Conkle Firm Attorneys Help Clients at Cosmoprof Asia 2023

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After a three-year hiatus, Cosmoprof Asia 2023 returned to its hometown Hong Kong for its 26th annual show, and Conkle, Kremer & Engel was at the leading B2B beauty event in the Asia-Pacific region. CK&E attorneys John Conkle and Chelsea Bernard attended to assist clients, meet prospective clients and see all of the latest innovative products, services and technologies available in the beauty industry.

In between our attorneys assisting beauty industry participants with acquiring distribution partners and counseling brand protection and regulatory compliance, they visited each of the halls and attended educational seminars to discover the newest and most innovative beauty products from all around the world.

Based on the increase in attendance from 2019, it was clear that everyone was excited to be back. More than 2,400 exhibitors from 44 countries and regions showcased their cutting edge products and services to 60,000 attendees. The impressive show occupied three massive exhibition halls, which included cosmetics and toiletries with a special natural and organic showcase, as well as nail and accessories, hair and beauty salon and spa products and services.

This year, Cosmoprof Asia strongly focused on sustainability and its impact on beauty habits, highlighting the event’s dedication to fostering positive change within the beauty and cosmetic industry. Our attorneys noted the strong industry trend toward “greentech.” Greentech utilizes only stem cells from plants, minimizing the environmental impact as entire plants no longer need to be harvested, and produces extremely efficient active ingredients for cosmetic products. Not all surprisingly, the seminar noted that the clean beauty market is projected to grow and reach an approximate $15.3 billion by 2032.

Similarly, analysis of exhibitors’ products and key trends spotlighted epidermal growth factors (“EGF”) which are polypeptides that can be derived from plant cells and are said to signal cells to boost collagen and elastin production. One of the products highlighted that features EGF was Dermaesthetics’ “UV Shield: EGF FGF DNA Sun Protection.” CK&E attorneys enjoyed speaking with Lincoln Lee, Director of Global Operations at Dermaesthetics, about their innovative products and ways to strengthen their brand protection as they expand their global business.  As well, environment sustainability and organic chemistry come first for Innersense Organic Beauty, a long time client of CK&E that exhibited their hair care products at Cosmoprof Asia and met with interested parties non-stop. Their message is simple yet noteworthy, to provide “Clean chemistry, radical transparency and a commitment to the environment,” by using formulas made with non-GMO, minimally processed ingredients from nature, sustainable packaging made from 100% post-consumer recycled materials and annual donations of 1% of their sales to environmental causes.

As always, CK&E attorneys look forward to attending Cosmoprof and other industry events in the future, to continue to help our clients, meet future clients, and stay up to date on personal care and beauty trends and evolving business needs.  Our attorneys continue to pride themselves on keeping abreast of industry developments to assist our clients, from startups to mature businesses, to grow and protect their brands and businesses in domestic and international markets.

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The Conkle Firm Welcomes Kelly Peterson, Loyola Law School Class of 2023

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Conkle, Kremer & Engel congratulates Kelly Peterson on her recent graduation from Loyola Law School. After completing her second year of school, Kelly worked as a summer associate at CK&E and continued to work as a law clerk with the firm until she began her bar review studies after graduation. While at Loyola, Kelly was on the board of the Women in Entertainment Law Society, served as a production editor on Loyola’s Entertainment Law Review, and volunteered at a non-profit (PESA) to help minors participate in diversion programs.

Before entering law school, Kelly graduated from The University of Michigan with a degree in Philosophy and a minor in Law, Justice, and Social Change. Kelly has a passion for intellectual property law and has experience working across various legal fields, including copyright law, trademark law, environmental law, contract law, and mass tort litigation.

We are very pleased that Kelly will be joining CK&E in September while awaiting results of the bar exam.

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Start at the End: Planning for Termination of Sales Representative Relationships

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Conkle, Kremer & Engel attorney Evan Pitchford recently published Start at the End: Planning for Termination of the Principal-Representative Relationship in the April 2023 edition of Agency Sales, the nationwide publication of the Manufacturers & Agents National Association (MANA).  Although no one likes to think about the potential end of a business relationship just when they finally succeeded in getting it off the ground, it is wise for sales representatives and principals alike to do just that.

