Justia Contracts Opinion Summaries

Sierra Development, LLC (Sierra), a real estate development company in which both Eddie Wilcher and his son were involved, borrowed approximately $5 million from The Mortgage Exchange (MEX), the predecessor in interest of plaintiff Troubled Asset Solutions, LLC (TAS). Wilcher and his son signed a promissory note for the loan as members of Sierra; Wilcher, his son, and his son’s wife also signed the promissory note as “individual guaran- tor(s).” The promissory note stated that it was secured by a trust deed on Sierra Heights, the property owned by Sierra that was to be developed with the loan proceeds, and also by “[a]dditional security” that was “required on this loan.” The promissory note identified as that “additional security” three other properties owned personally by Wilcher, one of which was described as “15 (+/-) acres including residence, Tax Lot 700, Klamath County, Oregon valued at $450,000.” The same three individuals that signed the promissory note also executed the critical document in this case: a deed of trust identifying more than a dozen separate parcels of land as collateral for the loan. The dispute in this case arose because, although the trust deed identified the collateral as including the properties owned personally by Wilcher and contained legal descriptions of those properties, the only name that appeared in the space labeled “GRANTOR” on the first page of the trust deed was Sierra. Wilcher, individually, was not identified as a “grantor” in the trust deed. After the loan went into default, TAS initiated foreclosure proceedings against one of the properties owned personally by Wilcher. The issue presented for the Oregon Supreme Court's review centered on the proper legal standard for the reformation of the contract to include a term that all parties had intended, but that one of the parties, by mistake, had failed to include in the written agreement. The trial court reformed the contract to include the term, finding that the mistake “was easily missed,” and that the “evidence is clear that all parties intended” the term to be included. The Court of Appeals reversed, concluding that reformation was permissible only if the party seeking the remedy demonstrates that it was not “grossly negligent,” and holding that the facts in this case did not meet that standard. The Supreme Court concluded the trial court did not err in reforming the contract to express the parties’ agreement. Accordingly, the Supreme Court reversed in part the decision of the Court of Appeals and remanded for further proceedings. View "Troubled Asset Solutions v. Wilcher" on Justia Law

The Supreme Court reversed the judgment of the circuit court denying Appellant's motion to set aside a jury verdict in favor of Appellee, holding that the circuit court erred in finding that Appellant waived its statute of limitations argument when it did not refile a plea in bar after Appellee filed a second amended complaint.In moving to set aside the verdict Appellant argued that the circuit court erred when it denied Appellant's proposed jury instructions relating to the statute of limitations defense. The circuit court denied Appellant's motion, admitting that it erred in ruling that it had previously decided Appellant's plea in bar of the statute of limitations but then concluding that Appellant waived its statute of limitations argument when it did not refile a plea in bar after Appellee filed a second amended complaint. The Supreme Court reversed and remanded the case, holding that the circuit court erred in not permitting Appellant to present its statute of limitations defense to the jury. View "Ferguson Enterprises, Inc. v. F.H. Furr Plumbing" on Justia Law

The Supreme Court reversed the judgment of the trial court rendering summary judgment in favor of Defendants after concluding that Plaintiff's unjust enrichment claims were governed by Delaware law and were thus time-barred, holding that Connecticut law, rather than Delaware law, controlled the timeliness of Plaintiff's claims.Plaintiff brought unjust enrichment claims against Defendants seeking recovery for alleged overpayments issued to Defendants by Plaintiff's putative predecessor in interest pursuant to a limited partnership agreement. The trial court concluded that Plaintiff's claims were governed by Delaware law and were therefore time-barred. The Supreme Court reversed, holding (1) Delaware law governed the substantive rights and liabilities of the parties arising out of the limited partnership agreement, but Connecticut law governed matters of judicial administration and procedure; and (2) because Plaintiff's unjust enrichment claims had a common-law origin, the limitation period properly was characterized as procedural, and therefore, Connecticut law governed the timeliness of Plaintiff's unjust enrichment claims. View "Reclaimant Corp. v. Deutsch" on Justia Law

