John Meyers, 515 Housing Consultant


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WHAT TO DO WHEN
THE GOVERNMENT COMES KNOCKING

Council for Affordable and Rural Housing Panel Discussion (January 2000):

Richard M. Price
Nixon Peabody LLP
202.973.7716
Washington, D.C.
   John Meyers
502.451.2727
Louisville, KY
 
   Bruce J. Casino
Baker and Hostetler LLP
202.861.1640
Washington, D.C.

 

Remarks by Richard M. Price:

We often focus on the preservation of RHS-financed housing, but enforcement is the other side of preservation. With preservation, you focus on keeping the property in the program. Enforcement focuses on whether the properties are worth keeping. We have learned many lessons from HUD in this area, so we draw conclusions from what HUD is doing.

Management Enforcement

Enforcement of management standards has become RHS’s major focus because RHS has no significant development funds and so attention naturally turns to the existing properties. We also see a fairly well-developed infrastructure of government officials that are really the source of the enforcement. With HUD we understand that a number of new enforcement hires are people that used to be at FDIC or at the Department of Justice’s health care fraud section. These are professional law enforcement agents who bring to housing what they brought to banking and health care. All of these industries use non-procurement government contracts, and there is a shift from an emphasis on private ownership and public/private partnership to thinking of owners and managers as government contractors.

This shift is important. On the one hand, it is important for HUD and RHS to stay current and on top of asset management. If they don’t, they are taken to task by Congress or their respective Inspector Generals. Part of their job is to make sure their programs run efficiently. But on the other hand, there is a risk that new interpretations and enforcement standards are applied retroactively to existing properties.

Equity Skimming

The law on Equity Skimming is somewhat new to rural housing. It has been around HUD programs for 15 years or so as a statute that is particular to HUD. RHS has had an equity skimming law since 1996. Common to both HUD and RHS is that equity skimming is a felony. The standards that are being applied are fairly broad and general. The law basically states that any owner, manager, agent or anyone with control of project funds that uses or authorizes the use of funds for other than necessary or reasonable project costs, has committed a crime. In essence, this criminalizes carelessness. The owner does not have to have malicious intent, but only has to be something less than careful.

[NOTE. The statute provides:

— Whoever, as an owner, agent, or manager, or who is otherwise in custody, control, or possession of property that is security for a loan made or insured under this section willfully uses, or authorizes the use, of any part of the rents, assets, proceeds, income, or other funds derived from such property, for any purpose other than to meet actual or necessary expenses of the property, or for any other purpose not authorized by this title or the regulations adopted pursuant to this title, shall be fined not more than $250,000 or imprisoned for not more than 5 years, or both.]

Conversion

Another issue is the knowing conversion of public moneys, at 18 U.S.C. § 641. Together with a similar statute for wrongful conversion, 18 U.S.C. § 666, these laws provide that it is a criminal act to willfully use project revenue for other than actual or reasonable expenses.

Statements/Obstruction

There are other significant statutes. Principle among these is the False Statements Act — any time anyone willfully makes a false statement (a statement that is materially false or a statement that is incorrect) that person is committing a crime. Another crime is obstruction of justice. This can be as simple as failing to comply with a government request or failing to provide records when a law enforcement official (which could be an IG official) asks.

Debarment/Suspension

If the federal government is really concerned about something that is being done at a property but it can’t meet the burden of proof at issue (which is “beyond a reasonable doubt” for a criminal case, or a “preponderance of the evidence” in a civil case) the government can always shift to an administrative context, which has a very liberal standard. The only thing the government has to show is a “lack of present responsibility.” A contractor does not have to do anything wrong, anything willfully. It is enough that the contractor did not do something properly. Thus, the contractor is “lacking in present responsibility,” and is subject to exclusion from program participation.

Recourse, Of Course

We have also seen a HUD effort to deny the non-recourse language protections contained in some of the HUD documents, and we expect to see this happen at RHS.