Thoughtful preparation for the eventual termination of the sales representatives’ relationship will greatly improve the relationship throughout its existence, by making clear the terms that will apply as it comes to an end.  To understand their ongoing duties to each other, both parties should clearly understand the consequences of a termination under the various circumstances that may apply, such as a change by the principal to direct sales, contractual breaches, or just dissatisfaction of either side.  Specialized state statutes directed to sales representative contracts sometimes limit some of the termination provisions, but such statutes typically allow the parties to establish most or all of the terms for themselves.  It is definitely not wise for either side to just assume an applicable state statute will define what happens upon termination.

There are a great many options for termination provisions, including absolute cutoffs upon termination (which may be subject to “procuring cause” post-termination sales commission claims in some states), to timed durations of sales commission tails based on when the commission is considered earned, to phased termination extending commission tale periods based on longevity or achievement.  The only limits to the terms that can be agreed upon are the requirements of each state’s specialized sales commission statutes and the imagination and negotiating leverage of the parties.  Parties considering sales commission agreements are well-advised to seek the counsel of attorneys who are very familiar with sales representatives laws and practices, such as  attorneys at the Conkle firm.

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Conkle Firm Attorneys Attend Cosmoprof North America 2021 – Yes, In Person

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The 2020 Cosmoprof North America show was cancelled due to the COVID-19 pandemic but (after some delay) the show went on for 2021. Conkle, Kremer & Engel attorneys Amanda Washton and Sherron Wiggins attended this year’s Cosmoprof North America show on August 29, 2021 in Las Vegas, Nevada.  Attendance was lower than usual, of course, particularly in light of recent concerns about the Delta variant.  But the safety of all participants was paramount to the organizers and it showed.  The Cosmoprof attendees spread out and managed to fill the hall with enthusiasm while maintaining proper social distancing and appropriate masking.

Our attorneys visited the six specialty Cosmoprof sections, such as “Discover Green” featuring green, eco-friendly, clean, and organic products such as Orgaid facial sheet masks. Another notable section was “Tones of Beauty,” dedicated to beauty products for multicultural consumers such as Ceylon Skincare products by Anim Labs formulated to address skin issues that men, especially men of color, experience.

Sherron Wiggins and Amanda Washton at Cosmoprof NA 2021Our attorneys also spent time in the “Cosmo Trends” section of the show, where they reviewed product classes that have surged in popularity during the global COVID-19 pandemic. For example, skin barrier products designed to balance the skin’s microbiome and to kill pathogens gained considerable popularity in the market during the pandemic, likely due to increased consumer awareness and sensitivity to bacteria, micro-organisms, and viruses. As well, most of us have done more than a few Zoom meetings during the pandemic, and have had a chance to examine our appearance on video screens, perhaps more than we would have wished.  This fact was not missed by entrepreneurs who developed and promoted a variety of non-surgical treatments and devices for skin conditioning and application of beauty products. Examples included skin and under-eye serums, and skincare tools that apply LED, EMS, ultrasound, radio frequency, ion fusion, and sonic pulsation.

Makeup and skincare products that focused on overall skin health and a glowing appearance also gained popularity as consumers gradually ventured out to attend small gatherings of family and friends.  Many of these kinds of products were featured in the “Discovery Beauty” section of the show, presenting an array of “conscious beauty products,” such as Urban Secrets.  CBD-inclusive cosmetic products continued to increase in strength, this year warranting an entire dedicated section at Cosmoprof.  Finally, owing to consumers’ increasing environmental consciousness, use of biodegradable packaging represented a clear trend.

Whether virtually or in person, CK&E looks forward to attending Cosmoprof and other industry events in the future, to help us continue to help our clients, meet future clients, and stay up to date on personal care and beauty trends and evolving business needs.  Our attorneys pride themselves on keeping abreast of industry developments to help our clients, from entrepreneurs to mature businesses, grow and protect their brands and businesses.

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Annual PCPC Virtual Summit Features Conkle Firm Attorneys

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Attorneys John Conkle, Zachary Page and Kim Sim helped lead off the first day of the Personal Care Product Council (PCPC)’s Virtual Summit on May 11, 2021 with a dynamic and timely presentation on the changing federal and state regulatory landscape for cosmetic and personal care products.  Consistent with the theme of the Virtual Summit – “Embracing the Future of Beauty” – they covered litigation trends in California and across the country in connection with product advertising and marketing claims, from the use of natural and clean/green claims such as “botanical” and “plant-based” to the use of “oil-free” and claims related to the “nourishment” and “revival” of hair.  They also spoke about other areas of the law uniquely affecting businesses as they navigated doing business during a global pandemic and preparing for a post-pandemic future, from privacy concerns to website accessibility, and issues related to product subscriptions and cause marketing.  These are areas that have taken on vital importance as businesses transition to e-commerce and consumers  increasingly focus their shopping online.

