Justia Contracts Opinion Summaries

The Heins rented a house from Julia Benintendi and the Perkerwicz family (hereinafter B&P). B&P alleged the Heins caused considerable damage to the property when they vacated the premises. The Heins countered that B&P unlawfully retained their security deposit and refused to reimburse the Heins for home and lawn improvements. B&P sued and obtained a default judgment. The district court subsequently set aside the default judgment and held a jury trial. B&P were awarded damages but not attorney fees or costs. The Supreme Court affirmed in part and reversed and remanded in part, holding (1) the district court did not abuse its discretion in denying attorney fees to both parties; (2) the district court incorrectly required each party to bear its own costs because, as the prevailing party, B&P was entitled to its costs under Mont. Code Ann. 25-10-101; and (3) the district court did not manifestly abuse its discretion in setting aside the default judgment because it had good cause to do so.

John and Betty Vlasin leased the oil and gas rights to their land to Ranch Oil Company. Ranch Oil operated on one-half of the land in the lease and Byron Hummon operated on the other half. After the primary term of the lease expired and the wells stopped producing oil, the Vlasins entered into a new lease agreement with Hummon which encompassed the entirety of their land. Thereafter, Ranch Oil took action to revive one of its dormant wells, relying on a savings provision of the lease, which stated that the lease shall not terminate if the lessee commences operations for drilling a well within sixty days from such cessation. Plaintiffs, the Vlasins and Hummon, brought suit against Ranch Oil for declaratory judgment, trespass, and conversion. The court ruled in favor of Plaintiffs but awarded only nominal damages. The Supreme Court affirmed, holding that the district court did not err in concluding (1) Ranch Oil's activities on the Vlasins land did not operate so as to extend Ranch Oil's interest in the lease, and (2) Plaintiffs failed to prove they were entitled to damages under trespass and conversion claims, and the Vlasins were entitled only to nominal damages.

McNeese Title, LLC, a Florida limited liability company owned and operated by Richard McNeese, and Richard McNeese and Peggy Owens petitioned the Supreme Court for a writ of mandamus to direct the circuit court to vacate its order denying their motions to dismiss the action filed against them by James Atchison, and to enter an order dismissing the action for lack of in personam jurisdiction. This dispute arose out of Atchison's purchase of two residential lots in the Villa Lago subdivision, which was originally a 14-acre tract of land in the Golf and Beach Resort of Sandestin, Florida. According to Atchison, purchase agreements were sent to him by the "developers," who, he says, "developed, marketed and sold the lots" in the subdivision. Mr. Atchison signed a "compliance agreement limited power of attorney," designating Richard McNeese or Ms. Owens as Atchison's "attorney in fact for [his] use and benefit, ... for the purpose of ... signing or initialing on [his] behalf, any and all documents affecting the closing or refinance of the [lots]." The closing was held in 2005, however, many of the other lots in the subdivision had not closed, contrary to the purchase agreements. Eventually, Atchison sued a number of individuals and entities, including C-D Jones, 331 Partners, McNeese, and Owens, alleging that he had suffered damage as a result of activities conducted by C-D Jones and 331 Partners after the closing. McNeese and Owens unsuccessfully moved to dismiss the action for lack of personal jurisdiction. Upon review, the Supreme Court concluded that the circuit court lacked jurisdiction over the McNeeses and Ms. Owens. Accordingly, the Court granted their petition and issued the writ.

This case involved a dispute over the proper interpretation under Georgia law of a real property insurance contract between plaintiff and defendant. The insurance policy provided coverage for "direct physical loss of or damage to" a building plaintiff owned in the Buckhead area of Atlanta. At issue was whether the Georgia courts would hold that the State Farm Mutual Automobile Insurance Company v. Mabry rule extended to standard insurance contracts for buildings. Because this was an important unsettled question of state law, and there was no controlling precedent from the Georgia state courts, the court certified the question to the Supreme Court of Georgia.

Appellants filed suit against all appellees for compensatory and punitive damages, asserting breach of contract, negligence, fraud, and violations of the Georgia Racketeer Influenced and Corrupt Organizations Act (RICO), OCGA 16-14-1 et seq. In 2009, the trial court, inter alia, granted summary judgment to all appellees on the contract, negligence, and RICO claims. The Court of Appeals affirmed the grants of summary judgment. The court held that, since the Court of Appeals erred in making reliance an element of mail fraud and in affirming the grant of summary judgment to appellees based on the failure of appellants to establish reliance, the court reversed that portion of the judgment of the Court of Appeals affirming the grant of summary judgment to appellees on the RICO claim based on mail fraud and remanded for further proceedings. The court also held that there was no evidence in the record that would provide the basis for a fact-finder to calculate damages upon a finding of liability and therefore, the Court of Appeals did not err in holding that summary judgment was authorized due to the failure of appellants to present evidence of damages.