OIG Report

The title of a recent USDA Office of Inspector General Report says everything you need to know about the government’s current enforcement posture: “Rural Rental Housing Program — Uncovering Program Fraud and Threats to Tenant Health and Safety.” The USDA IG was not created to tell contractors that everything is fine; the IG is here to find problems. Page i of the Executive Summary sums up the IG’s conclusions nicely:

Prior audits and investigations have disclosed owners and management agents that charged unallowable and unsupported costs to apartment complexes to withdraw funds for which they were not entitled. Such activity is commonly referred to as “equity skimming” and may reduce the Government’s security in an apartment complex that is allowed to deteriorate while creating health and safety hazards for tenants and jeopardizing its financial viability.

Page ii continues:

A management agent skimmed over $630,000 from 70 RRH apartment complexes by charging duplicate costs such as salaries and workers compensation insurance for management agent employees, and bookkeeping costs. These duplicate costs were the responsibility of the management agent and paid through the management fee.

For example, is a front-line salary expense for a bookkeeper an appropriate project cost or management cost? If an owner is incorrect in his answer, he can be charged criminally with equity skimming.

Focus on Physical Condition

Page 6 of the Report is entitled: “Our High Risk Profile Effectively Identified Program Abuse.” What’s the first topic this report focuses on — physical condition:

Owners and management agents had also allowed the physical condition of apartment complexes to deteriorate, in some cases to the point where health and safety hazards existed for the tenants. Teams consisting of OIG and RHS representatives inspected 637 apartment complexes and determined that 145 had serious deterioration. Another 215 needed repairs of some sort. The teams also identified 50 apartment complexes with health and safety hazards.

The primary focus of any kind of equity skimming charge is the physical condition of the property. If the property doesn’t look good, the first thought the IG will have is that someone must be equity skimming. Why? Because, certainly, if the owner or manager had run the property more efficiently, maybe the owner would have had the extra dollars to keep the property in good repair. At least that is the assumption. Alternatively, if the property is not in good condition and an agent collected a management fee, and if the management agent is related to the owner through an identity-of-interest relationship, the IG may characterize it as just a way for the owner to avoid the limitations on the distributions and get more money out of the property — and it’s equity skimming.

Identity of Interest

The issue of identity-of-interest (“IOI”) companies is contained on page 18 of the Report. AN 3481 talks about IOI costs. A common formulation is that an owner has to follow the so-called three bid rule, which requires an owner to obtain at least three bids, in most instances, before an IOI can begin work. This can include the IOI bid and two other bids. The IOI charges overhead, profit and so forth for IOI workers. The rule around HUD and RHS has been as long as the IOI charges the same or less than the market, it is allowable because the property is paying a reasonable amount. Well, the Inspector General at both USDA and HUD don’t seem to agree, and we are finding that agency officials are questioning this practice. Of course, this is a prime example of the sort of retroactive reinterpretation referred to above.

First Point of Contact

What we’re finding is that an OIG report is the first point of contact in an enforcement action in many cases. There are certain things we see and there are certain responses that we’ve encountered in the last few years.

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Remarks by John Meyers:

I included an OIG Report in the CARH materials. I’d like to say this Report speaks for itself, but I’m not sure you can quite figure out what it says. The Report, in its 21 pages, is talking about a borrower that RD did not like. The politics turned a little squirrelly, and RD called in the OIG to find the fraud, waste and abuse by the borrower.

So of course when this Report finally came out, the Agency’s first response (they get a draft copy of the Report before it comes out, to comment on) is, “Of course the guy did all that.” They knew it in their heads; they called in the IG; the IG found what they sort of expected. They believed it all the way through.

Fraud, Waste and Abuse Alleged

So then this Report was issued. In summary, it says the guy took $1.8 million out of his projects. Fraud, waste and abuse! Totally flagrant. The IG had checks in the amount of $1.2 million. It’s hard to sit there and say the $1.2 million didn’t exist — because they had the checks. So the Report comes out and RD sends a Demand Letter. But the borrower didn’t just roll over and send the money.