Conkle, Kremer & Engel’s presentation was featured in HBW Insight Informa Pharma Intelligence on May 13, 2021.  CK&E has been a frequent participant in other PCPC industry summits, but this year the three-day Virtual Summit was a seamless combination of the PCPC’s Annual Meeting and Legal & Regulatory Conference and marked the first time both events were combined into one and held entirely online.

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New SBA Rule Clarifies PPPFA Loan Forgiveness

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We previously posted about the Paycheck Protection Program Flexibility Act (“PPPFA”), which updated the Paycheck Protection Program (“PPP”) to provide loan recipients with more flexibility. When we posted, we noted that questions remained about how the important loan forgiveness aspect of the PPP would work under the new flexibility rules. The Small Business Association, in connection with the Treasury, has now issued further guidance that provides some greater clarity.

The PPPFA expanded the covered period, for all borrowers who received their PPP loans on or after June 5, 2020, from the original 8 weeks to 24 weeks (or December 31, 2020, whichever is earlier). Loan recipients who obtained PPP loans before June 5, 2020 could elect either the 8 or the 24 week covered period. The “covered period” refers to the time during which the borrower must use the loan for PPP’s allowed costs, notably payroll, rent and utilities.

The text of the U.S. Treasury Department’s earlier Interim Final Rule stated that a loan recipient must wait until the covered period ended before applying for loan forgiveness. The updated Interim Final Rule states that a loan recipient may apply for loan forgiveness anytime during its covered period as long as it has already expended the entirety of its PPP loan. For example, if a loan recipient elects the 24 week covered period and expends all of its PPP loan funds by week 10, it may apply for loan forgiveness immediately rather than wait until week 25. Remember, though, that the last day to file for loan forgiveness remains 10 months after the end of the loan recipient’s covered period.

While loan recipients have the ability to apply for loan forgiveness immediately after expending its PPP loan, the 10 month window provides flexibility to apply for loan forgiveness at the most opportune moment. The loan forgiveness application requires loan recipients to provide information about any decreases in workforce and reductions in wages/salary. Those changes in workforce will result in a corresponding decrease in the amount of loan forgiveness for which the loan recipient is eligible.

If a loan recipient believes that, within a few months, it will be able to hire or re-hire employees and return wages/salary to “pre-COVID-19” levels, then waiting to fill out the loan forgiveness application may be prudent. On the other hand, if the loan recipient anticipates future layoffs and compensation cuts, then applying sooner would be advantageous to avoid loan forgiveness reductions. But keep in mind that December 31, 2020 is the last day for a loan recipient to return its workforce to the requisite levels in order to receive full loan forgiveness.

Conkle, Kremer & Engel attorneys will continue to monitor the COVID-19 relief program landscape for updates to guide clients.

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Conkle Firm Q&A About Coronavirus Effects in Beauty Industry Report

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Conkle, Kremer & Engel attorney Eric Engel appeared in a recent Q&A concerning COVID-19’s effects and predictions for the personal care products business in Beauty Industry Report COVID-19 Special Report. Readers were reminded that, as they adapt and plan, they must remember and respect the classic issues such as correct labor and employment practices that are not changed by the crisis. If anything, the contract and labor disruptions of the emergency conditions will exaggerate those issues if they are forgotten in the rush to adapt and reopen business.

CK&E attorneys stay current on developments in the coronavirus pandemic, while being watchful for the kinds of issues that can undermine clients, to help clients adapt and thrive in challenging business environments.

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PPP Flexibility Act’s Changed Timing and Terms of Loan Forgiveness

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We have previously posted about the Paycheck Protection Program (“PPP”) that was created by the U.S. Coronavirus Aid, Relief, and Economic Security (CARES) Act. Like many rushed legislative programs, PPP had issues from the outset. Enter the Paycheck Protection Program Flexibility Act of 2020 (“PPPFA”), signed on June 5, 2020 to amend some parts of the CARES Act that pertain to the PPP. UPDATE: As of July 4, 2020, the PPP program remains open to new applications through August 8, 2020, and there were $130 Billion in funds remaining to be claimed by employers of almost all sizes. (Read on for more on that.)

