Justia Contracts Opinion Summaries

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

Manuel and Melissa Rose purchased property from the F & M Martino Family Trust, with Fred and Michelle Martino acting as trustees. The warranty deed did not reference a previously recorded Boundary Line Agreement (BLA) that established a barbed wire fence as the boundary between the Roses' property and the neighboring property owned by Donald and Marylee Meliza. The Melizas later obtained a survey showing the fence was on the Roses' property and filed a quiet title action for the disputed strip of land. The Roses sought defense from the Martinos, who refused, leading the Roses to file a third-party action for breach of warranty of title and breach of the covenant of seisin.The district court granted summary judgment in favor of the Martinos, finding that the BLA was a "matter of record" and thus excluded from the warranty deed. The court also denied the Martinos' request for attorney fees. The Roses appealed the summary judgment decision, and the Martinos cross-appealed the denial of attorney fees.The Supreme Court of Idaho reversed the district court's summary judgment decision, holding that the warranty deed's language was clear and unambiguous and did not exclude the BLA. The court found that the Martinos breached the covenant of seisin by not owning the entire property described in the deed and breached the warranty of title by failing to defend the Roses in the quiet title action. The court affirmed the district court's decision to deny attorney fees to the Martinos, as the case did not involve a commercial transaction and the warranty deed did not contain an attorney fee provision. The case was remanded for further proceedings consistent with the Supreme Court's opinion. The Roses were awarded costs on appeal. View "Rose v. Martino" on Justia Law

Phillip and Jodi Peterson hired Brandon Coverdell Construction, Inc. (BCC) to perform work on their home following a hailstorm. The Petersons were dissatisfied with the quality of BCC's work, while BCC was unhappy with the Petersons' partial payment. Both parties accused each other of breaching their written agreement and filed lawsuits in the county court. The county court ruled in favor of BCC, finding that the Petersons committed the first material breach.The Petersons appealed to the District Court for Douglas County but failed to file a statement of errors. They obtained a continuance to amend the bill of exceptions in the county court. The district court eventually found that the county court had committed plain error by entering judgment in favor of BCC, concluding that the written agreement was an unenforceable illusory contract. BCC then appealed to the Nebraska Supreme Court.The Nebraska Supreme Court reviewed the case and found that the district court erred in considering the supplemental bill of exceptions, which was not properly part of the record. The Supreme Court also determined that the county court did not commit plain error. The county court's decision to focus on the issues presented by the parties, rather than the enforceability of the contract, did not result in damage to the integrity, reputation, or fairness of the judicial process. Consequently, the Nebraska Supreme Court reversed the district court's order and remanded the case with directions to affirm the county court's judgment. View "Peterson v. Brandon Coverdell Constr." on Justia Law

The case involves a dispute between partners in a limited partnership formed to develop and operate an affordable housing project in Boston. The financing and structure of the project were driven by the Low Income Housing Tax Credit (LIHTC) program, which incentivizes private investment in affordable housing through tax credits. The partnership agreement included a right of first refusal (ROR) for the nonprofit general partner to purchase the property at a below-market price after the compliance period.In the Superior Court, the judge ruled on cross motions for summary judgment, concluding that the investor limited partner, AMTAX, did not have a consent right over a sale to the nonprofit general partner under the ROR agreement. However, the judge also ruled that the purchase price under the ROR agreement must include the limited partners' exit tax liability. The judge dismissed the remaining claims and counterclaims due to lack of evidentiary support or as a consequence of these rulings.The Supreme Judicial Court of Massachusetts reviewed the case. The court affirmed the lower court's decision, holding that AMTAX's consent was not required for the preliminary steps leading to a sale under the ROR agreement. The court also held that the limited partners' exit taxes were "attributable to" the sale of the property and must be included in the purchase price. The court found that the notice of consent rights recorded by AMTAX was accurate and did not constitute slander of title or tortious interference. Consequently, the plaintiffs' claims for breach of contract, breach of the implied covenant of good faith and fair dealing, tortious interference, slander of title, and violation of G. L. c. 93A were dismissed. The judgment was affirmed. View "Tenants' Development Corporation v. Amtax Holdings 227, LLC" on Justia Law

