New workplace bullying guidelines

New WorkSafe “Preventing and responding to workplace bullying” guidelines issued on 20 February 2014 provide assistance to employers and employees on how to deal with workplace bullying.  The guidelines outline best practice for dealing with all levels of workplace bullying.  They include a series of templates and checklists aimed to enable such issues to be resolved in the workplace before turning to third parties such as mediation services through the Ministry of Business, Innovation and Employment.

Whilst it is nothing new, workplace bullying is increasingly being brought to the fore and this has highlighted the need for clarity around processes and expectations for both employers and employees.  Employers have an obligation to provide a safe work environment for employees and conversely employees also have an obligation to raise potential safety hazards with their employers, including bullying.  The new WorkSafe guidelines define bullying as:

“repeated and unreasonable behaviour directed towards a worker or a group of workers that creates a risk to health and safety. Repeated behaviour is persistent and can involve a range of actions over time. Unreasonable behaviour means actions that a reasonable person in the same circumstances would see as unreasonable.  It includes victimising, humiliating, intimidating or threatening a person.”

Employers must ensure that, where a bullying complaint is made, a thorough investigation must be completed by an impartial investigator to determine:

  • Whether or not the allegations of bullying have merit, based on the collection of all relevant evidence including interviews with other employees and documentary evidence; and
  • What next steps need to be taken to ensure a safe workplace, regardless of whether the allegations are proven.

The key focus is on protecting the health and safety of employees and acting in good faith by carrying out a fair and thorough investigation process.  The general principles of natural justice apply to the process itself and employers must protect all employees throughout the process, meaning that the rights of the complainant and the alleged bully are to be balanced carefully.  Keeping the parties informed of the process and next step(s) at each stage of the process is important so that both parties are not unnecessarily affected by the process itself.  This can occur through delays, causing stress for the parties involved, or failing to ensure confidentiality.

The WorkSafe guidelines can be found online on the WorkSafe New Zealand website.  Our Team can provide legal advice on the management and investigation of bullying claims and the drafting of policies/procedures to cover these issues.

Renika is an Associate in our Dispute Resolution and Māori Legal Teams and can be contacted on
07 958 7429.

Fencing: Who pays?

Introduction

The Fencing Act 1978 (“the Act”) deals with the question of who pays for the erection of fencing and repairs to dividing fences between adjacent properties.  This can also be dealt with by way of a fencing covenant or agreement.

If you are looking to buy some land, it is recommended that you first check the title to the land to see if there is a fencing covenant or agreement in place.  If there is, it is important to consider the particular implications of the fencing covenant or agreement before committing to a purchase.

This article discusses those implications as well as the requirements of the Act.  The Act will apply in the event that there is no fencing covenant or agreement in place.

The Act

Section 9 of the Act  provides that where you are an occupier of adjoining land that is not divided by an adequate fence, you are liable to contribute in equal proportions to the costs of erecting a fence or for any work to be carried out on a fence.

However, this does not apply where there is a fencing covenant or agreement in place that is registered against the title to the land to which it relates.

Fencing covenant

A fencing covenant is an agreement between two parties where one party may not be required to contribute towards the costs of erecting a fence or the the costs of any work to be carried out on a fence.

If you have the burden of a fencing covenant noted on the title to your land and wish to erect a boundary fence, the adjoining owner will not be required to make any contribution towards the cost.  It is usual for developers to ensure that they hold the benefit of a fencing covenant when they sell lots on subdivided land.

If you are purchasing a rural block of land, the cost of erecting fencing will have greater financial significance.  Therefore it will be more important to make sure that, before committing to a purchase of a rural block of land, the title of the land does not give you the burden of a fencing covenant.

If a fencing covenant is registered after 1 April 1979, it will expire automatically 12 years from the date it was registered.  Subject to this, the burden of a registered fencing covenant will run with the land.  The benefit of a fencing covenant will not bind any subsequent purchaser of the adjoining land.

Fencing agreement

A fencing agreement works in a similar manner to a fencing covenant.  In terms of content however, a fencing agreement can also include an agreement not to erect a fence.