The Small Business Association, in conjunction with the Treasury, issued an Interim Final Rule conforming its previous rule to the PPPFA and attempting to clarify some key points. As described below, some important questions under the PPPFA remain unanswered even by the new Interim Final Rule.

The most obvious purpose of the PPPFA is to extend the “covered period” in which PPP funds can be expended on allowed costs, such as payroll, rent and utilities. Whereas the PPP loans were limited to an 8 week “covered period” of expenses, the PPPFA extends the covered period to 24 weeks, or until December 31, 2020, whichever comes first. This extension applies to all PPP loans that originated after June 5, 2020, but employers who took loans prior to that date have an option to maintain the original 8 week period or extend to the 24 week covered period.

The election between the 8 week covered period and the 24 week covered period will have significant ramifications for earlier loan recipients. The election between an 8 week covered period or a 24 week covered period is binary, and only funds spent during the elected covered period may be counted toward loan forgiveness. A loan recipient may not, for example, choose a 16 week covered period, but there does not appear to be anything restricting a loan recipient from electing a 24 week covered period but spending all the PPP funds in 16 weeks, for example.

The text of the PPPFA does not prevent a loan recipient from applying for loan forgiveness at any time that its PPP funds have been exhausted on covered expenses, or alternatively waiting up to 10 months after the expiration of the coverage period. However, the language of the Treasury Department’s Interim Final Rule implies that a loan recipient must wait until its covered period has ended before applying for loan forgiveness. Hopefully, the Treasury Department will clarify this soon, particularly because the date of the employer’s Loan Forgiveness Application can be important.

Employers should recall from our earlier post that if employees or wages are too drastically cut, there will be a reduction of the amount of loan forgiveness the employer will receive under PPP. So the date on which that measurement is made may be very significant if the employer’s workforce or salaries have changed. At present it appears that the SBA will measure workforce and salary levels as of the date of the Loan Forgiveness Application or December 31, 2020, whichever comes first, and will compare that against the employer’s average payroll during the original measurement period of February 15 to April 26, 2020. There remains some possibility that the SBA will require that the same level of employees and wages also be maintained as of December 31, 2020, but if so exactly how that might work is not clear and should be the subject of further Treasury Department rulings.

If the employer has had layoffs or wage cuts, PPPFA extends the date by which loan recipients must rehire full time equivalent employees and eliminate salary/wage cuts from the previous deadline of June 30, 2020 to December 31, 2020. Failure to rehire and restore wages will result in a decrease of the amount of loan forgiveness for the employer. But if a loan recipient can show in good faith (a) an inability to rehire individuals who were employees of the eligible recipient, and (b) an inability to hire similarly situated qualified employees, by the December 31, 2020 deadline, there will be no corresponding reduction in loan forgiveness for failure hire/re-hire such employees. It is not yet clear whether this same exception may apply to salary/wage cuts. Whether the deadline has any impact if a loan forgiveness application was made prior to this last day has yet to be explained by the Treasury Department.

Loan recipients now have up to 10 months from the date the covered period ends to apply for loan forgiveness. Failure to do so within the 10 months allowed will result in denial of loan forgiveness and the loan recipient must repay principal, interest and fees on the loan. If the loan is not forgiven, its term is now 5 years for all loans originating on or after June 5, 2020. Earlier loans retain a 2 year term, but lenders and loan recipients are free to agree to amend the duration to 5 years.

Another prominent feature of the PPPFA is that loan recipients must use 60% of the loan amount for payroll in order to be eligible for loan forgiveness, whereas the original PPP required 75% of the proceeds to be used for payroll. The PPPFA appears to make this 60% standard absolute – if it is not met, then there will be no loan forgiveness. But the U.S. Treasury Department’s Interim Final Rule, and the revised Loan Forgiveness Application, appears to disagree and instead provides that if a loan recipient does not use at least 60% of the loan amount for payroll, then the loan forgiveness will be decreased proportionately with the shortfall of expenditures on payroll. This interpretation is more in line with the original PPP’s standard, but it remains uncertain whether the U.S. Treasury Department can effectively impose this standard over statutory language that appears to say otherwise.