Two lessors, Elizabeth Franklin and Cynthia Peironnet, owned mineral interests in a tract of land in Louisiana. In 2007, Regions Bank, managing their interests, mistakenly extended a lease for the entire tract instead of a portion. Advances in drilling technology increased the tract's value, and the lessors sued Matador Resources, the lessee, to invalidate the extension. Meanwhile, they entered into a new lease with Petrohawk Energy Corporation, contingent on the invalidation of the Matador lease. The Louisiana Supreme Court upheld the Matador lease, preventing the lessors from benefiting from the more favorable Petrohawk lease.The United States District Court for the Western District of Louisiana held a bench trial in 2021, finding Regions liable for breach of contract. On remand, the court considered extrinsic evidence to determine the lease's royalty provision, concluding it should be based on gross proceeds. The court awarded damages accordingly, including prejudgment interest on past losses and discounted future losses to present value.The United States Court of Appeals for the Fifth Circuit reviewed the case. The court affirmed the district court's ruling that the lease conveyed a gross proceeds royalty and the admission of extrinsic evidence. However, it reversed the district court's award of royalty damages plus prejudgment interest. The appellate court instructed the district court to consider actual loss data for past years when recalculating damages and to award prejudgment interest from the date each item of past damages was incurred. The case was remanded for further proceedings consistent with these instructions. View "Franklin v. Regions Bank" on Justia Law

Duane and Melody Remington purchased a campground and later discovered various defects on the property. They sued the seller, Keith Grimm, and the real estate agent, Bryan Iverson, alleging multiple claims including failure to disclose defects, fraudulent misrepresentation, and breach of fiduciary duty. The Remingtons claimed that Iverson and Grimm did not provide a required property disclosure statement and misrepresented the financial condition of the campground.The Circuit Court of the Seventh Judicial Circuit in Pennington County, South Dakota, granted summary judgment in favor of Iverson, determining that a property disclosure statement was not required because the sale was a commercial transaction. The court did not specifically address the common law claims of nondisclosure against Iverson. The Remingtons appealed the decision.The Supreme Court of the State of South Dakota reviewed the case. The court held that a property disclosure statement was required for the living quarters of the campground, which constituted residential real property. The court affirmed the lower court's decision that a disclosure statement was not required for the non-residential aspects of the campground. The case was remanded to determine whether Iverson breached his fiduciary duty by failing to inform the Remingtons that Grimm was required to provide a property disclosure statement for the living quarters.The court also affirmed the summary judgment on the claims of Iverson’s direct liability, concluding that the Remingtons failed to establish that Iverson had actual knowledge of the alleged defects. The court dismissed Iverson’s notice of review regarding attorney fees and costs due to lack of jurisdiction. View "Remington v. Iverson" on Justia Law

Condominium owners Gregory and Kathleen Haidet filed a lawsuit against their homeowners association (HOA), Del Mar Woods Homeowners Association, alleging that their upstairs neighbors' improperly installed floors constituted a nuisance. The HOA demurred to the Haidets' initial complaint, and the trial court sustained the demurrer, dismissing one cause of action without leave to amend and two with leave to amend. The Haidets chose not to amend their claims against the HOA and instead filed an amended complaint naming only other defendants. Subsequently, the Haidets filed a motion to dismiss the HOA without prejudice, while the HOA filed a motion to dismiss with prejudice. The trial court granted the HOA's request for dismissal with prejudice and awarded the HOA attorney fees.The trial court found that the Haidets' breach of contract claim failed because the governing documents did not require HOA consent for installing hardwood flooring. Additionally, the claims were time-barred as the Haidets had notice of their claims starting in 2016 but did not file until 2022. The court also found that the HOA had no fiduciary duty regarding the structural violation of the governing documents and that the business judgment rule applied to the HOA's decisions. The court dismissed the breach of fiduciary duty claim without leave to amend.The California Court of Appeal, Fourth Appellate District, Division One, reviewed the case. The court held that the trial court was permitted to dismiss the HOA with prejudice under Code of Civil Procedure section 581, subdivision (f)(2), as the Haidets failed to amend their claims against the HOA within the allowed time. The court also found no abuse of discretion in the trial court's determination that the HOA was the prevailing party for purposes of Civil Code section 5975 and its award of $48,229.08 in attorney fees. The judgment was affirmed. View "Haidet v. Del Mar Woods Homeowners Assn." on Justia Law

