s situation).” It would, then. still seem to be a strange thing to ask
of an expert witness, who after all (I mean come on, really) is supposed to
give an
objective answer, according
to that scientific
Daubert standard.
Otherwise, if you are going to use a legal standard like “intrinsic value” for
the valuation of real estate,corporations,
or material goods in lawsuits, we might as well be like the unlettered peasant
or the village moron scratching his head, cudgeling his brains and stammering
when he is brought up before the Lord of the Manor for poaching leverets (or
grousing in the goody, or whatever). This isn’t exactly like the principle of
the Twelve Tables at work here.
The Court held that the fact that the husband may possibly, at some future
time, find himself personally liable is not properly a part of a marital
property valuation and division. The Court also includes a very helpful
discussion articulating and explaining “going-concern value.” This was another
part of the refutation of husband’s argument about personal liability for
defaults. The Court of Appeals cleverly recognizes that cases like Hodges
involved an erroneous argument by one side that sought to get blood out of the
other side’s non-existent turnip, which might be a remedy when dissipation is
alleged and proved, but when not, not. The Court adds that “unfortunately, Hodges is silent as to the reasoning
behind its holding. However, the
rationale of the Court’s decision in Hodges
becomes clear in the context of a case such as this.” It explains that
“simply because a company’s debts exceed its assets at a given point in time
does not mean that the company has a negative value. Nor does it mean that the
company is incapable of generating profits or that the company does not have a
positive cash flow capable of paying off any debt. Instead, it merely shows
that at the time of valuation the
company has more debt than assets.” The Court noted that at least one other
jurisdiction treats indebted marital property this way, citing Kline v. Kline, 581 A2d 1300 (Md. App.,
1990). Thus, it says, the circuit court “was not plainly wrong in finding that
the loans were ‘valid debts incurred by going concerns.’” Patel v Patel, 61 Va. App. 714, 740 S.E.2d 35 (4/9/13).