Ken Strongman, Esq. – Mediator

Tag: Real Estate Mediation

  • Evaluate the trust and goodwill that supported your original agreements.

    goodwill
    Goodwill

    Task #15: How did you evaluate the trust and goodwill that supported your original agreements?

    The resolution of a dispute does not just occur on the day of the mediation.   Each participant to mediation needs to prepare their own strategy for negotiation in the settlement.  Based on my experience as a mediator, these are a collection of tasks each participant needs to complete and to discuss with their council and the mediator before the mediation.

    Particularly in business disputes whether they are real estate, construction defect, general business or even intellectual property issues, there would have been a meeting of the minds before the deal was done.   That is the essence of a contract.  To get to meeting of the minds you would have had to evaluate the other party and their proposal.  More specifically you have to decide if you can trust them to carry out their side of the bargain.  With this task you need to go back and look at the trust and good will that was developed when you made the contract.  What made you trust them in the first place?  What did they say and or do to generate your trust in them?

    This is important because you may want an ongoing relationship with them after this dispute is resolved.  On the other hand you may not want to have a business relationship with them but out of necessity be forced to have a business relationship.

    By evaluating the good will you will be able to see what was good in the original deal.   It will also help you evaluate the eventual settlement agreement that you and they will be developing within the mediation.

    Ken_Strongman_003smAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • I’ve been in mediation and there was so much conflict that nothing got done. Wouldn’t I be better off just going to court?

    court
    Going to court.

    I’ve been in mediation and there was so much conflict that nothing got done. Wouldn’t I be better off just going to court?

    This is an option, but you may not resolve your dispute. Mediation is not about coming to the table as friends to avoid conflict and confrontation, as many professionals would have you believe. It’s about resolving disputes. Inherent in the concept of “dispute” is conflict and without confrontation of that conflict head-on, there may be settlement, but there may be no true resolution.

    In some disputes, settlement itself may be enough, but in most, in addition to the economic or performance related issues, there is an undercurrent of emotion, and both sides often perceive themselves as a “victim” in the dispute. Those complaining of a wrong see themselves as the aggrieved party. Those responding, because they often believe they are involved in the dispute needlessly, feel abused by the claimant and the dispute process, particularly when facing the burdens of litigation.

    You may wish to avoid confrontation at the outset but may find, as the process continues, that you want to express yourself to other parties. Make sure you talk to me as your mediator to allow this flexibility. In a truly meaningful mediation, in addition to providing valuable information to you about the dispute, I will guide you safely through confrontation of the conflict to resolution.

    Remember that Mediation is Conflict at its best.

    Ken Strongman, MediatorAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • Starlings v Blueberries – Last Friday’s ABA Representation in Mediation Competition

    Berkeley Law Competition
    Mediation Competition

    Starlings v Blueberries – Last Friday’s ABA Representation in Mediation Competition

    Last Friday I participated in the ABA Representation in Mediation Competition.  I was one of the judges of the competition.  It was a two day event held at Berkeley Law in Boalt Hall at the University of California, Berkeley Campus.

    As Alternative Dispute Resolution (ADR) becomes more integrated in courts and pre-trial procedure, it has been my experience that attorneys will have all of their cases referred to these processes. Therefore, it is important that attorneys adequately represent their clients in this ADR environment. The competition was designed to acquaint the law student with advocacy in mediation. The focus of this competition is on attorney representation of clients in mediation. Judging criteria are geared toward examining the effective combination and use of advocacy and collaborative problem-solving skills.

    The judging criterion was designed to reward those participants who use an effective combination of advocacy skills and a problem-solving approach in the mediation. The problem solving approach is defined as one in which negotiators learn about each other’s interests and BATNA (Best Alternative To A Negotiated Agreement), brainstorm options, and select and shape a solution that meets their interests and, where appropriate, objective standards. Participants were not expected to sacrifice their client’s interests in order to be collaborative.

    The round that I judged consisted of a 75-minute mediation session involving a community dispute involving starlings and blueberries. At the close of the mediation session, there was a 10-minute period during which each team analyzed its performance in private, followed by a 20-minute self-analysis period (10 minutes per team) for each team to evaluate its own performance in the presence of the judges, but outside the other team’s presence.

    I was impressed by the attorney advocates willingness to let their client talk.  They were confident in their own abilities to allow the opposition to ask direct questions of their clients.  This was refreshing.  One of my chief obstacles in mediation is the attorneys putting on shows for their clients benefit.  They forget that their clients will usually have to deal with each other long after the dispute is resolved.

    The 1st place team in this competition automatically advanced to the National Competition.  There were teams from all over the west.   Some came as far away as North Dakota.  I will never know where any team came from.  It would have been a disqualifying breach of the rules to know the law school identity of a team.  Only if a team from the west wins the national competition will I have a hint that I was able to judge their abilities.