SWMO, LLC appealed district court orders granting partial summary judgment to Mon-Dak Plumbing and Heating, Inc. and RK Electric relating to their work performed on a building owned by SWMO. SWMO contracted with Eagle Rigid Spans for the construction of a commercial building in Williston, North Dakota. Eagle was the general contractor and Mon-Dak and RK Electric were subcontractors for the project. Mon-Dak and RK Electric contracted with Eagle to provide HVAC, plumbing, and electrical work on the building. During construction, SWMO noticed defects in the materials and workmanship and believed the building was not properly constructed. The trial court ultimately awarded Mon-Dak $125,600 and RK Electric $114,242 from funds deposited into court by SWMO. SWMO claimed disputed issues of fact precluded summary judgment. The North Dakota Supreme Court determined The district court provided no analysis of the documents in its summary judgment orders. "By not addressing the evidence submitted by SWMO, the district court in effect found Mon-Dak’s and RK Electric’s evidence was more persuasive." In viewing the evidence in a light most favorable to SWMO at the time of the motions, SWMO raised a genuine issue of material fact, and Mon-Dak and RK Electric were not entitled to judgment as a matter of law. Although the court later found at trial that Eagle materially misrepresented the true amounts paid to its subcontractors, the court did not make findings on whether Eagle misrepresented the payments made to Mon-Dak and RK Electric. The Court therefore reversed and remanded for further findings relating to amounts Mon-Dak and RK Electric were entitled to recover from funds SWMO deposited into court; the parties' remaining arguments were without merit or not necessary to the Court's decision. The trial court was affirmed in all other respects. View "SWMO, LLC v. Eagle Rigid Spans Inc., et al." on Justia Law

The Supreme Court reversed the judgment of the district court denying the motion to compel arbitration filed by Edwards Jones & Company, Jeremy Kientz, and Nick Ferranto (collectively, Edwards Jones) of post-termination claims asserted against them by former Edward Jones employee Adam Bucy, holding that Bucy's claims were mandatorily arbitrable and within the scope of the arbitration agreements.Bucy, who worked for Edward Jones for approximately nineteen years primarily as a financial advisor, was terminated after an internal review. Bucy filed a complaint against Edward Jones asserting claims for statutory blacklisting, statutory defamation, and common law tortious interference with a prospective business relationship. Edward Jones moved to dismiss and compel arbitration of Bucy's claims on the basis that they were subject to arbitration under Financial Industry Regulatory Authority, Inc. (FINRA) and National Association of Securities Dealers, Inc. (NASD) regulations and two arbitration agreements between the parties. The district court denied arbitration of post-employment claims, concluding that the claims were not arbitrable within the scope of the arbitration agreements. The Supreme Court reversed, holding that the arbitration agreements were valid and enforceable, that Bucy's claims were mandatorily arbitrable, and that the claims were within the scope of the arbitration agreements. View "Bucy v. Edward Jones & Co." on Justia Law

Defendants, 150 Realty, LLC and Harbour Links Estates, LLC, appeal superior court orders denying their motions to dismiss or stay actions filed by plaintiffs, Hoyle, Tanner & Associates, Inc. (HTA), McLean Communications, LLC (McLean), and At Comm Corporation. Plaintiffs leased commercial space located at 150 Dow Street in Manchester, New Hampshire. Their tenancies commenced between 1992 and 2001, after they entered into separate lease agreements with the property owner, One Dow Court, Inc. (ODC). The lease agreements allotted each plaintiff a specific number of parking spaces adjacent to the 150 Dow Street building and allowed plaintiffs to use additional spaces in other parking areas. Each agreement also provided that “lessee’s parking rights are subject to lessor’s reasonable rules and regulations.” The trial court ruled that plaintiffs’ claims relating to defendants’ imposition of certain parking rules and fees did not fall within the scope of identical arbitration clauses included in each of the plaintiffs’ lease agreements. The trial court also granted partial summary judgment to HTA and McLean on their declaratory judgment claims, concluding that defendants’ parking rules that assess fees for certain parking spaces were unenforceable. Finding no reversible error in the trial court's judgment, the New Hampshire Supreme Court affirmed. View "Hoyle, Tanner & Associates, Inc. v. 150 Realty, LLC" on Justia Law