A fencing agreement can be registered, allowing the benefit of the agreement to run with the land and be passed on to any subsequent purchaser.

No fencing covenant or agreement

If there is no fencing covenant or agreement that applies, the position is as per section 9 of the Act, as set out above.  Under the Act, there is a specific process that must be followed by any occupier who wants an adjoining occupier to contribute to the costs of any fencing work.

The first step is to serve a notice on the adjacent owner.  The notice must contain particular matters such as a description of the boundary along which the work will be done, details of the work that it is proposed be undertaken, an estimate of the costs for the work and details of the consequences of failure to comply with the notice.

If the adjacent owner does not agree with what is proposed in the notice, an objection can be made within 21 days by serving a cross-notice.  The adjacent owner may propose a different approach in their cross-notice.  By way of an example, they may think that the existing fence is adequate or that the proposed new fence is too expensive.  If you and your neighbour cannot agree, you can take the dispute to the Disputes Tribunal.  Under section 24A of the Act, the Disputes Tribunal can deal with fencing disputes if the dispute is regarding an amount up to $15,000 (or $20,000 by agreement between the parties).

An adjacent owner will not be required to contribute to the costs of erecting or carrying out work on a fence where:

  • The work is done prior to the relevant notice being served;
  • The work is done between service of the notice and before service of a cross-notice; and
  • The work is done while any dispute about the work is being resolved.
Conclusion

If you are purchasing land with the burden of a fencing covenant noted on the title, your legal representative should review the covenant or agreement to confirm whether it is still subsisting.  If the land is not fenced, you will need to factor in the cost of erecting a fence on top of the purchase price.  If you do not want to erect a fence you may consider waiting until either the fencing covenant has fallen away after the 12 year expiry period or the adjoining property is sold to a new owner.

Where there is no fencing covenant or agreement, section 9 of the Act applies.  A copy of the Act can be located online.  It is self-explanatory and easy to follow.  You will also find sample notices and cross-notices and detailed information regarding the steps to be taken by both parties where there is no fencing covenant or agreement in place.  The Act can also help you to clarify whether a document noted on the title to your land is a fencing covenant or agreement.

If you would like further information please contact Dale Thomas on 07 958 7428.

Body corporate governance: A warning to committee members

Introduction

Every owner of a unit title property is a member of the body corporate.  Every body corporate is supposed to have a chairperson, and almost every body corporate of any size has a body corporate committee.

Guardian Retail Holdings (2013) is the latest word of the Courts on the risks of being a member of a body corporate committee.  The case highlights the potential personal liability involved in being a committee member and the importance of being aware of the nature of the role.

Outline of claims

Guardian Retail Holdings was a member of body corporate 323599 and brought proceedings against the body corporate and three members of the body corporate committee, claiming various breaches of body corporate rules and misuse of monies.

The body corporate tried to ratify the actions that were the subject of the claims, and also tried to support the committee members, including by meeting their defence costs.

Part of Guardian’s claim was that the body corporate’s law firm had a conflict in acting for both the body corporate and the committee members, particularly as the law firm’s advice was in issue in the proceedings.

Guardian also claimed that the body corporate should not fund the committee members’ defence costs, as this was not in the best interests of the body corporate.

Guardian therefore sought orders to stop the law firm from acting, and to stop the body corporate from funding the committee members’ defence.

Background

The relevant building in the Guardian Retail matter was a mixed use building, with seven commercial units and 169 residential units.  Guardian owned six of the commercial units, giving it 21% of the ownership interest and voting rights.

The developer had tried to put in place body corporate rules that would relieve the commercial owners from meeting common area and facility servicing costs, as the relevant units were only used by the residential owners.

In 2011, the body corporate received advice that the rules were invalid. Based on the advice received, the body corporate concluded that all levies should be based on unit entitlement (now ownership interest/utility interest).

The committee had also taken steps to replace the body corporate secretary.  Guardian’s representative on the committee was excluded from some decisions because of a perceived conflict.

