Justia Contracts Opinion Summaries

MAPS Hotel and Resorts One LLC (the “Buyer”) agreed to purchase fifteen hotel properties from AB Stable VIII LLC (the “Seller”) for $5.8 billion. In response to the pandemic and without securing the Buyer’s consent, the Seller made drastic changes to its hotel operations, due in part to the damage the pandemic inflicted on the hospitality industry. The transaction was also plagued by problems with fraudulent deeds covering some of the hotel properties. The Buyer eventually called off the deal, relying on the Seller’s failure to comply with the sale agreement. The Seller sued in the Delaware Court of Chancery to require the Buyer to complete the transaction. The Court of Chancery concluded that the Buyer could terminate the sale agreement because the Seller breached a covenant and a condition in the sale agreement. According to the court, the Seller violated the ordinary course covenant by failing to operate in the ordinary course of its business - closing hotels, laying off or furloughing thousands of employees, and implementing other drastic changes to its business - without the Buyer’s consent. Additionally, a condition requiring title insurance for the hotel properties failed because the title insurers’ commitment letters had a broad exception covering the fraudulent deeds, and the Buyer did not cause the failure. On appeal, the Seller argued it satisfied the Ordinary Course Covenant because the covenant did not preclude it from taking reasonable, industry-standard steps in response to the pandemic; the court’s ruling negated the parties’ allocation of pandemic risk to the Buyer through the Material Adverse Effect provision; and its breach of the notice requirement in the covenant was immaterial. The Seller also claimed the Court of Chancery gave too expansive a reading to the exception in the title insurance condition, or, alternatively, that the court incorrectly found that the Buyer did not contribute materially to its breach. The Delaware Supreme Court affirmed the Court of Chancery’s judgment, finding the court concluded correctly that the Seller’s drastic changes to its hotel operations in response to the COVID-19 pandemic without first obtaining the Buyer’s consent breached the ordinary course covenant and excused the Buyer from closing. Because the Seller’s failure to comply with the ordinary course covenant was dispositive of the appeal, the Supreme Court did not reach whether the Seller also breached the title insurance condition. View "AB Stable VIII LLC v. Maps Hotels and Resorts One LLC" on Justia Law

Leland Swanson appealed a judgment dismissing his breach of contract and professional negligence claims against Mark Larson and Mark Larson, CPA, PLLC. In 2017, Swanson hired Larson to provide a forensic accounting of various entities owned by Swanson. Larson provided the accounting services in anticipation of litigation against Swanson’s former business partner. During discovery in subsequent litigation against the former business partner, Larson was identified as an expert witness in a July 2018 response to interrogatories. Larson ended his engagement in January 2019 by providing written notice to Swanson’s attorney. After Larson’s termination, Swanson retained another expert to testify in the pending litigation. In January 2020, Swanson sued Larson for breach of contract and professional negligence, alleging Larson breached their agreement and committed professional negligence by terminating his services and refusing to testify as an expert witness in the litigation against the former business partner. Larson moved for summary judgment, arguing the agreement did not require him to testify at trial. He also argued the agreement was terminable at will by either party, and he did not breach the agreement by terminating his services. On appeal to the North Dakota Supreme Court, Swanson argued the district court prematurely and improperly granted summary judgment in Larson’s favor. Finding no reversible error, the Supreme Court affirmed the trial court's judgment. View "Swanson v. Larson" on Justia Law

This appeal stemmed from a construction defect lawsuit involving waterfront townhomes on Lake Keowee in Oconee County, South Carolina. After a two-week trial, Petitioners-Respondents Stoneledge at Lake Keowee Owners' Association, Inc. (the HOA) received plaintiff's verdicts against several defendants, including Respondents-Petitioners Marick Home Builders, LLC and Rick Thoennes. Marick Home Builders, Thoennes, and other defendants appealed, and in a pair of published opinions, the court of appeals affirmed in part and reversed in part. The South Carolina Supreme Court granted several writs of certiorari to review the court of appeals' decisions. Here, the Court reviewed "Stoneledge I" and addressed the trial court's: (1) jury charge; (2) denial of Marick's directed verdict motions; (3) finding of amalgamation; and (4) calculation of damages. The Supreme Court affirmrf the court of appeals as to the jury charge and as to the trial court's denial of Marick's motions. The Court reversed the court of appeals as to amalgamation. The Court affirmed in part and reversed in part the court of appeals as to the amount of the judgment in favor of the HOA and remanded to the circuit court for final calculation and entry of judgment. View "Stoneledge at Lake Keowee v. IMK Development Co., LLC" on Justia Law