As the name of the Paycheck Protection Program Flexibility Act suggests, and as the Interim Final Rule explicitly states, the goal of the PPPFA is to provide employers with more flexibility when using PPP loan funds. Because $130 Billion in allotted loan funds went unclaimed at the end of the original and once-extended application period, on July 4, 2020 President Trump signed Congress’ unanimously-approved amendment to extend the last day to apply for any PPP loan to August 8, 2020.

The updated and revised PPP loan application can be found here. Conkle, Kremer & Engel attorneys stay current on the latest amendments in order to help business clients navigate the maze and maximize the benefits available to them under PPP loans and other government COVID-19 relief programs.

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Limiting Risks When Reopening Your Business After COVID-19 Shutdown

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Many businesses are understandably eager to resume operations as the restrictions to prevent the spread of the novel coronavirus loosen. Beginning in the second week in May 2020, businesses in some sectors of California’s economy were permitted to reopen, as the state entered Stage 2 of Governor Gavin Newsom’s plan to reopen the economy.

As the state continues its efforts to slow the spread of COVID-19 pandemic, the reality is that businesses will look very different when they reopen. While taking reasonable steps to prevent illness in the workplace is always advisable practice, it is paramount now. As businesses reopen, they must ensure that they are taking all necessary precautions to protect the health and safety of their employees, customers, and visitors. In doing so, businesses may well protect themselves from exposure to liability down the road.

STAY CURRENT AND DEVELOP A PLAN FOR BUSINESS REOPENING

Businesses should closely monitor government directives related to COVID-19 at the federal, state and local level, and ensure they are in compliance. Being out of compliance with current recognized legal standards is a sure invitation to liability claims if someone can show they were injured as a result.

GUIDANCE FROM OSHA AND THE CDC

As a foundation, businesses must follow existing Occupational Safety and Health Administration (OSHA) standards during the pandemic, such as the General Duty Clause, Section 5(a)(1), of the Occupational Safety and Health Act, which states that all workers must be provided workplace that is safe and free of hazards. In addition, OSHA has released guidelines for businesses to reduce the risk of infection in the workplace posed by COVID-19.

OSHA is also closely coordinating with CDC, NIOSH and other agencies on proper safety precautions. The CDC has issued Guidance on Disinfecting the Workplace (specifically after a suspected or confirmed case of COVID-19). For instance, routine cleaning of commonly used areas is crucial to preventing the spread of COVID-19 in the workplace. However, areas that have not been used in a week or more require only routine cleaning. Employers should check the CDC and OSHA websites often for guidance to make sure their business has the most updated guidance on PPE and other safety measures.

STATE-LEVEL GUIDANCE

According the state’s guidance on Stage 2 of reopening Before reopening, all facilities must:
• Perform a detailed risk assessment and implement a site-specific protection plan
• Train employees on how to limit the spread of COVID-19, including how to screen themselves for symptoms and stay home if they have symptoms
• Implement individual control measures and screenings
• Implement disinfecting protocols
• Implement physical distancing guidelines

California has also issued industry-specific guidance relevant to the businesses of many of our clients:
“Logistics and Warehousing Facilities” –
COVID-19 INDUSTRY GUIDANCE: Logistics and Warehousing Facilities
COVID-19 General Checklist for Logistics and Warehousing Employers
“Manufacturing” –
COVID-19 INDUSTRY GUIDANCE: Manufacturing
Cal/OSHA COVID-19 General Checklist for Manufacturing Employers
“Office Workspaces” –
COVID-19 INDUSTRY GUIDANCE: Office Workspaces
Cal/OSHA COVID-19 General Checklist for Office Workspaces

LOCAL STAY-AT-HOME ORDERS

The Safer at Home order covering businesses in Los Angeles County, which remains in effect for an indeterminate time, requires that all “Essential Businesses” (and, by extrapolation, other businesses that are allowed to open in some capacity):
(1) Provide employees with, and all employees are required to wear, a cloth face covering when performing their duties requires that they be around others;
(2) Practice social distancing by requiring patrons, visitors, and employees to be separated by six feet, to the extent feasible;
(3) Provide access to hand washing facilities with soap and water and/or hand sanitizer; and
(4) Post a sign in a conspicuous place at the public entry to the venue instructing members of the public not to enter if they are experiencing symptoms of respiratory illness, including fever or cough.

