Issue Presented: Is it a breach of fiduciary duty for a director of a real estate investment trust
(REIT) negotiating a joint venture on behalf of the REIT with another director for the
development of a portfolio of the REIT’s properties to indicate a desire to co-invest in buying
an interest in the properties without disclosing the possibility to the REIT?
In HMG/Courtland Properties, Inc. v. Gray, 749 A.2d 94 (Del. Ch. 1999), the Delaware
Court of Chancery held that both directors violated their duty of loyalty to the REIT. The court
characterized Gray’s undisclosed, buy-side interest in the transactions as a classic case of self–
dealing. Proof of such undisclosed self-dealing, in itself, was sufficient to rebut the
presumption of the business judgment rule and invoke entire fairness review.
Gray’s interest was clearly material. Since Gray anticipated taking a buy-side interest in
the transactions at least as early as February 1986 and was HMG’s lead negotiator in the
transactions, a reasonable director would have certainly wanted to know abut his buy-side
position in the Transactions.
The concept of entire fairness has two components: fair dealing and fair price. Fair
dealing “embraces questions of when the transaction was timed, how it was initiated,
structured, negotiated, disclosed to the directors, and how the approvals of the directors and
the stockholders were obtained.” Fair price “relates to the economic and financial
considerations of the proposed merger, including all relevant factors: assets, market value,
earnings, future prospects, and any other elements that affect the intrinsic or inherent value of a
company’s stock.”