    *         *       *

    Ken Strongman, MediatorAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • What do I do in a mediation?

    FAQ Mediation San Francisco
    FAQ Mediation San Francisco

    As your mediator, I am neither your friend nor foe.   All too many come into the mediation anticipating that they will “win over” me or that I will advocate on their behalf. Often when this fails to happen, and it should fail to happen, they treat the mediator as an adversary. This does not help them reach resolution and often creates a situation where the entire process is undermined, preventing resolution even where one is possible.

    As mediator I am on neither side of the dispute.  I am an impartial third party that wants the parties to resolve their dispute.  This means that while I may see both sides of the dispute, and may for many reasons, develop a professional opinion or gut instinct as to the reasonableness of the positions and the likely outcome of potential litigation, your mediator should have no stake in the outcome and should not be on your side or any other.

    The only way for me, as your mediator, to be an effective problem solver is to maintain my credibility and objectivity through neutrality. Help me by understanding this and supporting my position of neutrality.  Not only will this help me to resolve your dispute, but doing so will help you to understand and trust my motive in giving an opinion, regardless of whether it is favorable or not, and to gain confidence in the information I am bringing to you, both of which will ultimately lead to higher satisfaction with the resolution chosen.

    Ken StrongmanAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • Task #14: Looking at the previous two questions, where do you think THEIR perspective differs from your own.

    perspective
    As in Climbing keep your perspective

    Task #14: Looking at the previous two questions, where do you think THEIR perspective differs from your own.

    Looking at the previous two questions below, where do you think THEIR perspective differs from your own.

    • Task #12:  What important understanding did you think you had when you originally got involved together?
    • Task #13: In a dispute, how did the relationship change?

    The resolution of a dispute does not just occur on the day of the mediation.   Each participant to mediation needs to prepare their own strategy for negotiation in the settlement.  Based on my experience as a mediator, these are a collection of tasks each participant needs to complete and to discuss with their council and the mediator before the mediation.

    Your exercise now is to answer the same questions that you have worked through but from their point of view.   Maybe they think the honeymoon phase ended at a different time and way.  What was their vision for the future of your relationship at the beginning of the agreement?  How much money did they think they were going to make?  Was this agreement a stepping stone to something else?  Without trying to look at the problem from their point of view, will you both find a way forward?

    Ken Strongman, MediatorAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • How to stay on the cutting edge of mediation

    cuttting edge
    Cutting edge of mediation

    How to stay on the cutting edge of mediation

    The cutting edge of mediation. Recently, I wrote an article for our local Bar Association Journal on why someone would want to join the ADR section of the Bar.  As the new Chair of the ADR section, was also needed to describe how membership has benefited my practice.  It was an easy assignment.

    Some would want you to join the ADR Section so that you can give back to the legal community. I didn’t join for that reason.  I became involved so that I could be on the cutting edge of the way we resolve disputes in our society.  That includes the way we litigate in California.  I did it so that my corporate clients would always benefit by the earliest thoughts and processes available. Also, that my mediation practice would correspondingly expand and be the best it could be.

    On my own, I would have had zero influence on the profession.   As part of the ADR section, we collectively help direct the future of Alternative Dispute Resolution processes in Contra Costa and the State of California.  This has allowed my practice to be in the forefront of ADR.  Rarely will my general counsel clients be criticized for selecting me as a mediator.  They are able to confidently tell their parties that they tried everything to avoid litigating and incurring additional legal fees and their company bosses can then assure their directors and shareholders that they have retained the best.

    Besides being on the forefront of ADR, we are able to advise Courts and members of the Bar as to the best practices ADR has to offer.  Currently, we are actively helping the Courts develop rules, policies and procedures to avoid having justice grind to a halt in our current Court budget crisis. As leader of the ADR section, I see the new processes way before presentation to the general public and legal community.  We are making suggestions that would influence the result.  I am also able to modify my practice to prepare for the coming changes in rules, policies and procedures.

    The ADR Section

    Within the ADR section by virtue of being around other mediators, we mentor each other on a continuous basis.  At every one of our programs I learn something new that will benefit my mediation practice in concrete ways.  It doesn’t have to be the formal presentations to be useful.  It is often the informal conversations with other members that are the most helpful to my practice.

    Every one of our events benefit the ADR practitioner.  Last year we held a round table on mediation practice marketing.  I came away with several ideas to help market my practice through social media.  At the same presentation, I learned what not to do so that I could spend little time and money marketing and more time devoted to mediating complex disputes.

    Ken StrongmanAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • Task #13: In a dispute, how did the relationship change?

    Task #13: In a dispute, how did the relationship change?