This case involves a dispute over an unrecorded parking agreement related to an office building, hotel, and parking garage in downtown San Antonio. The agreement, executed in 2005, reserved parking spaces in the garage for the office building's occupants and was intended to run with the land. However, it was not recorded in the county's real property records. In 2006, HEI San Antonio Hotel, LP purchased the garage and hotel, financing the purchase through a loan from Merrill Lynch, which was aware of the parking agreement. In 2008, Cypress Real Estate Advisors, through its entity CRVI Crowne Plaza, purchased a note from Merrill Lynch but did not inquire about the parking agreement despite having access to relevant documents.The trial court ruled that the parking agreement was an enforceable easement and rejected the lender's and its affiliate's bona fide purchaser defenses. The Court of Appeals for the Fourth District of Texas agreed that the agreement was an easement but concluded that the lender took the loan without notice of the easement, thus sheltering its affiliate from enforcement.The Supreme Court of Texas reviewed the case and agreed with both lower courts that the parking agreement is an easement. However, it disagreed with the Court of Appeals regarding the notice issue. The Supreme Court concluded that both the lender and its affiliated owner had sufficient notice to remove any bona fide purchaser protection. Therefore, the easement was enforceable against the affiliated owner.The Supreme Court of Texas reversed the judgment of the Court of Appeals and remanded the case to the trial court for further proceedings consistent with its opinion. View "425 SOLEDAD, LTD. v. CRVI RIVERWALK HOSPITALITY, LLC" on Justia Law

Eiden Construction, LLC (Eiden) entered into a subcontract with Hogan & Associates Builders, LLC (Hogan) for earthwork and utilities on a school construction project. Hogan sued Eiden and its bonding company, AMCO Insurance Company (AMCO), for breach of contract, claiming Eiden failed to complete its work, including draining sewage lagoons and constructing a fire pond. Eiden counterclaimed for unpaid work, arguing it was not responsible for draining the lagoons and that Hogan did not comply with the subcontract’s notice and opportunity to cure provisions. AMCO argued it was not liable under the performance bond because Eiden did not breach the subcontract and Hogan did not provide proper notice.The District Court of Uinta County found for Hogan on the claim regarding the sewage lagoons but not on other claims, ruling AMCO was not liable under the bond due to lack of notice. Eiden and Hogan both appealed. Eiden argued the court erred in finding it responsible for draining the lagoons and in awarding Hogan damages billed to an associated company. Hogan contended the court erred in not awarding damages for other work and in its calculation of prejudgment interest.The Wyoming Supreme Court affirmed the lower court’s decision. It held Eiden breached the subcontract by not draining the lagoons and that Hogan was entitled to recover costs for supplementing Eiden’s work. The court found Eiden’s late completion of the septic system justified Hogan’s directive to expedite lagoon drainage. It also ruled Hogan properly paid the supplemental contractors, despite invoices being sent to an associated company. The court rejected Hogan’s claims for additional damages, concluding Eiden complied with the notice to cure provisions for the fire pond and other work. The court also upheld the lower court’s calculation of prejudgment interest, applying the offset before calculating interest. View "Hogan & Associates Builders, LLC v. Eiden Construction, LLC" on Justia Law

A landlord, JJD-HOV Elk Grove, LLC (JJD), owns a shopping center in Elk Grove, California, and leased space to Jo-Ann Stores, LLC (Jo-Ann). The lease included a cotenancy provision allowing Jo-Ann to pay reduced rent if the number of anchor tenants or overall occupancy fell below a specified threshold. When two anchor tenants closed, Jo-Ann invoked this provision and paid reduced rent for about 20 months until the occupancy threshold was met again.The Sacramento County Superior Court ruled in favor of Jo-Ann, finding the cotenancy provision to be an alternative performance rather than a penalty. The Court of Appeal for the Third Appellate District affirmed this decision, distinguishing the case from a previous ruling in Grand Prospect Partners, L.P. v. Ross Dress For Less, Inc., which found a similar provision to be an unenforceable penalty.The Supreme Court of California reviewed the case to determine the validity of the cotenancy provision. The court held that the provision was a valid form of alternative performance, allowing JJD a realistic choice between accepting lower rent or taking steps to increase occupancy. The court found that the provision did not constitute an unreasonable penalty under California Civil Code section 1671, nor did it result in a forfeiture under section 3275. The court emphasized that contracts should be enforced as written, especially when negotiated by sophisticated parties.The Supreme Court of California affirmed the judgment of the Court of Appeal, upholding the cotenancy provision as a valid and enforceable part of the lease agreement. View "JJD-HOV Elk Grove, LLC v. Jo-Ann Stores, LLC" on Justia Law