Appeal Hearing — NAD

Instead, we took it to an appeal under the National Appeals Division. We had to work the Agency over to get our appeal rights, and we finally did.

We go into an appeal (I was working with someone other than Richard Price — I would work with him today; just an unsolicited plug). I contacted a business attorney, he read the Report, and he said, “John, I wouldn’t touch it without a criminal attorney at my side.”

The Report is beautifully written. When you read it, you have no conclusion to reach but that this guy was the John Dillinger of the 515 program. It’s spectacularly well written.

Before the appeal, the criminal attorney is saying we’re either 100% right or 100% wrong because there’s no gray in the Report.

The upshot is we take it to an appeal hearing and we get it reduced from $1.8 million to less than $80,000. This guy was accused by OIG; OIG left a public record in this Report of massive fraud, waste and abuse. OIG used this Report to tell Congress, “Look at all this waste!” But it wasn’t true. This was all alleged waste. It tarred the program. It tarred the borrower.

If you get OIG coming in to do an audit, this is what could be done to you. You might say all your things are by the book. Well, who knows what the book is.

I’m working with a guy right now who could be indicted. One of the things he did is he had one of the computer programs for tenant certifications. He had to pay an annual license fee; he paid it for his projects. RD said that the licensing fee was not an allowed cost. The U.S. Attorney is considering whether or not to indict him for having paid the license fee for the Tenant Certification program, a program which is applicable only to the 515 program.

RD Enforcement Initiative

This is sort of where it is going, in my opinion. I think the major comments made by RD the other day are the enforcement initiatives. There were several commitments. The first was to get senior RD staff to work with the IG to identify problems. The second was to work with the U.S. Attorneys to make the cases solid. In the OIG report Richard Price discussed, the IG was complaining that they had gone to about four U.S. Attorneys with cases, and the U.S. Attorneys had declined to prosecute. So everyone wants to get the U.S. Attorneys on board to prosecute what they feel are massive violations.

I think you are going to be subject to charges. You have a better chance of being audited than winning the lottery. If there are 18,000 projects and, on a good day, 5,000 General Partners (there are fewer GP’s than this), and if OIG is doing ten audits a year, you have ten chances out of 5,000 — 1 in 500 — of being selected for audit. In my view, that’s a high risk.

Identity of Interest

There is an especially high risk of being audited where there is an Identity of Interest with management — that’s the first indicator. If you have an Identity of Interest among ownership, management and maintenance — that’s the second indicator. Third indicator: where you have any deferred maintenance, or you can be accused of deferred maintenance. Deferred maintenance really is not a defined term. If you have any deferred maintenance, you might be showing up as a D Classification property.

My quick advice is to do whatever it takes to get off that list.

The next item you might be tagged for is the Reserves. If you’re underfunded, do whatever it takes — even a Workout Plan — to get it addressed.

Property Classification

I think RD is going to be looking at the D Classification properties — maybe the annual CPA audit hasn’t been approved by the Agency. It may have been on an RD desk for 10 months; you sent it in and hasn’t been reviewed. That’s a nothing issue. RD will separate out the nothing issues from what what they think are the significant issues — the underfunded reserves, the deferred maintenance, and so on. I think — this is my opinion — they will then take these hard core D’s and focus on them in their enforcement efforts.

I took the guy’s name (and identifying information) out of the report I put in the CARH materials because he was accused of big time stuff.

If I call it an Audit Report, I’m in error, because it wasn’t technically an Audit. It is a report. An audit is to be to Generally Accepted Government Audit Standards, and that’s what the IG himself says. The Report is to the standards of the President’s Council on Integrity and Efficiency (PCIE). There’s a distinction there that I hope Richard Price will figure out how to pound home sometime.

I think it’s somehow important to be able to focus on that distinction. The other part I mentioned is that a report doesn’t give you appeal rights. The report is actually to RD; it says, “Issue a Demand Letter to John Dillinger to repay all the money he stole.” The Demand Letters I’ve seen don’t give appeal rights. But they are appealable, so you can take it to appeal. In a trial, you’re innocent until proven guilty; in an appeal, you have to show that the Government was wrong. Not simply misinterpreting, but dead wrong, in order to win. Which is an uphill standard.