CONDUCT AN INDUSTRY-SPECIFIC RISK ASSESSMENT

• Walk through the workplace and observe it in its usual state during different phases of business activity.
• Rate all risks found as high, medium, and low risk, and address the risks accordingly.
• Regularly evaluate the office workspace for compliance with the plan and document and correct deficiencies identified.
• Investigate any COVID-19 illness and determine if any work-related factors could have contributed to risk of infection. Update the plan as needed to prevent further cases.

ADAPT YOUR IDER PLAN TO SAFELY REOPEN

Business will change after reopening, and business have to adapt accordingly. While a business cannot be expected to ensure prevention of infection with COVID-19 in its workplace, it is strongly advisable to institute and follow reasonable safety measures as part of an Infectious Disease Emergency Response Plan (IDERP). Once the business has developed a plan to protect its workers, it must then be effectively communicated to employees. The employer should post a notice of these policies in a conspicuous location in the workplace.

Part of this plan entails assessing current protocols to accommodate social distancing policies, such as:
• Require those employees that can work from home to do so; Helpful to categorize jobs classified as low, medium, high, and very high exposure risk.
• Provide hand sanitizer and schedule frequent cleaning to sanitize common areas in the workplace (such as door knobs, keyboards, the break room, etc.).
• Discourage workers from using other workers’ phones, desks, offices, or other work tools and equipment, as much as possible.
• Limit non-essential visitors and establish screening policies for essential visitors

COMMUNICATE THE PLAN TO EMPLOYEES AND MAKE IT AVAILABLE TO CUSTOMERS

• Train managers and supervisors to recognize COVID-19 symptoms, the precautions that will be implemented to prevent infection, and how to response to emerging employee/customer infection.
• Inform and encourage employees to self-monitor for signs and symptoms of COVID-19 if they suspect possible exposure.
• Instruct managers, supervisors and employees on use of PPE, cleaning schedules and sanitizing techniques, and what to do if exposure is suspected.
• Have a summary of the plan posted or available to customers on request.
• Address when employees are fearful to come into work because of the risk of contracting COVID-19 by discussing the IDER Plan that has been implemented.

VERIFY ALL NEW AND RETURNING PERSONNEL’S HEALTH AND ABILITY TO WORK

• Utilize a basic Health Questionnaire each day an employee reports to work.
• Consider implementing pre and post work shift temperature checks. Employees should not be permitted to work with temperatures over 100.4°F. The EEOC has confirmed that measuring employees’ body temperatures and/or testing for COVID-19 does not run afoul of the employee privacy protections provided in the Americans with Disabilities Act (“ADA”), but the results must be kept confidential. (Note that body temperature is not completely reliable, as some carriers of the virus do not exhibit fever symptoms.) The EEOC has not addressed antibody testing to date.
• Be certain to avoid discriminatory practices in the Health Questionnaire and health screening of employees.

WHAT IF AN EMPLOYEE TESTS POSITIVE FOR COVID-19 AFTER REOPENING?

The business’ IDERP should include protocols for how the business will respond if an employee test positive for COVID-19.
• Develop policies and procedures from prompt identification and isolation of sick workers (The CDC Guidance on Disinfecting the Workplace specifically addressed safety measures after a suspected or confirmed case of COVID-19).
• Until at least July 6, 2020, California presumes a COVID-19 infection was acquired at work if it was diagnosed, or a positive test occurs, within 14 days after any worksite appearance. While the presumption can be rebutted in theory, in effect this means that active employees will almost always receive workers compensation benefits and treatment for COVID-19 infections. Be sure to follow normal workers compensation procedures as you would for any other workplace injury or illness.
• EEOC guidelines allow employers to ask if employees are experiencing recognized symptoms of COVID-19 (fever, cough, shortness of breath, sore throat). Employers must maintain that information in confidence as a medical record – information about an employee’s symptoms may be protected by ADA or HIPPA.
• Once the employer has good faith reason to believe an employee has a suspected or confirmed case of COVID-19, the employee should be required to stay out of the workplace for a 14-day period or until cleared by a doctor’s note or alternative, such as a negative COVID-19 test report. This policy must be applied in a non-discriminatory fashion, not applied only against selected individuals.
• The employer must advise other employees who may have contact with the affected person, without identifying the affected employee, to protect that employee’s privacy. The employer must take steps to prevent harassment or discrimination against those suspected of having COVID-19.

