Justia Contracts Opinion Summaries

Northstar Center, LLC entered into a real estate contract with Lukenbill Family Partnership, LLLP to purchase a 120-acre parcel of land. The contract was later assigned to Northstar by Templeton Enterprises, LLC. The agreement included an option to purchase an additional 105-acre parcel, which was amended to a commitment to purchase. Northstar provided a promissory note for a tax increase payment due by January 1, 2014, but paid it late. Lukenbill sold the disputed property to Tundra Properties, LLC, leading Northstar to sue for breach of contract and intentional interference with contract.The District Court of Williams County granted summary judgment in favor of Northstar on its breach of contract claim against Lukenbill and its intentional interference with contract claim against Tundra. The court also granted summary judgment in favor of Lukenbill on its indemnification claim against Tundra and dismissed Tundra’s breach of warranty claim against Lukenbill. The court held a bench trial on Northstar’s damages due to Lukenbill’s breach.The North Dakota Supreme Court reviewed the case and found that the district court erred in granting summary judgment for Northstar on its breach of contract and intentional interference claims. The Supreme Court determined that genuine issues of material fact existed regarding whether Northstar breached the contract by failing to make the tax increase payment on time and whether Tundra had knowledge of the contract amendments. The court also found that the district court improperly resolved factual disputes regarding Tundra’s knowledge and intent, and whether Tundra acted without justification.The Supreme Court affirmed the dismissal of Tundra’s breach of warranty claim but reversed the summary judgments on Northstar’s breach of contract and intentional interference claims, as well as Lukenbill’s indemnification claim. The case was remanded for further proceedings consistent with the Supreme Court’s opinion. View "Northstar Center v. Lukenbill Family Partnership" on Justia Law

CEZ Prior, LLC ("CEZ") entered into a purchase agreement with 755 N Prior Ave., LLC ("Prior") to buy a property for $26 million. The agreement required Prior to cooperate in obtaining tenant estoppel certificates. Errors in square footage measurements led to rent discrepancies, prompting an amendment to reduce the purchase price to $15.1 million and the cash required at closing to $3.8 million. CEZ later requested to delay closing due to financial issues, but Prior did not agree. Prior sent estoppel certificates that did not address rate increases, and CEZ proposed edits that Prior rejected. CEZ demanded satisfactory certificates on the closing date, but Prior terminated the agreement, alleging CEZ failed to tender cash.CEZ sued Prior for breach of contract in Minnesota state court and sought to enjoin the termination. Prior removed the case to federal court and counterclaimed for breach of contract. The district court stayed the matter and later denied CEZ's motion for a preliminary injunction.The United States Court of Appeals for the Eighth Circuit reviewed the district court's denial of the preliminary injunction. The court found that CEZ was unlikely to succeed on the merits of its breach of contract claim, as Prior had reasonably cooperated in obtaining the estoppel certificates. The balance of harms favored Prior, given CEZ's insufficient evidence of its ability to pay. The public interest did not favor CEZ due to its low probability of success on the merits.The court also addressed CEZ's argument under Minnesota law, finding that the district court's stay order was not an injunction and did not extend statutory deadlines. Consequently, CEZ was not entitled to additional time to close under Minnesota statutes. The Eighth Circuit affirmed the district court's judgment. View "CEZ Prior, LLC v. 755 N Prior Ave. LLC" on Justia Law