This appeal concerned tax deductions that Altria claimed in 1996 and 1997, and which the IRS disallowed. The claimed deductions resulted from Altria's participation in nine leveraged lease transactions with tax-indifferent entities. The jury found that Altria was not entitled to the claimed tax deductions. Applying the substance over form doctrine, the jury rejected Altria's contention that it retained a genuine ownership or leasehold interest in the assets and therefore was entitled to the tax deductions. The district court denied Altria's motion for judgment as a matter of law or for a new trial and entered judgment for the government. The court affirmed and held that Altria had not shown that the district court erred in instructing the jury regarding the substance over form doctrine.

Turquoise Properties Gulf, Inc. (Turquoise) appealed a circuit court judgment that denied its motion to alter, amend or vacate an arbitration award in an action filed by Clark A. Cooper, David L. Faulkner, Jr., and Hugh and Adrienne Overmyer (collectively, Claimants). Claimants signed purchase and escrow agreements to purchase condominiums to be built as part of "phase I" of a complex Turquoise was developing in Orange Beach. In conjunction with the purchase, they each posted a letter of credit for 20% of the purchase price. When construction neared substantial completion, the Claimants declined to "close" on the purchases on their respective units, allegedly because Turquoise had failed to build an outdoor pool and sundeck area or to provide individual storage units and private cabanas which it had agreed to build and to provide. The purchase and escrow agreements contained an arbitration provision. Claimants' initial demands contained claims of breach of contract, fraud, and violations of the Interstate Land Sales Full Disclosure Act. The arbitrator entered a lengthy arbitration award containing findings of fact and conclusions of law, ultimately in favor of the Claimants. Turquoise filed a motion to modify the arbitration award on the ground that the arbitrator had made a computational error in his calculation of damages. Upon review, the Supreme Court concluded that the arbitrator did mistakenly calculate damages owed to the claimants. The Court vacated the arbitrator's award and remanded the case for recalculation of damages.

Capmark Bank appealed a preliminary injunction entered in favor of RGR, LLC; MB Park, LLC; TTM MB Park, LLC; Robert G. Randall; and T. Todd Martin III (referred to collectively as "RGR") which enjoined Capmark from foreclosing on certain real property that served as the primary collateral for a loan from Capmark to RGR, LCC, MB Park, LLC, and TTM MB Park, LLC. Upon review, the Supreme Court concluded RGR failed to establish the requisite elements entitling it to a preliminary injunction. The Court therefore reversed the trial court's judgment issuing the injunction.

Timothy C. Allsopp appealed a trial court's denial of his motion for relief from a judgment entered in favor of James and Kisha Bolding. The Boldings sued Naysa Realty and Investments, LLC, Deleana Davis, Keller-Williams Realty Co., and Allsopp. The Boldings alleged breach of fiduciary duty, and three counts of fraud arising out of real-estate transactions in Madison County. Davis was a principal in Naysa Realty and was employed by Keller-Williams as a real-estate agent. Davis advised the Boldings, who were purchasing property, to give Allsopp power of attorney to sign certain closing documents on their behalf. A default judgment was entered against Allsopp, with leave for the Boldings to prove damages against him later. Allsopp argued on appeal that the evidence against him was insufficient to support the judgment against him. Upon review, the Supreme Court found the evidence sufficient to support the trial court's decision and affirmed the judgment in the Boldings' favor.

Alabama Psychiatric Services, P.C. (APS) appealed a grant of summary judgment by the circuit court in favor of 412 South Court Street, LLC (Court Street). SRS Group, LLC, owned by Eugene Sak, began substantial renovations to the Court Street building, including gutting and rebuilding the interior of the structure. Sak entered into negotiations with Make Believe, LLC, to lease space in the building for use as a gym and exercise facility. While he was negotiating with Make Believe, Sak entered into discussions with APS about leasing office space. During the negotiations, APS voiced concerns about having a discreet entrance for APS's clients and about potential noise from a gym facility in the building and that there would not be sufficient parking for APS patients and staff because of the use of the parking lot by members of the gym. Sak assured APS that the noise problem would be solved, that parking would be sufficient for both the gym members and APS, and that when construction of the addition was complete, the gym would have its own separate entrance. Sak sold the building before construction was complete. The new ownership assumed AFS' lease but the discreet entrance was not built. On appeal, APS argued that it was fraudulently induced to sign a lease agreement for space in the building. Upon review, the Supreme Court found that the trial court record contained substantial evidence to support APS's claim that there exists a genuine issue of material fact as to whether, through misrepresentation and the suppression of material facts, Sak fraudulently induced APS to enter into the lease agreement. Accordingly, the Court reversed the trial court and remanded the case for further proceedings.