The removal of the secretary was challenged by Guardian on the basis that this was a power reserved for a resolution at a general meeting of owners.

The committee then resolved to reverse the 2010-2011 levies and recharge them, leading to the proceedings.

Liability of committee members

The Court’s view on liability deserves to be set out at some length:

A body corporate that has a body corporate committee exercises its powers through its committee. It is vicariously liable for breaches of its obligations occasioned through the conduct of the committee. However, the committee members themselves have personal obligations to act in accordance with the relevant statutory powers and rules. Breaches by them of those rules may result in personal liability in two ways. First, the body corporate has a right of action against the committee members concerned for ultra vires acts that result in liability to the body corporate. Secondly, other members of the body corporate may look to individual committee members for losses caused by breaches of their duties.

… Individual members of a body corporate must act in accordance with the body corporate rules and are personally exposed for their wrongful acts. If that were not the case … there would be no constraint on committee members and, importantly, any claim brought by a member of the body corporate would be devalued by the fact that the member would be required to meet a proportion of the claim himself.

That is, committee members may be personally liable for actions they take.

This is an important finding – particularly given the fact that many bodies corporate find it difficult to get committee members to stand for office at all.

Conclusion

The Court held that the body corporate could not indemnify the committee members for their legal costs.  The Court restrained the body corporate from contributing to or otherwise funding the defence costs of the relevant committee members.

This left the committee members responsible for their own costs, reinforcing that committee members need to be very clear on their obligations and the risks associated with a committee role if things go wrong.

It also means that body corporate secretaries will find it even more difficult to get unit owners to stand for a committee.

If you would like further information please contact Dale Thomas on 07 958 7428.

When do lease negotiations become binding on the parties?

Often when parties enter into negotiations before signing a contract, the parties will intend that they are not bound until the contract is drawn up and signed.  In terms of leases, section 24 of the Property Law Act 2007 sets out that, in order to be enforceable, a lease must be in writing and signed by the party against whom it is to be enforced.   A recent decision of the High Court, Dunroamin Nurseries Ltd v Zealandia Horticulture Ltd [2013] NZHC 1074 (Dunroamin), holds that this can be negated if the circumstances indicate that the parties intended to be bound by negotiations entered into before a formal lease was signed.  This article summarises that case and provides some guidance for both landlords and tenants when entering into lease negotiations.

The facts

In Dunroamin, the landlord (Dunroamin Nurseries Limited) and tenant (Zealandia Horticulture Limited) had been in a business arrangement with each other for some years.  The tenant was leasing a premises which belonged to the landlord and after some time the tenant’s business grew to the point where new premises were required.  A proposal was developed to demolish the existing building and build a new purpose-built distribution depot.  The depot was constructed and the tenant started operating from the new premises.  A draft deed of lease was prepared but a final version was never signed.  The tenant was paying rent to the landlord in accordance with the draft lease.

After three years, a dispute arose between the parties as to the terms of the lease.  The tenant sought to terminate the lease, alleging that it had never agreed to the terms of the draft deed, and that there was a month to month tenancy in place.  The landlord asked the Court to enforce the draft deed of lease.

The negotiations and the Court decision

The Court considered the lease negotiations between the parties in detail, which were as follows:

  • Negotiations started in February 2008 on very general terms.  The Court could not find any concluded agreement on any aspect of the proposal at this stage.
  • In April 2008, the parties met to discuss the terms of the lease.  Again, it was clear that the parties had not reached agreement.
  • The landlord then commenced with the construction of the premises and obtained advice from a valuer as to a likely rental figure.  The landlord passed this figure onto the tenant.  The Court found that at this stage there was no formal offer made nor any acceptance.
  • In May 2008, the landlord instructed its solicitor to prepare a deed of lease which included terms usually included in a lease such as term, commencement date, rent reviews, and rights of renewal.
  • The parties met in June 2008 and the landlord presented the deed of lease to the tenant.  The tenant did not take the lease away from this meeting.  The presentation of the deed of lease at this time was not considered by the Court to be a formal offer as it was not taken away to be considered.
  • There was a further meeting in August 2008 where the lease was given to the tenant and taken away.  Handing over the deed of lease was considered by the Court to be an offer by the landlord.
  • Later that month, the tenant entered into possession of the premises and did not make any offer of other lease terms to the landlord.  The tenant did not make any suggestion that the lease terms were not acceptable to it.

