An extremely hot issue at the present time involves “post-production” costs and “deductions” that are being taken by gas companies from landowner’s royalty checks. Most landowners receiving royalty checks over the last few years have been receiving royalty payments under standard gas company “form” or “boilerplate” Leases. These “form” or “boilerplate” Leases do not seek to address royalty calculation issues by way of an added “Addendum” to the Lease.

Typically “form” Leases clearly permit the gas company to take “post-production costs” and “deductions” for the cost of producing, gathering, storing, separating, treating, dehydrating, processing, transporting and marketing the oil and gas. In the 2010 Pennsylvania Supreme Court’s decision in Kilmer v Elexco Land Services, Inc. et al., 605Pa.413, 990 A.2D 147, (Pa. 2010), the Pennsylvania Supreme Court held that post-production costs such as gathering, compression, transportation and others are properly shared by royalty owners through proceeds deductions unless the Oil and Gas Lease expressly provides otherwise.

Again, most Leases before 2008 did not have Addendum language seeking to address royalty calculation issues and “post-production costs” and “deductions”. Beginning around 2008, Oil and Gas Leases began to be heavily negotiated as gas company competition for leaseholds in certain areas became fierce. As a result of these negotiations and bargaining, landowners began to negotiate royalty provisions in the form of an Addendum in efforts to eliminate or reduce “post-production costs” and “deductions”.

One common provision, often referred to as a “Market Enhancement Clause” or “Market Enhancement Provision”, began to surface in many Oil and Gas Lease Addendum offered by various companies across Pennsylvania. A typical “Market Enhancement Clause” provides as follows, or something substantially similar:

MARKET ENHANCEMENT CLAUSE

All oil, gas or other proceeds accruing to Lessor under this lease or by state law shall be without monetary deduction, directly or indirectly, for the cost of producing, gathering, storing, separating, treating, dehydrating, compressing, processing, transporting, and marketing the oil, gas and other proceeds produced hereunder to transform the product into marketable form; however, any such cost which result in enhancing the value of the marketable oil, gas or other products to receive a better price may be deducted from Lessor’s share of production so long as they are based on Lessee’s actual cost of such enhancements. However, in no event shall Lessor receive a price that is less than, or more than, the price received by Lessee.

 

(Emphasis added).

It was often represented by gas company landmen that the foregoing language meant that there would be “no post-production costs” and “no deductions” from the landowner’s royalty. However, at least one company has construed the Market Enhancement language to permit certain “post-production costs” and “deductions”.

Specifically, at least Chesapeake Appalachia, LLC appears to take the position that the “Market Enhancement” language allows the company to deduct certain post-production costs from the landowner’s royalty if the gas is in “marketable form” and such costs “enhance” the value of marketable gas. The company apparently takes the position that the gas produced from the well(s) is in a “marketable condition” at the well head. However, natural gas is not sold at the well head. Instead, the gas is gathered and transported to the interconnect with the interstate pipeline where it is typically sold. The value of the gas at this point of sale is higher than the value of the gas at the well head. The company then concludes that under the Market Enhancement Clause it is allowed to deduct a propionate share of the cost in moving (gathering and transporting) the gas from the well head to the point of sale as it is “enhancing” the marketable gas at the wellhead.

Many landowners who have Market Enhancement language are starting to receive royalty checks and are suffering from sticker shock as they believed the Market Enhancement language would reduce or eliminate deductions. Some landowners are reporting substantial deductions in their royalty checks for post-production costs taken under the Market Enhancement language.

Interestingly, it does not currently appear that all oil and gas companies are interpreting the Market Enhancement language in the same fashion. Current information indicates that several companies are not construing the Market Enhancement language as permitting post-production costs and deductions prior to the point of sale. At The Clark Law Firm, PC we are currently reviewing royalty provision language and investigating how different companies are construing the same or substantially similar Market Enhancement royalty provisions.