For decades, regulated, vertically-integrated utilities dominated the U.S. electricity market, generating, transmitting, distributing, and collecting payments for electricity. In Illinois that utility was ComEd; its rates are set by the Illinois Commerce Commission. Illinois restructured its electricity market by the Electric Service Customer Choice and Rate Relief Law of 1997, which allows alternative retail electric suppliers to compete with ComEd, setting their own rates and not regulated by the Illinois Commerce Commission. ComEd and alternative suppliers now serve as middlemen, purchasing electricity wholesale from PJM, a regional transmission organization that controls the electric grid covering northern Illinois and several other states, and reselling it to customers. Sevugan contracted with Direct Energy, an alternative supplier, in 2011. In 2013, Sevugan neither re-enrolled nor canceled service, which triggered a “Renewal Clause” with a variable price per kWh. Sevugan sued in 2017, alleging Direct deceived him (and others) with its four-page form contract. The Seventh Circuit affirmed the dismissal of Sevugan’s breach of contract claim, reasoning that Sevugan did not allege facts showing Direct’s rates were not “based on generally prevailing market prices,” or that its “adder,” a discretionary component of the electricity price, was “unreasonable.” View "Sevugan v. Direct Energy Services, LLC" on Justia Law

Plaintiffs filed a purported class action against Xoom, alleging that the company breached a customer agreement by failing to set their electricity rates according to their actual or estimated supply costs. The district court dismissed the complaint for failure to state a claim and denied plaintiffs' post-judgment request for leave to amend under Federal Rules of Civil Procedure 59(e) and 60(b).The Second Circuit held that the district court failed to accept as true plausible allegations in the complaint and the proposed amended complaint (PAC). In this case, plaintiffs have alleged, with the support of the expert calculations included in the complaint and the PAC, that XOOM's rates showed significant upward deviations from the Market Supply Cost and continued to rise even when that cost fell. Therefore, these allegations were sufficient to state a claim for breach of contract. Furthermore, there was no support for the district court's suggestion that plaintiffs fabricated their calculations. Likewise, the district court erred in denying plaintiffs leave to amend their complaint, and the district court should have accepted the PAC, notwithstanding its presentation after judgment was entered. Accordingly, the court reversed in part, affirmed in part, and remanded for further proceedings. View "Mirkin v. XOOM Energy, LLC" on Justia Law

The owners and operators of a skilled nursing facility contended the trial court erred when it denied their petition to compel arbitration. They attempted to enforce arbitration in this action for elder abuse and wrongful death brought by a decedent through her husband as successor in interest, her husband individually, and their children. Appellants claimed the successor had signed the arbitration agreements as the decedent’s authorized agent. The trial court determined that although the successor did not sign the agreements as the decedent’s agent, he expressly bound himself to arbitrate all claims he held individually and as the successor in interest. As a result, the decedent’s claim for elder abuse and the husband’s individual claim for wrongful death were subject to arbitration. However, the court denied the petition because the children’s claims were not subject to arbitration, and allowing the arbitration and the litigation to proceed concurrently could result in inconsistent findings of fact and law. Finding no reversible error in the trial court’s judgment, the Court of Appeal affirmed. View "Valentine v. Plum Healthcare Group, LLC" on Justia Law

This case arose from the division of a three-member accounting firm, Siddoway, Wadsworth & Reese, PLLC. The three members of the firm were the personal professional corporations solely owned by each accountant. In early 2015, Reese PC signed a purchase agreement to buy a one-half interest in the client base of Siddoway PC for $200,000. This purchase agreement included an arbitration clause. In August of 2015, Siddoway left the accounting firm, taking several employees and the clients’ information with him. Following Siddoway’s departure, the firm (now named Wadsworth Reese, PLLC), along with its remaining members, filed a complaint in the district court against Siddoway and his personal professional corporation and two of the employees who followed him. Siddoway counterclaimed. The parties brought a range of claims. Reese PC and Siddoway PC also went to arbitration for claims related to their purchase agreement, but the arbitrator determined the purchase agreement was void for failure of a condition subsequent. The remaining claims between the parties were tried by the district court. The district court ultimately decided to “leave the parties where it found them.” This included final determinations pertinent to this appeal: (1) dissociation of Siddoway’s personal professional corporation as a firm member; (2) Siddoway and Siddoway PC were not entitled to attorney fees for compelling arbitration; (3) Siddoway PC failed to show unjust enrichment from the void purchase agreement; and (4) the firm could fund Reese’s personal professional corporation’s litigation and arbitration costs because resolving the purchase-agreement dispute served a legitimate business purpose. Siddoway and Siddoway PC appealed. The Idaho Supreme Court affirmed the district court’s judgment: Siddoway and Siddoway PC were not entitled to attorney fees for compelling arbitration, nor did they show unjust enrichment or breach of membership duties. View "Wadsworth Reese v. Siddoway & Co" on Justia Law