Isaac Industries, a Florida corporation, contracted with Bariven, a Venezuelan oil company, for the sale of chemicals. After Isaac shipped the products, Bariven failed to pay. Later, Petroquímica de Venezuela (Pequiven) assumed Bariven’s debt and negotiated an extended payment period but only made the first payment. Isaac sued both companies for breach of contract.The United States District Court for the Southern District of Florida initially dealt with objections about service of process and sovereign immunity. A magistrate judge concluded that effective service occurred but recommended denying Isaac’s motion for default and ordering it to amend its complaint. The oil companies did not object and answered the amended complaint. When Isaac moved for summary judgment, the oil companies argued that no valid contracts existed and that sovereign immunity shielded Pequiven. The district court granted summary judgment for Isaac, ruling that Pequiven waived sovereign immunity by not raising it in its answer and that the commercial-activity exception applied. The court also found that the undisputed facts established that Pequiven and Bariven breached their contracts with Isaac.The United States Court of Appeals for the Eleventh Circuit reviewed the case. It held that the oil companies waived their challenge to personal jurisdiction by not objecting to the magistrate judge’s report and by omitting any reference to service of process in their answers. The court also held that Pequiven waived sovereign immunity by failing to raise it in its answer or motion to dismiss the amended complaint. The court affirmed the district court’s summary judgment, finding no genuine issue of fact that Pequiven and Bariven breached their contracts. The court also ruled that the district court did not abuse its discretion in denying the oil companies’ Rule 56(d) motion to defer ruling on the summary judgment. The judgments in favor of Isaac were affirmed. View "Isaac Industries, Inc. v. Bariven S.A." on Justia Law

Phillip and Sara Alig, along with Daniel and Roxanne Shea, filed a class action lawsuit against Quicken Loans, Inc. (now Rocket Mortgage, LLC) and Title Source, Inc. (now Amrock, Inc.). They alleged that during the refinancing of their home mortgage loans, they paid for appraisals that were not independent because the defendants had provided appraisers with the homeowners' estimates of their homes' value. They claimed this made the appraisals worthless and asserted statutory, breach of contract, and conspiracy claims.The United States District Court for the Northern District of West Virginia certified a class of West Virginia citizens who refinanced mortgage loans with Quicken and received appraisals that included an estimate of the property's value. The court granted summary judgment to the plaintiffs, awarding over $10.6 million in damages. The court found that the plaintiffs had established a conspiracy between the defendants.The United States Court of Appeals for the Fourth Circuit affirmed the class certification and summary judgment on the statutory and conspiracy claims but vacated and remanded the breach of contract claim. The Supreme Court vacated the Fourth Circuit's judgment and remanded the case for reconsideration in light of TransUnion LLC v. Ramirez, which emphasized that every class member must have Article III standing to recover damages.On remand, the district court reinstated its original judgment, stating that TransUnion did not affect the class's standing. However, the Fourth Circuit concluded that the plaintiffs failed to establish that class members suffered concrete harm from the defendants' actions. The court reversed the district court's judgment certifying the class and awarding damages, affirming the judgment on the named plaintiffs' statutory and conspiracy claims, and vacating the judgment on the breach of contract claim, remanding it for further proceedings. View "Alig v. Rocket Mortgage, LLC" on Justia Law

Freedom Vans LLC, a company that converts and customizes vans into mobile houses, hired Jeremy David and Mark Springer. David, a self-taught carpenter, was hired in 2019 and later promoted to foundations manager. Springer, an automotive and maritime mechanic, was hired in 2020 as an electrician. Both employees earned less than twice the minimum wage and signed a noncompete agreement prohibiting them from engaging in any business that competed with Freedom Vans. They claimed they declined additional work offers due to fear of termination and legal action. They stopped working for Freedom Vans in 2021.David and Springer filed a class action lawsuit in 2022, alleging the noncompete agreement violated chapter 49.62 RCW, which regulates noncompete clauses in employment contracts. They sought damages and injunctive and declaratory relief. The superior court granted summary judgment to Freedom Vans, reasoning that RCW 49.62 does not restrict an employer’s right to require employee loyalty and avoidance of conflicts of interest. The court denied Freedom Vans' request for attorney fees. Both parties appealed.The Washington Supreme Court reviewed the case. The court held that noncompete agreements for employees earning less than twice the minimum wage must be reasonable and narrowly construed in light of the legislature’s intent to protect low wage workers and promote workforce mobility. The court reversed the Court of Appeals' decision, concluding that prohibiting employees from providing any kind of assistance to competitors exceeds a narrow construction of the duty of loyalty. The case was remanded to the superior court to determine the reasonableness of the noncompete agreement and assess damages and attorney fees. View "Springer v. Freedom Vans LLC" on Justia Law