    How did the relationship change? The resolution of a dispute does not just occur on the day of the mediation.   Each participant to mediation needs to prepare their own strategy for negotiation in the settlement.  Based on my experience as a mediator, these are a collection of tasks each participant needs to complete and to discuss with their council and the mediator before the mediation.

    At some point in the past, you thought you had a good relationship.  What happened? What were the important changes to your understands as the situation developed and changed?  Why did the honeymoon end?   Obviously, your vision of what was supposed to happened did not materialize the way you thought it would.   You need to clearly outline what exactly happened to be able to find a way forward.   This is an important exercise for two reasons.  First, you do not want to repeat the actions that got you into the current dispute.  Second, without knowing how you got here today, you will not be able to find a successful way out of the dispute.

    Ken_Strongman_003smAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • Task #12: What important understanding did you think you had when you originally got involved together?

    Task #12: What important understanding did you think you had when you originally got involved together?

    What important understanding did you think you had when you originally got involved together? The resolution of a dispute does not just occur on the day of the mediation.   Each participant to mediation needs to prepare their own strategy for negotiation in the settlement.  Based on my experience as a mediator, these are a collection of tasks each participant needs to complete and to discuss with their council and the mediator before the mediation.

    What important understanding did you think you had when you originally got involved together? This is the understanding from at least from your own point of view.  These can include working conditions, responsibilities, which one was to make the final decisions, time, money, rights, duties and working conditions.

    You developed or already had a relationship with the other party.  At some point it was a good relationship.  Why did you think it was a good relationship?

    This is obviously important if the subject matter of the dispute is commercial.  In other words it is based on a contract, lease, employment, insurance, agreement to buy, etc. It is still important even if the dispute is not based upon contract.  For example it could be based on a family relationship.   It even goes beyond that to personal injury and intellectual property disputes.  For example, when you enter a grocery store, it is usually your understanding that you will not slip on a banana peal.  Likewise, when you create something, you expect to receive credit for the creation.

    Therefore, it is always important to understand your expectations at the beginning.  Without that understanding, it will be difficult to create a solution that is satisfying.

    Ken_Strongman_003smAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

  • Task #11: What’s wrong with the other side’s case?

    Task #11: What’s wrong with the other side’s case?

    The resolution of a dispute does not just occur on the day of the mediation.   Each participant to mediation needs to prepare their own strategy for negotiation in the settlement.  Based on my experience as a mediator, these are a collection of tasks each participant needs to complete and to discuss with their council and the mediator before the mediation.

    These tasks and the discussion with the mediator are confidential.   They are confidential under both Attorney Client privilege and under mediation confidential provisions in court rules, statutes, and standards.

    Task #11:  What’s wrong with the other side’s case?

    Now is your attorney’s opportunity to turn the introspection of your own case on its ear.  You need to list everything that is wrong with your opponent’s case.   You need to review this confidentially with the mediator.

    Ken Strongman, MediatorAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2013 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.

     

  • Task #10: What is the weakness in your case?

    Task #10: What are the weaknesses in your case?

    The resolution of a dispute does not just occur on the day of the mediation.   Each participant to mediation needs to prepare their own strategy for negotiation in the settlement.  Based on my experience as a mediator, these are a collection of tasks each participant needs to complete and to discuss with their council and the mediator before the mediation.

    These tasks and the discussion with the mediator are confidential.   They are confidential under both Attorney Client privilege and under mediation confidential provisions in court rules, statutes, and standards.

    Task #10: What are the weaknesses in your case?

    In this exercise, your attorney will need to take the lead in preparing your answer.  It is important that you understand its impact on your position.

    You need to articulate all of the weaknesses in your case.  These can be issues of law.  I have seen issues that involve the statute of limitations.  Other times, I have seen where the original complaint did not name the correct defendants.   These may be extreme examples, but no case is perfect.

    There can be issues of evidence.   It can be simple lack of evidence to support your claims.  It can be the credibility of the evidence.  Is it admissible or will its admissibility be challenged.   Seldom is there enough credible evidence to support each element of the claim.  Likewise defenses have their weaknesses as well.

    There can be issues of witnesses.  Will they persuade a jury or will their testimony be discounted by the jury?  Are they available?  Will they ‘show well’ to the jury?  Can they be easily impeached?

    Is a jury in this jurisdiction favorable to your position or that of your opponents?  And the list goes on.

    This can all be summed up by asking what your opponent will say about your case?

    Ken StrongmanAbout the Author: Ken Strongman (www.kpstrongman.com) has years of experience and a growing national reputation as a mediator and arbitrator.  He has successfully resolved more than a thousand disputes in the fields of construction defects, real estate, intellectual property, and employment.  He is also a Mediator and Arbitrator for FINRA.

    © 2020 Ken Strongman. All Rights Reserved. Please do not copy or repost without permission.