The Judge noted that acceptance of an offer can be inferred by looking at the conduct of the parties.  The Court held that silence is not acceptance, but silence accompanied by certain conduct may be acceptance.  The Court considered that the conduct of the tenant in this case could only be interpreted as acceptance of the landlord’s offer.  On that basis, the Court made an order that the draft deed of lease was enforceable against the tenant.

Guidance for landlords and tenants

This case highlights the importance of being clear as to when an offer has been made and whether and when the offer has been accepted, binding the parties to the agreement.  The failure to expressly reject an offer or make a counter offer may result in acceptance of an offer being inferred.

To avoid a similar situation, we recommend:

  • Parties clearly document any contract between them.
  • Entering into an agreement to lease prior to construction of premises or prior to spending significant sums of money, even if you have a longstanding relationship with the other party.
  • If you do not intend to accept an offer, you must communicate this clearly and in writing.
  • If the intentions of either party are unclear, or could be misinterpreted, make your position clear and seek confirmation of the other party’s position.  In this case, the tenant should have communicated with the landlord that it did not accept the terms of the draft lease.  Likewise, the landlord should have followed up with the tenant and insisted that the deed of lease be signed.

If you would like further information please contact Dale Thomas on 07 958 7428.

Plumbers, Gasfitters and Drainlayers Board: An organisation for its members or for public benefit?

Introduction

Since charities have had to register under the Charities Act to obtain charitable tax status, there have been a number of cases which have dealt with professional organisations.  At the heart of these cases is the issue of whether such professional organisations are for the benefit of their members or  the benefit of the public.

In August 2013, the High Court released its decision granting an appeal of the Plumbers, Gasfitters and Drainlayers Board (PGDB) against a decision of the Charities Registration Board (the Board) to deregister the PGDB.

Background

The PGDB was established under the Plumbers, Gasfitters and Drainlayers Act 2006 (the PGDA).  It was registered as a charitable entity by the Charities Commission on 30 June 2008 (since replaced by the Board).

The PGDA provides that the purposes of the PGDA are to protect the health and safety of members of the public by ensuring the competency of persons engaged in the provision of sanitary plumbing, gasfitting and drainlaying services and to regulate persons who carry out sanitary plumbing, gasfitting and drainlaying.

Section 137 of the PGDA sets out the extensive functions of the PGDB.  They essentially involve registration, licensing, education, qualification, complaints and prosecution.

The Charities Commission (as it was then known) received a complaint from a member of the public alleging that the PGDB was not entitled to be registered as a charitable entity.  The Charities Commission had to decide whether the PGDB’s purposes are charitable as falling within “any other matter beneficial to the community” – the fourth head of charity under the Charities Act.

The law

To be charitable within this head of charity, the purposes of the entity in question must confer a benefit on the public or a section or the public, and the purpose must come within the spirit of the preamble to the Statute of Elizabeth 1601.

The Preamble provides a list of charitable uses as follows:

The relief of the aged, impotent, and poor people; the maintenance of sick and maimed soldiers and mariners, schools of learning, free schools and scholars in universities; the repair of bridges, ports, havens, causeways, churches, sea banks and highways; the education and preferment of orphans; the relief, stock or maintenance of houses of correction; the marriages of poor maids; the supportation, aid and help of young tradesmen, handicraftsmen and persons decayed; the relief or redemption of prisoners or captives and the aid and ease of any poor inhabitants.

Interestingly, the Judge in this case did not put much emphasis on the Preamble, but instead focussed on the purposes of the PGDA.

The Board’s decision

The Charities Commission was replaced by the Board during the course of this case.

