Generally, brokers may classify their real estate agents as employees or independent contractors in California. By special statute, a real estate agent may be treated as an independent contractor, even if, when considering the factors that determine employee/independent contractor classification, that agent should be treated as an employee. In other words, a real estate agent can be classifed as a contractor even if the nature of that agent's work and the degree of control that the broker exercises over that agent would otherwise make that agent an employee. This is because California adopted a law in 1991 that applies specifically to real estate agents. This law has been enacted primarily in order to help brokers protect themselves from liability for their agents' negligent or intentional misrepresentation (fraud). While brokers may be held liable for their employees' negligence or fraud, they are generally not liable for the same conduct by their independent contractors. Under this law - California Business and Professions Code 10032, a real estate agent will be considered an independent contractor if: (1) he is licensed as a real estate agent under the law; (2) his income depends substantially on the sales made rather than hours worked; (3) that agent performs work under the written contract or employment agreement that specifically states that the broker and the agent agreed that the agent will be an independent contractor. Being covered by workers compensation insurance, having set hours, using the broker's office and equipement, and having to attend mandatory trainings and meetings does not change the independent contractor relationship, which is otherwise set between the broker and real estate agent, assume that the above-referenced three criteria are met.
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Signing an Independent Contractor Agreement Does Not Necessarily Mean You Are Not an Employee10/31/2010 In a recent case, Narayan v. EGL, Inc. (9th Cir., July 30, 2010), the court considered an interesting issue: can an out-of-state employer get around the California labor laws by making its California workers (drivers) sign independent contractor agreement and thus properly classify them as contractors, rather than employees. To make their case very compelling, the employer also included a choice of law clause in the agreement, stating that any disputes arising out of the signed contract should be decided in the employer's home state - Texas.
The Ninth Circuit made a critical holding: because Texas law did not apply to claims outside the signed contract, and because the claimed misclassification of employees as contractors is based on California labor code, the employer cannot get around the California statutes by agreeing with its employees on terms that violate those statutes. In other words, if the workers were deemed to be employees under California law, the fact that they signed an agreement that they will only bring claims against the employer in some other state outside of California, doesn't deprive them of the rights protected by California labor code, if they are employed on the territory of this state. Thus, the class of misclassified drivers were allowed to proceed forward with their class action against the employer. In recent years, it has become increasingly popular for businesses to use the services of independent contractors for both short and long-term projects rather than to hire new career employees. Business can retain the services of independent contractors directly, or through a temporary employment agency. The employee / independent contractor distinction at workplace is very important. Whether you are classified as employee or an independent contractor is very important to determine - it will affect your eligibility for benefits, the calculation of your taxes, your rights upon termination and your ability to recover from your employer / principal for injuries sustained at work and for their unlawful conduct. |
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