It appears that legal action may ultimately be necessary in order to obtain a definitive answer as to the proper interpretation of the Market Enhancement language and its impact on landowner royalties. This issue simply involves too much money not to be addressed.

If you are a landowner with Market Enhancement language and are currently receiving royalty income, we are very interested in hearing from you regarding how your gas company is interpreting this language and whether certain “post-production costs” and “deductions” are being subtracted from your royalty payments. If you are interested in discussing this issue further, please feel free to contact the office directly by telephone at (570) 307-0702 or contact us through our websites. We are committed to gathering information on this topic and exploring landowner’s options to address these post-production costs and deductions.

Douglas A. Clark, Esq. – Protecting Pennsylvania Landowners

Views: 2374

Tags: Deductions, Enhancement, Market, Royalties

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Comment by Jeffrey L kerr on January 24, 2013 at 10:28pm

can any one give me a name and ph. no. of a water testing co. that is not in the pocket of any gas co.so I can get my well and spring tested be for the drilling starts. I an in Greene co PA. bottom of the county just north of wva. also is it better to have a 3rd party collect the water and test it  or can I collect it and send it out to be checked ?? 

Comment by mlb on January 10, 2013 at 12:27pm

My royalty clause reads as follows ( no exact market enhancement statement, but it is a bit confusing to me ). " Lessee shall pay to lessor free of cost, a royalty equal to 15% of the gross proceeds received by lessee for the sale of all oil, gas or related hydrocarbons produced and sold from the leased premises.  It is understood and agreed that to the extent Lessee sells oil, gas or related hydrocarbons to an affiliate, the price upon which royalty shall be based shall be the greater of: a) the price paid by the affilitate or b) the price that would have been received from a sale to an unaffiliated third party under a sales arrangement for like quantity, quality, term and at the same point of sale to the affilitate.:

 

Section B is confusing to me and attys drafted this not the gas company so hopefully the language is good and does not allow for the "market enhancement" etc.  It is with Chesapeake so I am wanting to look into it since they seem to be the only one making such deductions.

 

Thanks

Comment by G S Gass on October 31, 2012 at 6:40pm

Mr. Clark - this is an excellent topic. 

My take is that enhancing the value involves stripping higher value hydrocarbons (propane, butane, ethane, etc.) from the raw gas and selling the processed liquids (NGLs) for a higher value.  If this increases the net value of the raw gas it will be good for Lessee and Lessors.  If the Lessee tries to use the Market Enhancement clause to pass production, compression, dehydration, gathering costs to the Lessor, it is contrary to terms of the Market Enhancement clause. 

Sounds like an audit is in order, if the lease provides for it. 

Thanks for your efforts,

Gregory S. Gass, Certified Professional Landman

Working with Landowners to create win-win opportunities

 

 

Comment by Jeffrey L kerr on September 16, 2012 at 2:37pm

any legal things going on to stop the gas co. from raping us on deductions or are we screwed ??. market enhancement to me is only deductions to make gas worth more money. do we get a % of the increased money its now worth. if we are helping to pay for it we should get some money for the higher selling price.

Comment by Jim Litwinowicz on September 15, 2012 at 8:41pm

Excellent article. Once the door is open to their accountants to begin justifying deductions, they drive a truck through it to haul away all the money they can.If my royalty is 17%, I want 17% of the final sale price no matter what they did to get there. If they want to treat me as business partner and pro-rate cost deductions then I should have a say in operations and cost decisions.

Comment by Jeffrey L kerr on September 6, 2012 at 9:40pm

we signed a lease with Chesp. with the market enhancement clause. The land man told us it would be pennies on the dollar. I sure hope they are telling the truth but I think we are in trouble. I told them I did not like them having the right to take money when there is no way of knowing how much it would be and they said no more than 2,5 % .  is there any way to tell if they are gouging us. Rice Energy gave us a better lease on the other prop. please keep me informed on this matter.

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