DEVELOP CONTINGENCY PLANS IN THE EVENT OF AN OUTBREAK

Businesses would be wise to develop contingency plans to prepare for scenarios which may arise as a result of outbreaks, such as:
• Increased rates of worker absenteeism.
• The need for social distancing, staggering work shifts, downsizing operations, delivering services remotely, and other exposure-reducing measures.
• Options for conducting essential operations with a reduced workforce, including cross-training workers across different jobs in order to continue operations or deliver surge services.
• Options for interrupted supply chains or delayed deliveries.
Employers who implement these safety measures and diligently adhere to them will not only improve their workplace and avoid disruptions, they will reduce their exposure to liability in the event that an employee, customer or vendor contracts COVID-19.

Conkle, Kremer & Engel attorneys will continue to monitor and advise clients about the legal implications of the COVID-19 pandemic, and how businesses can navigate these uncertain times.

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It’s the First of the Month – Is the Rent Due Under COVID-19 Eviction Moratoriums?

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To mitigate some of the effects of massive unemployment and pay reductions, and the business disruptions that have resulted from stay-at-home orders, a variety of residential and commercial tenancy eviction moratoriums have been imposed.

Much has been said about eviction moratoriums, but they are far more complex and nuanced than generally portrayed. It is clear that moratoriums are already having profound effects for both tenants and landlords. Reportedly about 69% of renters paid their April 2020 rent on time, down from 81% in March 2020. If the stay-at-home orders and closures of non-essential businesses continue, the percentage of renters failing to pay on time is almost sure to increase.

A moratorium is a legally authorized period of delay in the payment of a debt, such as rent. It is important to recognize that a moratorium is not debt forgiveness – the same rent remains owed, but the effects of nonpayment are modified. There are some who are currently demanding new rent forgiveness laws to permanently relieve tenants of obligations to pay rent that comes due during the COVID-19 emergency, but no such laws have been enacted anywhere in the U.S. at this time, to our knowledge.

Even during normal times, tenants are routinely evicted for nonpayment of rent. In California, the eviction process is normally accomplished by a speedy judicial action for “unlawful detainer” that can be initiated quickly, require a tenant to respond in court within 5 days, and in some circumstances can result in a judicial eviction order and a judgment for the amount of unpaid rent against the tenant in less than a month. In one way or another the moratoriums effectively slow down that process and give tenants more opportunities to pay the accrued rent to avoid eviction. To make matters more confusing, eviction moratoriums with varying requirements and terms have been enacted by the U.S. government, and by many states, counties and cities. Exactly how each moratorium applies does depends on where the rented property is located, and whether it is subject to a U.S., state, county or city moratorium.

Here, we’ll briefly examine the U.S., California state, Los Angeles County, and City of Los Angeles moratoriums as representative samples that give insight into how rent payment obligations and evictions have changed as a result of the COVID-19 pandemic. Broadly speaking, U.S. laws can supersede state orders, and state orders supersede county and city orders, but stricter orders will usually be enforced over broader and more general ones. For that reason, it is very important to consider where the subject property is located and which state or local order may control that location.

The U.S. rent moratorium was part of the U.S. Coronavirus Aid, Relief, and Economic Security (“CARES”) Act passed on March 27, 2020, and signed into law by President Trump on March 28, 2020. The U.S. order applies only to residential homes and apartments whose owners have federally-backed mortgages (typically Fannie Mae or Freddie Mac mortgages), and tenants in federally-subsidized low-income housing. The CARES Act imposes a 120-day eviction moratorium for tenants unable to pay rent due to COVID-19 effects. While the U.S. moratorium applies to nearly half of the residential housing market, as a practical matter tenants rarely know if they can take advantage of it, so state eviction moratoriums have a bigger impact.

The California eviction moratorium order (No. N-37-20) was signed by Governor Newsom on March 27, 2020, and applies throughout the state. The March 27 order was designed to strengthen a previous directive (No. N-28-20) that merely gave local jurisdictions authority to temporarily halt residential and commercial evictions due to financial reasons related to COVID-19. The California state order now extends the time for tenants to respond to an unlawful detainer lawsuit by another 60 days, in addition to the usual 5 days. To qualify for the extension of time, the tenant must have previously paid rent to the landlord under an agreement (typically a lease) and, within seven days of the rent becoming due, must have notified the landlord of the inability to pay rent for reasons related to COVID-19 (such as being sick, losing work, or missing work while caring for a child or family member). The tenant is required to maintain documentation proving the changed financial circumstances, but only needs to provide that documentation to the landlord by the time the tenant later pays the back-due rent.