Mike Von Jones (“Jones”) appealed the denial of his motion to set aside a sheriff’s sale and the award of attorney fees to Safaris Unlimited LLC (“Safaris”) under Idaho Code section 12-120(5). A jury found there was an enforceable contract between Jones and Safaris, and that Jones breached the contract. Safaris petitioned for and obtained a writ of execution requiring the sheriff to execute upon Jones’s personal and real property, including a pending lawsuit against Jeremy Sligar and Overtime Garage, LLC. At the sheriff’s sale, Safaris (the only bidder present) bought the lawsuit for $2,500.00 via a credit bid. Although Jones received notice of the sheriff’s sale, neither Jones nor his representative attended. Jones did, however, file a motion to set aside the sheriff’s sale of the Sligar Lawsuit. Then Safaris executed on additional personal property of Jones. The sale returned $8,300.00. While both Jones’s and Safaris’ appeals were pending, Jones tendered a $119,238.04 check to the clerk of the court in an attempt to satisfy the remainder of the amended judgment. The district court granted Safaris’ motion for release of funds and determined that the deposited funds were sufficient to satisfy the amended judgment. However, the district court found that the deposited funds exceeded the amount owed by $2,500.00 because Jones’s tender did not account for Safaris’ credit bid to purchase the Sligar Lawsuit. The district court held that Jones had not demonstrated a gross inadequacy of consideration because he failed to establish the litigation’s approximate value. Similarly, Jones failed to show very slight additional circumstances because he could not point to any procedural irregularities “pertaining to either the notice or conduct of the sale.” After denying Jones’s motion to vacate the sheriff’s sale, the district court ordered the clerk of the court to release the remaining $2,500.00 from the tender back to Jones or his attorneys. Jones timely appealed, arguing: (1) the district court erred by concluding Jones’s monetary tender to the clerk of the court did not preclude Safaris from claiming ownership of Jones’s pending lawsuit; (2) the district court abused its discretion by denying his motion to set aside the sheriff’s sale; and (3) the district court erred in awarding costs and fees pursuant to section 12-120(5) for actions taken after Jones’ tender to the clerk. Finding no reversible error, the Idaho Supreme Court affirmed the district court's orders. View "Safaris Unlimited, LLC v. Jones" on Justia Law

Eight named plaintiffs, including two minors, brought a nationwide putative class action against e-commerce provider StockX for allegedly failing to protect millions of StockX users’ personal account information obtained through a cyber-attack in May 2019. Since 2015, StockX’s terms of service included an arbitration agreement, a delegation provision, a class action waiver, and instructions for how to opt-out of the arbitration agreement. Since 2017, StockX's website has stated: StockX may change these Terms without notice to you. “YOUR CONTINUED USE OF THE SITE AFTER WE CHANGE THESE TERMS CONSTITUTES YOUR ACCEPTANCE OF THE CHANGES. IF YOU DO NOT AGREE TO ANY CHANGES, YOU MUST CANCEL YOUR ACCOUNT.The Sixth Circuit affirmed the dismissal of the suit and an order compelling arbitration. The court rejected arguments that there is an issue of fact as to whether four of the plaintiffs agreed to the current terms of service and that the defenses of infancy and unconscionability render the terms of service and the arbitration agreement (including the delegation provision) invalid and unenforceable. The arbitrator must decide in the first instance whether the defenses of infancy and unconscionability allow plaintiffs to avoid arbitrating the merits of their claims. View "I. C. v. StockX, LLC" on Justia Law

BillCutterz granted KGS a license to sell BillCutterz’s services and intellectual property. The parties agreed to arbitrate their disputes; BillCutterz was entitled to royalties and commissions based on KGS’s revenue. The Agreement automatically renews for successive five-year periods until terminated “for cause.” In 2017, a dispute arose. An arbitrator ordered KGS to pay BillCutterz all unpaid commissions and royalties through December 31, 2017, and from January 1, 2018 “for the duration of the License Agreement.” BillCutterz sought confirmation of the award. KGS moved to vacate the award. The district court confirmed the award. KGS filed numerous unsuccessful motions and an unsuccessful appeal but paid the retrospective relief and at least part of the prospective relief. The parties continue to disagree about whether the award’s order entitles BillCutterz to ongoing compensation and whether KGS incurred (and perhaps diverted) revenue after December 6, 2018.KGS sought relief from the judgment, arguing that it fully satisfied all obligations through December 6, 2018, that it ceased operating on that date, and had terminated the License Agreement. KGS sought “protection” from post-judgment discovery. BillCutterz suspected that KGS was still earning revenue under another trade name. The district court refused KGS relief and granted BillCutterz’s motion to compel discovery. The Fifth Circuit dismissed an appeal for lack of jurisdiction. Pending discovery and adjudication based on such discovery of whether KGS has fully satisfied the arbitration award, there is no final judgment to consider. View "Gross v. Keen Group Solutions, L.L.C." on Justia Law