Automotive Finance Corporation (AFC) extended a loan to Monmars Automotive Group LLC, which was guaranteed by Meng Liu, her then-husband Ning Ao, and Liu’s friend Xiaoqiao Yang. After Monmars defaulted, AFC sued to recover the debt. Liu, representing herself, filed unsworn letters claiming she did not sign the loan agreement. The trial court granted summary judgment for AFC. Ao later admitted in an unsworn letter to forging Liu’s and Yang’s signatures, but Liu did not file a motion to correct error or appeal properly.The Marion Superior Court set aside the judgment based on fraud under Trial Rule 60(B)(3) after Liu, now represented by counsel, presented Ao’s testimony about the forgery. AFC appealed, and the Indiana Court of Appeals issued conflicting opinions in related cases. In Liu’s case, the court affirmed the trial court’s decision, but in Yang’s case, it reversed.The Indiana Supreme Court reviewed the case and held that the trial court abused its discretion in granting relief under Trial Rule 60(B)(3). The court found that Liu could have raised the fraud issue in a timely motion to correct error or on appeal. Additionally, there was no evidence that the alleged fraud prejudiced Liu’s ability to present her case. The court emphasized the importance of finality in judgments and the need for litigants, including those representing themselves, to comply with procedural requirements.The Indiana Supreme Court reversed the trial court’s decision and remanded the case for reinstatement of summary judgment in favor of AFC. View "Automotive Finance Corporation v. Liu" on Justia Law

Christine Berger and Brian Repnow were in a decade-long relationship but never married. During their relationship, they accumulated various properties and businesses. In August 2021, Berger filed a lawsuit seeking partition, conversion, promissory estoppel, and unjust enrichment, requesting an equitable division of their accumulated real and personal property or monetary damages. Repnow claimed sole ownership of the properties and requested denial of Berger's claims.The District Court of Mercer, South Central Judicial District, held a two-day bench trial in October 2023. The court granted Berger's partition claim for the Expansion Drive property, awarding her sole ownership, and determined that the other properties and vehicles were solely owned by Repnow. The court also granted Berger's unjust enrichment claim, awarding her $64,000 for her contributions to Repnow's properties, and denied the claims of conversion and promissory estoppel. The court awarded the Dream Girls Boutique business to Repnow and Powerhouse Nutrition to Berger.The North Dakota Supreme Court reviewed the case. The court affirmed the district court's finding that the parties intended to share ownership of the Expansion Drive property and the award of Powerhouse Nutrition to Berger. However, it reversed the decision to award 100% of the Expansion Drive property to Berger, stating that the district court should have considered the parties' respective ownership interests and made an equitable division. The court also found that the district court failed to complete the unjust enrichment analysis and adequately explain the $64,000 award.The North Dakota Supreme Court remanded the case for the district court to determine the parties' respective ownership interests in the Expansion Drive property and make an award consistent with those interests. The court also instructed the district court to complete the unjust enrichment analysis and provide a clear explanation for the $64,000 award if necessary. View "Berger v. Repnow" on Justia Law

