Condo Media - November 2016 - 42
UNDER CONTROL
We think the
NLRB ruling will
force condo
associations to
consider other
options in order to
limit the risks and
liability related to
employmentrelated claims.
haul both before the MCAD, knowing
that the indemnification provision in
most management contracts, requiring the association to defend the
management company, could create
another pocket from which to seek
compensation.
AVOIDING THE TRIP WIRES
Joint employer questions involving
condo associations are likely to arise
in connection with maintenance workers or custodial staff. Consider these
examples:
■ A previously self-managed community
that employs a custodian hires a management company. The management
company communicates specific work
assignments and directives to the custodian and exercises ongoing oversight
over the employee's job performance.
Using the prior NLRB standard, an
argument could have been made that
no joint employer relationship exists
in this situation, because the management company's control was not direct
and immediate; and
■ A property manager files incident re-
ports with a condominium association
about the actions of condo workers,
maintains records and logs pertaining
to condo workers, occasionally assigns
work to them and monitors their work.
Using the prior NLRB standard, an
argument could have been made that
such supervision and direction by the
property manager is both limited and
routine and not evidence of a joint
employer relationship.
Under the new standard, simply having a contract giving the management
company the right and even the reserved right to control the terms these
workers might make the management
company a joint employer, even if it
never actually exercises that right.
Association managers may come
into play as well. Under the old NLRB
standard, if a board complained about a
manager and the management company
terminated that individual, the association could argue credibly that the management company was the employer
and was solely responsible for hiring
and firing decisions.
Under the new NLRB rule, the association's complaint about the manager
might be deemed an exercise of indirect
control, creating a joint employer
relationship and the potential liability
related to it.
WARNING FROM THE DISSENTERS
The two NLRB board members who
dissented from the Browning Ferris ruling noted the problems it could create.
"No bargaining table is big enough
to seat all of the entities that will
be potential joint employers under
the majority's new standards," they
warned. The ruling, they said, replaces
the "certainty and predictability" of the
old standard with "an ambiguous standard that will impose unprecedented
bargaining obligations on multiple
42
CONDOMEDIA
http://www.nsins.com
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Condo Media - November 2016
Table of Contents for the Digital Edition of Condo Media - November 2016
Table of Contents
Condo Media - November 2016 - Cover1
Condo Media - November 2016 - Cover2
Condo Media - November 2016 - Table of Contents
Condo Media - November 2016 - 2
Condo Media - November 2016 - 3
Condo Media - November 2016 - 4
Condo Media - November 2016 - 5
Condo Media - November 2016 - 6
Condo Media - November 2016 - 7
Condo Media - November 2016 - 8
Condo Media - November 2016 - 9
Condo Media - November 2016 - 10
Condo Media - November 2016 - 11
Condo Media - November 2016 - 12
Condo Media - November 2016 - 13
Condo Media - November 2016 - 14
Condo Media - November 2016 - 15
Condo Media - November 2016 - 16
Condo Media - November 2016 - 17
Condo Media - November 2016 - 18
Condo Media - November 2016 - 19
Condo Media - November 2016 - 20
Condo Media - November 2016 - 21
Condo Media - November 2016 - 22
Condo Media - November 2016 - 23
Condo Media - November 2016 - 24
Condo Media - November 2016 - 25
Condo Media - November 2016 - 26
Condo Media - November 2016 - 27
Condo Media - November 2016 - 28
Condo Media - November 2016 - 29
Condo Media - November 2016 - 30
Condo Media - November 2016 - 31
Condo Media - November 2016 - 32
Condo Media - November 2016 - 33
Condo Media - November 2016 - 34
Condo Media - November 2016 - 35
Condo Media - November 2016 - 36
Condo Media - November 2016 - 37
Condo Media - November 2016 - 38
Condo Media - November 2016 - 39
Condo Media - November 2016 - 40
Condo Media - November 2016 - 41
Condo Media - November 2016 - 42
Condo Media - November 2016 - 43
Condo Media - November 2016 - 44
Condo Media - November 2016 - 45
Condo Media - November 2016 - 46
Condo Media - November 2016 - 47
Condo Media - November 2016 - 48
Condo Media - November 2016 - 49
Condo Media - November 2016 - 50
Condo Media - November 2016 - 51
Condo Media - November 2016 - 52
Condo Media - November 2016 - 53
Condo Media - November 2016 - 54
Condo Media - November 2016 - 55
Condo Media - November 2016 - 56
Condo Media - November 2016 - 57
Condo Media - November 2016 - 58
Condo Media - November 2016 - 59
Condo Media - November 2016 - 60
Condo Media - November 2016 - 61
Condo Media - November 2016 - 62
Condo Media - November 2016 - 63
Condo Media - November 2016 - 64
Condo Media - November 2016 - 65
Condo Media - November 2016 - 66
Condo Media - November 2016 - 67
Condo Media - November 2016 - 68
Condo Media - November 2016 - 69
Condo Media - November 2016 - 70
Condo Media - November 2016 - 71
Condo Media - November 2016 - 72
Condo Media - November 2016 - Cover3
Condo Media - November 2016 - Cover4
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