On a sad note on the Report, it had a recommendation to Debar John Dillinger. It didn’t say: “If John Dillinger is guilty of all this, Debar him.” It said, “Debar him.” So even though we reduced it from $1.8 million to under $80,000, there’s this freestanding recommendation to Debar him. If we’d reduced it to $0, that freestanding recommendation would have been left.

Report Process

The process of a Report is that a Draft comes out and is sent to the State RD Office. If the State doesn’t like you, they’ll say you’re guilty as sin. If they thought you were a good guy, they might actually look at the Report. They can go into a process with OIG contesting the findings, saying, “OIG, that’s wrong. We really think he should be able to pay the license fees for the Tenant Certification program.” In the case I referred to, RD doesn’t like the guy, so he could be indicted for that. It’s an uphill battle. Once the process starts, it’s all uphill.

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Remarks by Bruce J. Casino:

I do a lot of work in the White Collar criminal arena. All of my clients, of course, are innocent, but I know of cases where people have had troubles. I’m also an adjunct professor at George Washington University Law School and teach the course on White Collar Crime there.

I think what we’re seeing in this arena is part of a trend across the board in America, and that is that what had been administrative issues are being criminalized. Things that used to be dealt with on a purely civil or administrative track are now coming under the scrutiny of the criminal laws. The laws that have been passed are extremely broad and are able to catch completely innocent persons.

If the Government decides to stick a microscope on the 515 program, and go over it with a fine tooth comb, virtually any government-related entity or contractor is going to have some minor issue here or there. There is enormous discretion given to the auditors, investigators and criminal prosecutors because these statutes are drafted so broadly. I think Richard and John have done an excellent job of presenting some of the issues and statutes.

Couldn’t Prosecute — No Crime

I was disturbed to see in the government report presented by Richard (but it’s not atypical) a discussion of how unfortunate that the Government couldn’t prosecute certain people and certain companies because the State or local office had inadvertently authorized those charges. They’d been authorized.— there was no crime. Why, one might ask, does that make the decision not to prosecute regrettable? Or were they unable to pursue criminal investigation because the State office had issued a memorandum that was misinterpreted as permitting the fees? Misinterpreted by whom? But then they go on, on the same page, to say they’re going to tighten this up and issue new regulations, including requiring owners and management agents to certify that management agreements are in compliance with program regulations:

. . . In the other case, even though the management agent charged $35,000 in tax preparation fees for tax returns that were considered to be expenses of the partnerships, we were unable to pursue it for criminal investigation because the State office had issued a memorandum that was misinterpreted as permitting the fees.

RHS Plans to Make Prosecution More Likely

To promote a greater acceptance of these cases for criminal prosecution in the future, RHS plans to incorporate stricter language into its regulations that will prohibit common unallowable charges and practices, including the unauthorized use of reserve funds, and clearer definition of unallowable costs, such as those related to tax preparation fees. RHS will also require owners and management agents to certify that management agreements are in compliance with program regulations.

Whenever you have to certify something to the Government, you’re getting into the arena of criminal False Statements. Anything and everything that you’re certifying to, can become the basis for a False Statement charge.

Levels of Knocks

There’s been some discussion of what to do when the Government comes knocking. There are different levels of knocks that you can have from the Government. There are hard knocks and soft knocks. The soft knock may be the audit. Although, as Richard points out in his materials, there is an Obstruction of Audit crime; so interfering with an auditor can itself be an Obstruction of Justice charge.

But the next level is when it is referred by the auditors for criminal investigation and you get a knock from the agents — OIG agents or FBI agents that are working with the U.S. Attorney’s Office. They decide to investigate further and they want to come and have a chat with you. At that point, of course, the key thing to do is to call a good lawyer because you don’t want to be talking; from my experience, you don’t want to just go and have these friendly chats with the Government agents. They come sometimes to your house at 7 in the morning: “You know we just want to talk with you. If there’s nothing wrong, why can’t we talk?” Those are often the most dangerous kinds of situations you can imagine without first consulting with experienced legal counsel.