The Board determined that protection of the health and safety of the public through the regulation of the subject industries is not the PGDB’s exclusive purpose.  It found that the PGDB has an independent purpose, which is to regulate plumbing, gasfitting and drainlaying for the benefit of individuals working within the subject industries.  This was because of the considerable benefits conferred on those particular occupations.  The implication of this was that, according to the Board,  the PGDB was not entitled to be registered as a charity under the Charities Act.

This was a similar decision to that of the High Court in Re New Zealand Computer Society Inc.  In that case the importance of maintaining high standards in the IT profession could not be equated with the medical profession or the nursing profession.  The Computer society case demonstrates that generally an organisation that benefits its members will not be charitable.

There are a number of other similar cases which establish that organisations that are formed for the purpose of benefiting their own members are not charitable, unless they also hold purposes benefiting the public and the private benefits are merely incidental to those purposes.

In Commissioner of Inland Revenue v Medical Council of New Zealand, the Court of Appeal decided that, although the Medical Council‘s main purpose was the registration of medical practitioners, this purpose was charitable because it provided protection to the public regarding the

delivery of medical services. There was a clear and obvious public interest in ensuring high standards in the practice of medicine, and any benefit to medical practitioners was merely incidental.

The Board distinguished the PGDB from the Medical Council as the Medical Council was exclusively established for the protection of the public in relation to the quality of medical and surgical services. Benefits to the medical profession were incidental to that primary benefit to the public and not an independent purpose of the Council. Conversely, the Board found that PGDB has an independent purpose to regulate plumbing, gasfitting and drainlaying for the benefit of the subject industries.

The appeal

On appeal, the Judge reviewed the PGDA – constituting legislation of the statutory body – including reviewing the overall purpose of the organisation.  The Judge discussed that the list of functions (covering registration, licensing, education, qualification, complaints and prosecution) would provide benefit to those working within the subject industries.  However, the Court held that the main purpose of the PGDB is to maintain standards for the safety of the public.  Any benefits to individual members were ancillary.  The Judge relied on the Medical Council case and overturned the decision of the Board.

Commentary

Often when charitable organisations look to become registered, it is important that the focus is not solely on the words in the constituting document.  What the organisation actually does in practice is going to have far greater influence on the Board’s decision regarding whether to proceed with registration.  This case demonstrates the importance of both – the words in the constituting document played a significant part in the Judge’s decision.  The essence of this case is that the overall purpose of an organisation must be for the public benefit.  If there are benefits for a subset of the public as well, that may not necessarily affect the ability for an entity to be registered.

Charities Law in New Zealand is constantly evolving – even though the law in this area dates back to the 1600s.  The pace of change in the law is perhaps not in line with the rate society is changing.  For example, many members of the public could argue that maintaining high standards in the IT profession is for the public benefit in this day and age but obviously would not be within the spirit of the statute of Elizabeth, as was decided in the Re New Zealand Computer Society Inc.

If you would like further information please contact Jessica Middleton on 07 958 7436.

A review of New Zealand’s constitutional arrangements

Introduction

In June 2013 I prepared an article titled “The Constitution Conversation – He Kaupapa Nui te Kaupapa Ture”.  The article discussed the “constitution conversation” or the review of New Zealand’s constitutional arrangements (“review”) that was conducted by the Government throughout 2013.  As part of the review, the Ministerial Advisory Panel (“Panel”) held a series of consultation hui across the country and invited public submissions on a number of questions regarding the constitutional arrangements of our country.  The report by the Panel titled “New Zealand’s Constitution – A Report on a Conversation, He Kotuinga Kōrero mo Te Kaupapa Ture o Aotearoa”, was released in November 2013.  Set out below is a a summary of the key findings and recommendations from that report.

The review

The review originated from a 2008 Confidence and Supply Agreement between the Māori Party and the National Government.  The review called for public submissions on how we want our country to be run and sought views from the public on the following topics:

  • The pros and cons of having our constitution written in a single document;
  • The role of the Bill of Rights Act 1990 in our constitution;
  • The role of the Treaty of Waitangi in our constitution;
  • How Māori views should be represented in national and local government; and
  • Electoral issues such as the size of Parliament and the length of each government’s term.