Monsanto Company, Pharmacia, LLC, and Solutia, Inc. (collectively, "Monsanto") filed a lawsuit in St. Louis County Circuit Court in Missouri against Magnetek, Inc., General Electric Co. ("GE"), Paramount Global, KYOCERA AVX Components Corporation, Cornell Dubilier Electronics, Inc., and The Gillette Company LLC (collectively, "Defendants"). Monsanto alleged that it continues to incur substantial costs to defend against PCB lawsuits that should be borne by Defendants and sought to enforce written agreements obligating Defendants to defend, indemnify, and hold Monsanto harmless in all currently pending and future PCB lawsuits.GE removed the action to federal court, asserting jurisdiction under the federal officer removal statute, 28 U.S.C. § 1442(a)(1). The United States District Court for the Eastern District of Missouri granted Monsanto’s motion to remand, finding that GE's removal was untimely. GE appealed the decision.The United States Court of Appeals for the Eighth Circuit reviewed the case. The court found that the parties had waived Missouri Supreme Court Rule 54.13(c)’s personal service provision and expressly agreed that January 31, 2023, was the effective date for service of process. The court determined that the 30-day removal period began on the agreed effective date of service, not when GE signed the acknowledgment and waiver of service of process or when Monsanto filed the document. Consequently, GE's notice of removal was filed within the 30-day period, making the removal timely.The Eighth Circuit vacated the district court’s order of remand and remanded the case for further proceedings consistent with its opinion. The court declined to address whether GE satisfies the government contractor requirement of 28 U.S.C. § 1442(a)(1), as this issue was not addressed by the district court. View "Monsanto Company v. General Electric Co." on Justia Law

An inmate at Green Bay Correctional Institution, who is a practicing Muslim, filed a lawsuit under the Religious Land Use and Institutionalized Persons Act (RLUIPA) against the Wisconsin Department of Corrections (WDOC). He challenged WDOC's policy prohibiting inmates from leading religious programs when no outside religious leader or volunteer is available, claiming it resulted in unnecessary cancellations of religious programs. He also alleged that the cancellation of these programs breached a prior settlement agreement with WDOC.The United States District Court for the Western District of Wisconsin granted summary judgment in favor of WDOC on the RLUIPA claim, finding that the policy was the least restrictive means of furthering the compelling interest of maintaining prison safety and security. The court also granted summary judgment in favor of the inmate on the state law breach-of-contract claim as to liability but relinquished supplemental jurisdiction over the request for injunctive relief.The United States Court of Appeals for the Seventh Circuit reviewed the case. The court affirmed the district court's summary judgment in favor of WDOC on the RLUIPA claim, agreeing that the policy was the least restrictive means to ensure prison safety and security. However, the appellate court vacated the district court's partial judgment on the state law breach-of-contract claim. The court held that the district court abused its discretion by relinquishing jurisdiction over the remedy portion of the claim while retaining jurisdiction over liability. The case was remanded to the district court to determine whether to retain or relinquish jurisdiction over the entire state law claim. View "West v Hoy" on Justia Law

Appellants CKHS, Inc. and The Foundation for Delaware County sought a preliminary injunction to prevent Appellees Prospect Medical Holdings, Inc. and Prospect Crozer, LLC from converting Delaware County Memorial Hospital from an emergency and acute care facility to a behavioral health hospital. The asset purchase agreement (APA) between the parties included clauses requiring Prospect to maintain key service lines, including emergency medicine, for five years and to consult with a local advisory board before making significant changes after that period. Additionally, the APA stipulated that any breach would cause irreparable damage.The Delaware County Court of Common Pleas granted the preliminary injunction, finding that Appellants demonstrated the necessary prerequisites, including irreparable harm. The court relied on the APA's irreparable harm clause and expert testimony from Melissa Lyon, who testified that removing healthcare access points from a community almost always negatively impacts health outcomes, particularly for socioeconomically disadvantaged and elderly populations.The Commonwealth Court reversed the trial court's order, concluding that the trial court abused its discretion by finding irreparable harm based on speculative and hypothetical evidence. The Commonwealth Court held that the APA's irreparable harm clause alone was insufficient and required concrete evidence of harm, which it found lacking in Lyon's testimony.The Supreme Court of Pennsylvania reviewed the case and determined that the Commonwealth Court misapplied the appellate standard of review, which requires a highly deferential approach to the trial court's decision. The Supreme Court found that the trial court had apparently reasonable grounds to issue the preliminary injunction based on Lyon's testimony and the APA's irreparable harm clause. Consequently, the Supreme Court reversed the Commonwealth Court's order and remanded the case for further proceedings to address the remaining factors for preliminary injunctive relief. View "CKHS, Inc. v. Prospect Med Hldgs, Inc." on Justia Law