Because the California state order is tied to the unlawful detainer statute, it appears that the statewide deadline to pay the back-due rent is in effect 65 days from an unlawful detainer lawsuit being filed, provided that the tenant qualifies for the COVID-19 related relief. This puts into the landlord’s hands when to start the clock for payment of back rent by initiating an unlawful detainer action to evict the tenant, but the tenant has just over two months to even respond to the suit. There does not appear to be an expiration date for the California state moratorium, which means that the unlawful detainer process could be slowed in this manner for the foreseeable future (though some commentators believe the May 31, 2020 expiration date in the preceding Order No. 28-20 might apply to the March 27 Order No. N-37-20 as well – that remains to be clarified).

But that is not the end of the analysis, because many cities and counties have stricter orders. On March 19, 2020 Los Angeles County enacted an order forbidding a residential or commercial property owner to file an eviction suit or otherwise evict a tenant before May 31, 2020, for non-payment of rent or any other no-fault scenario (such as a lease ending or the landlord removing the unit from the market). Like the state order, to qualify for this eviction moratorium the tenant must demonstrate an inability to pay due to financial impacts related to COVID-19 and must provide notice to the landlord within seven days of the rent becoming due. Under the Los Angeles County order, tenants have six months following the termination of the order – currently meaning until the end of November 2020 – to pay all back rent. But if the moratorium expires as currently scheduled, the qualifying tenants must begin paying current rent starting June 1, 2020, and have six months to make up their back rent. The order encourages payment plans but permits tenants to pay in any increments as long as the back-due rent is paid in full within the six-month window.

The City of Los Angeles enacted a series of eviction moratorium orders, on March 15, 17, 23 and 31, 2020, that similarly restrict commercial and residential evictions. Los Angeles city’s moratorium now has no expiration period other than the end of the “Local Emergency Period,” whenever that may be declared by the Mayor of Los Angeles. As finally enacted by the Los Angeles City Council, Ordinance No. 20-0147-S19 extends, for residential tenants, the time to pay back rent to twelve months after the Mayor declares an end of the Local Emergency Period. Commercial tenants have the same protections, but only three months to pay the accrued back rent after the end of the Local Emergency Period.

But wait, there’s more. Recall that the state modification of the unlawful detainer notice requirement does not have a clear expiration date. If it is determined to extend past May 31, 2020, the state order will continue to allow 65 days for a tenant to respond to an unlawful detainer eviction lawsuit, if the nonpayment was due to COVID-19 related reasons. That effectively extends for another two months the tenant’s ability to not pay rent and yet retain possession of the property.

Despite the complexity of the many jurisdictions’ overlapping orders, at present all tenants remain obligated to pay all lawfully charged rent. So tenants who maximize their withholding of rent will build up a huge debt of unpaid rent, and eventual eviction will become much more likely. For all concerned, it is best for landlords and tenants to work cooperatively to agree on a payment plan, including partial payments and deadlines. These agreements should be committed to at least informal writings in case they are needed as evidence. Landlords should be careful to specify in any writing that these are temporary agreements that are a consequence of the Coronavirus pandemic and associated government orders, that the rent is not waived or reduced but rather delayed, and that the subject lease agreement is not modified or otherwise affected by the rent timing concession.

Lastly, it is very possible that the moratoriums will be extended if stay-at-home orders and workforce reductions continue, which could cause significant concerns for property owners who have mortgage payments due. Many lenders have instituted some kind of mortgage payment delay option – but caution is advisable because they too have pitfalls. Some jurisdictions have enacted limited moratoriums on mortgage payments, so it is advisable to investigate those for your areas and speak with lenders regarding mortgages. And stay tuned as popular pressure builds for new laws to provide some form of mortgage and rent forgiveness.

Conkle, Kremer & Engel attorneys stay abreast of Coronavirus-related issues affecting business clients, including their landlord-tenant relations. CK&E has published blogs about the Paycheck Protection Program (PPP), the Families First Coronavirus Response Act (FFCRA), and other governmental COVID-19 responses that may be useful resources for income replacement, for the benefit of both tenants and landlords.

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