During public consultation in 2013, the Panel members attended over 120 community hosted hui and other events.  There was also a significant media campaign.

The Panel received 5,259 submissions in total from individuals and groups, which, it has been noted, reflected a diversity of views.

The Panel’s report is 176 pages in length and responds to the topics and questions posed in the review by identifying what it considers to be key themes coming out of the consultation process and providing “Perspectives and Reflections” as well as overarching recommendations to the Government.

Key themes of the conversation

In the review the Panel identified themes or common factors that most people appeared to consider and balance while developing their views on the topics of the conversation.  Common themes included: a sense of belonging, fairness and justice, representation and participation and checks and balances on power.  The Panel said that, while there were some contradictory views on some of the topics, participants’ aspirations for the constitution were fairly consistent: “to provide for stable, adaptable, legitimate, representative, responsive, principled, considered, accountable, transparent, inclusive government that aspires to ensure people’s well-being”.

Recommendations, reflections and perspectives

The key recommendation of the Panel was that the Government continue the constitution conversation with Aotearoa.  Co-Chairs of the Panel, Sir Tipene O’Regan and Professor John Burrows stated, “The report signposts a way forward for future conversations about the constitution – a conversation that many within our nation are enthusiastic to continue”.¹

However, in terms of continuing the conversation, the Panel noted that there was a lack of strategic leadership in this field, highlighting that the existing resources on the constitution are incomplete and difficult to find.  For example, the Panel identified that there are few resources on constitutional topics that are suitable for Māori medium schools.  Therefore, to support a continued conversation, the Panel recommended that the Government improve access to information about the Treaty of Waitangi, civics, and citizenship in our schools and communities.

On the specific topics tendered as part of the review, the Panel makes the following recommendations to the Government:

  • A Written Constitution: That the public needs more information on the subject of a written constitution.  The Panel notes that, although there is no broad support for a supreme constitution, there is considerable support for entrenching elements of the constitution.
  • Te Tiriti o Waitangi, The Treaty of Waitangi: In terms of Te Tiriti o Waitangi, the Panel recommended that the Government continue to affirm the importance of the Treaty as a foundational document.  The Panel also recommended that the Government set up a process to develop a range of options for the public to consider for the future role of the Treaty in our constitution, including options within existing constitutional arrangements and arrangements in which the Treaty is the foundation of the constitution.
  • Māori Representation: The Panel recommended that the Government investigates how Māori representation in Parliament might be improved by looking at how local government processes and decision-making can better reflect the interests of Māori.  In addition, when conducting the recommended investigation,  the Panel recommended that the Government has regard to a range of options including Māori political structures and local and international models.
  • The New Zealand Bill of Rights Act 1990: The Panel recommended that the Government set up a process for the public to explore in more detail the options for amending the Act to improve its effectiveness, including:
    • Adding economic, social and cultural rights, property rights and environmental rights;
    • Improving compliance by the Executive and Parliament with the standards in the Act; and
    • Giving the Judiciary powers to assess legislation for consistency with the Act,  entrenching all or part of the Act.
  • Electoral Matters: In terms of the size of Parliament, the Panel’s view was that there was no need for the Government to further review this matter.  The Panel advised  that the discrepancy in geographic size affects the representation of people in large electorates, particularly Māori and rural electorates.  The Panel noted that there is a reasonable level of support for a longer term of Parliament and a fixed election date.
  • Other Issues:
    • The status and functions of local government and its relationship to central government;
    • The role of He Whakapūtanga o te Rangatiratanga o Nu Tireni, the Declaration of Independence;
    • The role and functions of the public service;
    • The distinct interests of citizens of countries within the realm of New Zealand;
    • The role and functions of the head of state and symbols of state; and
    • An upper house of Parliament.²

The Government has indicated that it will respond to the recommendations contained in the report within six months.

If you would like further information please contact Aidan Warren on 07 958 7426.


  1. “New Zealand’s Constitution –A Report on a Conversation, He Kotuinga Korero mo Te Kaupapa Ture o Aotearoa”, November 2013
  2. Ibid

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