Your friendly Government says: “I’m here from the Government, I’m here to help you.” This is really problematic.

What they will do is issue a subpoena for documents. You’d better be very, very careful to document that you really have produced the documents that they want; that you’ve searched carefully for the documents. You need to put in place an effort to respond to those subpoenas for documents.

Counsel for Employees

You need to be very careful in dealing with your employees where there may be requests for interviews. The Obstruction of Justice statutes are used in this arena. If you tell your employee: “Mary, you just better not talk with those agents, you have constitutional rights,” that can be construed as an Obstruction of Justice. The way that most investigations deal with that, from the defense side, is you hire a lawyer for the individual or maybe a set of individuals and, based on the individual’s legal needs, they tell them: “Don’t talk to the Government.” That way, you don’t have the burden of that; they’ve got their own individual lawyer, and that lawyer is able to give them relevant advice.

But there are a lot of tricky issues in this whole area. You’ve got to be very careful.

There is another level of knocking, and that is a Search Warrant. If they really are concerned about your program and have no trust that you will produce documents appropriately, they may come in with a little task force of agents and have a party. Knocking on the door with a search warrant: “We’re going in now. We want these documents now. Nobody leaves the premises. We’re here.” In that case, of course, you have to be very careful not to obstruct the agents.

You have a right to see the search warrant, and you should try to monitor what they’re taking. Try to get a receipt. You can ask them to make copies of documents they are taking. You want to get a lawyer that knows something about this arena on the phone so he can talk with the agents about any sensitive material, or try to negotiate with them. It is a landmine-filled arena.

High Risk Profiles

It is very unfortunate that what had been administrative issues all of a sudden may be pushed into the criminal arena. But that is the trend, and that appears to be what’s happening here. Sometimes these audits are initiated by the High Risk Profiles, including flags raised by physical deterioration of a property and Identities of Interest issues.

As John and Richard were suggesting, you have to get out of the High Risk Profile. This is the key prevention strategy — probably a very good thing to do right out of the box. Make sure that you’re not bringing up any of those indicators on the radar screen, because they are going to tend to prioritize on those areas. If there are appearance problems at a project, that of course adds to the sexiness of going after people. They can show photos to Congress.

Former Employees

You also have to be careful with disgruntled former employees. I’ve found they can often be a source of great problems. I had a case where the lady was fired eventually: She kept coming to work drunk. She threw up on her desk. They got her counseling, but it just never worked out. She initiated an investigation that went on for several years on all kinds of contract issues. I remember going down to meet with her and conduct an interview. She said that would be fine, but only if I bought her a drink. She caused this company to spend hundreds of thousands of dollars in defending itself. In the end, there was no prosecution, not even a civil action. But just coming up on the radar screen is enough to create all kinds of problems for you and to cause you to have to deal with the likes of Richard and me: lawyers who can cost money.

To the extent, you can stay off the radar screen, you are well served.

False Statements

Just to give you a sense of the statutes you’re dealing with, Richard referenced the False Statements statute: Whenever you make a statement to the Government that is false in any material way, you can be prosecuted, as long as you knew you were making the statement. You didn’t have to have an evil intent, as you do with murders and other kinds of crimes. All you have to do is be aware of the statement you’re making and that the statement is inaccurate. You might say the materiality issue will save the day, but materiality simply means anything that may be capable of influencing a Government action. They look at this in retrospect. They say, “Yeah, if I’d really known that this or that fact wasn’t 100% accurate, or was understated by 10%, maybe we wouldn’t have taken this action, or approved the program, or something.”