Plaintiff Roy Kumar appealed a trial court’s order imposing terminating and monetary sanctions under Code of Civil Procedure section 128.7. The trial court found that Kumar’s first amended complaint was factually and legally frivolous because no reasonable attorney could conclude that Kumar’s claims against defendants Kelly Ramsey and Elizabeth Pintar were timely under the applicable four-year limitations period. On appeal, Kumar argued the trial court abused its discretion by granting the motion. Finding ample legal and factual support to conclude that Kumar made a plausible, nonfrivolous argument that the applicable statute of limitations did not bar his suit, the Court of Appeal reversed the trial court's order. View "Kumar v. Ramsey" on Justia Law

Tioga Properties, LLC, appealed a district court judgment awarding Wades Welding, LLC $27,669.90 relating to Wades Welding’s lawsuit for enforcement of construction liens and unjust enrichment. Janice Ellsworth owned Tioga Properties. Tioga Properties owned a restaurant and home (referred to by the parties as a “mobile home”) adjacent to each other in Tioga, North Dakota. Susan Gordon leased the restaurant from Tioga Properties. Gordon delivered rent payments to John Ellsworth Jr., Janice Ellsworth’s son. Gordon resided in the home but had no written lease for that property. In late 2016 and early 2017, Gordon hired Wades Welding to repair the home and restaurant. Wades Welding performed $19,840 of work on the home and $2,500 of work on the restaurant. Wades Welding delivered the invoices for its work to Ellsworth Jr. A day after Wades Welding completed its work at the home, Ellsworth evicted Gordon from the restaurant and home. Ellsworth Jr. supervised the eviction and Gordon left both properties within 48 hours. In December 2017, Wades Welding recorded construction liens against the properties after Tioga Properties failed to pay for the repairs. Tioga Properties sold the restaurant in July 2019. In September 2019, Tioga Properties served on Wades Welding a demand to enforce the home lien. In October 2019, Wades Welding sued Tioga Properties for breach of contract, foreclosure of the construction liens and unjust enrichment. Tioga Properties denied the allegations, claiming it did not authorize Wades Welding's work on the properties. The district court found Wades Welding's construction liens on both properties were valid, and ordered foreclosure of the home lien. The court found the lien on the restaurant was unenforceable due to a service error, but nonetheless awarded Wades Welding the amount of the repaired under the doctrine of unjust enrichment. Finding no reversible error in the district court's judgment, the North Dakota Supreme Court affirmed judgment in favor of Wades Welding. View "Wades Welding v. Tioga Properties" on Justia Law

Elation sued Fenn and Shi for breach of a nondisclosure agreement (NDA) (against Shi only) entered during the course of Shi’s prior employment with Elation and breach of a confidential settlement agreement and mutual release (Settlement Agreement) (against both defendants) entered to resolve a prior action between the parties. The defendants filed a cross-complaint, alleging Elation’s breach of the Settlement Agreement. Elation admitted to liability and stipulated to $10,000 in liquidated damages on the cross-claim for breach of the Settlement Agreement. A jury found that Shi had breached the NDA and harmed Elation, and awarded Elation $10,000 in damages. The court entered judgment notwithstanding the verdict (JNOV), denied Elation’s motion for injunctive relief, and awarded defendants $700,000 in attorney fees.The court of appeal reversed in part. The trial court should have awarded Elation nominal damages on its NDA claim, as defendants’ JNOV motion did not challenge the jury’s finding that Shi breached the NDA. Substantial evidence did not support the jury’s finding in Elation’s favor on its Settlement Agreement claim. The court affirmed the order granting JNOV as to Elation’s Settlement Agreement claim and vacated the award of attorney fees. View "Elation Systems, Inc. v. Fenn Bridge LLC" on Justia Law

After a woman died and left a will disposing of several parcels of real property and two trailers, her ex-husband — with whom she had maintained a romantic relationship following divorce — filed claims against the woman’s estate for those properties. He contended the decedent had transferred title to three of those parcels to him. He also claimed that they made an agreement about two parcels and the trailer that sat on them: he and the decedent would live there until their deaths, after which the properties would be sold and the proceeds given solely to their great-grandchild. The estate rejected these claims, invoking the statute of frauds. The superior court ruled in favor of the estate, finding that the ex-husband failed to prove the existence of contracts satisfying the statute of frauds and rejecting his alternative claims for restitution. On appeal, the ex-husband argued the proceedings were marred by procedural flaws, and challenged the superior court’s decision on the merits. After review, the Alaska Supreme Court largely affirmed the superior court’s decision, but remanded for further proceedings on the restitution claim involving one parcel. View "In the Matter of the Estate of Alexina Rodman" on Justia Law