False Claims

The arena of False Claims involves making a claim on the Government for funds, whether it is $10 or $10,000. If that claim is off by $1, there is a potential for the Government to come after you. One case that went to the Supreme Court, the Halper Case, was in the health care arena: The company had submitted claims for about $8 more per claim than their actual cost as they had certified it. As Richard points out in his materials, you can be fined civilly $10,000 per violation. Sometimes government contractors are submitting hundreds of thousands of claims. If in each claim, overhead that should not be charged to the government is included, you may for each of those claims have a separate violation of $10,000 a pop. And that’s actually recently been raised to $10,500 a pop.

Obstruction

Once you get into an Investigation, you have to be very focused on the issue of Obstruction. As is also true with many Congressional investigations, it is what happens as the investigation unfolds that can create enormous problems for you. Cap Weinberger in the Iran-Contra case was accused of lying to the Agents that were interviewing him. The Government has a very broad discretion in terms of what is Obstruction. If you say something that they interpret as misleading, you may have a problem. If you don’t find a certain document, you may have a problem.

I had a client that had ten contracts around the country, and they were being audited in sequence. I heard the night before the first audit that investigators were coming on board, and that word had gone out from the headquarters that everyone was supposed to take home certain files and keep them in their garage. We were able to countermand that and get those files back in the office. They show up, those files aren’t there, statements are made about the files, “We don’t know where they are” or something. Bam! You’ve got an Obstruction of Justice problem that may be bigger than the problem that you had in the first place.

Your Internal Review

I don’t mean to be an alarmist here. Since I’m in the White Collar arena and on the panel here, I just want to give you a sense of some of the kinds of problems and issues that come up. Now the typical way, in the White Collar arena, that you deal with these is you get counsel on board and they conduct an internal investigation. You do it through the lawyers because they have the attorney-client privilege so that what they uncover can’t be discovered by the Government. It’s a privileged relationship.

You need that to stay ahead of the Government. Essentially, what the lawyers are doing is the same kind of investigation that the Government would be doing. They can use some staff at your firm. They’re looking at the documents the Government will be looking at. They’re attempting to interview the key persons who may be involved. In that way, they stay ahead of the game. Then you can make judgments. You have to decide very early if you are going to cooperate with the Government and say, “This was an aberrant situation.” Or whether you’re going to have to fight tooth and nail because it’s a kind of pervasive problem, all the while being aware that the collateral consequences may be as significant as the actual criminal consequences. If you’re suspended from all Government relationships and can’t get any more funding or renewals of agreements, it is very problematic.

Corporate Liability

One of the key things you have to do in staying ahead is being sure that your lawyer and investigation is getting all of the facts and all of the data in a very straightforward fashion so that you can make those judgments. You should understand that just because you think that one aberrant, rogue employee has gotten you into trouble — they’ve siphoned off some money from the program and bought a car — that doesn’t mean that the company is not liable. Theories of corporate criminal liability are very similar to the civil Tort arena. That is, if your agent does something that is criminal, generally the whole company can be charged with that criminal activity. If there is the slightest argument that there was a benefit to the company — for instance, the person was cutting corners so they could get a bigger bonus — but if that in any way benefits the company — there is an extra dollar that goes into the company’s coffers — the whole company can be liable because of the actions of the employee.

Climbing the Ladder

The Government’s interest is in climbing the ladder. They want to send a message. The message is better sent by nailing to the wall the president, the owner of the enterprise. They want to climb the ladder. Often they go after a lower level employee and say, “You’re going to be in deep trouble, but if you give us the person above you — whoever authorized you to do this, or who told you to do this, or who turned a blind eye to this — then we will cut a deal with you.” That is the kind of thing that, in the minds of some prosecutors, makes for bigger scalps on the wall for the agents and prosecutors, and advances their career and sends a bigger message.

You have to be very proactive in this arena. The best way to prevent these investigations is to do an internal review and try to make sure everything is in proper order and that no flags indicating problems are there if the government does an audit.

I don’t want to breed anxiety, but I think it’s very important for you to understand just how serious these investigations can be and to give you a feel for the dynamics of the situation when the government comes knocking.


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[NOTE: I have attempted to be accurate in these notes, and have done some editing.]

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