Justia Contracts Opinion Summaries

Several development groups entered into a public improvement contract with a Texas city, purchasing over 60 acres of land, much of it in a flood zone. The developers received a variance from the city, exempting them from obtaining a federal floodplain permit (CLOMR), and invested significant funds in developing the property, including constructing a bridge. In 2018, the parties executed updated agreements, including a Master Development Agreement (MDA), which required certain conditions to be met within five years or the contract would automatically terminate, ending the city’s reimbursement obligations. As the deadline approached, the city informed the developers that they would now need to obtain the previously waived CLOMR, citing a later-enacted ordinance. Unable to comply in time, the developers sought an extension, which the city council denied, resulting in termination of the MDA.The developers sued in Texas state court, alleging the city’s actions constituted an unconstitutional taking under federal and state law, and also brought claims for breach of contract and violations of the Texas Vested Rights Statute. The city removed the case to the United States District Court for the Northern District of Texas and moved to dismiss. The district court dismissed the federal takings and declaratory judgment claims, finding the developers had not sufficiently alleged that the city acted in its sovereign rather than commercial capacity, and remanded the remaining state-law claims to state court.On appeal, the United States Court of Appeals for the Fifth Circuit affirmed. The court held that the developers’ allegations arose from a contractual dispute, not a sovereign act by the city, and thus did not state a plausible takings claim under the Fifth Amendment. The court also found no abuse of discretion in the district court’s decision to dismiss the declaratory judgment claim, as the core issues would be resolved in the remanded state court action. View "Mesquite Asset Recovery Grp v. City of Mesquite" on Justia Law

A business operating a strip club featuring nude dancing and alcohol sales entered into a settlement agreement with DeKalb County, Georgia, in 2001, which was later amended in 2007. The amended agreement granted the club non-conforming status, allowing it to continue its business model for fifteen years, with the possibility of renewal, and required annual licensing fees. In 2013, the City of Chamblee annexed the area containing the club and subsequently adopted ordinances restricting adult entertainment establishments, including bans on alcohol sales, stricter food sales requirements for alcohol licenses, and earlier closing times. The City initially issued alcohol licenses to the club but later denied renewal, citing failure to meet new requirements and the club’s status as an adult establishment.The United States District Court for the Northern District of Georgia dismissed some of the club’s claims for lack of standing and granted summary judgment to the City on the remaining claims. The district court found that the club lacked standing to challenge certain ordinances as it was not an alcohol licensee, and that the City’s ordinances regulating adult entertainment and alcohol sales were constitutional under the secondary-effects doctrine, applying intermediate scrutiny. The court also determined there was no valid contract between the club and the City, rejecting the Contract Clause claims, and found no equal protection violation, as the club failed to identify a similarly situated comparator.On appeal, the United States Court of Appeals for the Eleventh Circuit affirmed the district court’s rulings. The Eleventh Circuit held that the club lacked standing for equitable relief due to its permanent closure, but had standing for damages for a limited period. The court upheld the application of intermediate scrutiny to the ordinances, found no impairment of contract, and agreed that the club failed to establish an equal protection violation. The district court’s judgment in favor of the City was affirmed. View "WBY, Inc. v. City of Chamblee, Georgia" on Justia Law

The dispute centers on an option agreement for the lease of approximately 598 acres of land owned by one party and sought by another for use in a biomass power plant operation. The option agreement granted the potential lessee an irrevocable one-year option to lease the property, with a proposed lease attached that included some terms, such as base rent amounts, but omitted others, including the effective date and certain pricing details for a percentage rent provision. After the lessee attempted to exercise the option, the lessor sent a lease largely in the form of the proposed lease, but with key terms still blank. The lessee never signed this lease, and the parties disagreed about whether a binding lease had been formed.The owner filed suit in the Circuit Court of the Fifth Circuit, seeking breach of contract and specific performance. After a bench trial, the circuit court found that the proposed lease was missing essential terms and that the parties did not intend to be bound by it when executing the option agreement. The court granted the lessee’s motion for directed verdict, awarded attorneys’ fees and costs, and entered final judgment. On appeal, the Intermediate Court of Appeals (ICA) vacated the circuit court’s judgment, holding that the proposed lease was sufficiently definite and enforceable, and that the parties were bound by its terms upon exercise of the option.The Supreme Court of Hawai‘i reviewed the ICA’s decision. It held that the proposed lease lacked sufficiently definite terms, specifically regarding the effective date and percentage rent provision, and that the parties did not intend to be bound by the proposed lease without further negotiation. The Supreme Court reversed the ICA’s judgment and affirmed the circuit court’s directed verdict, fee award, and final judgment in favor of the lessee. View "Moloaa Farms LLC v. Green Energy Team LLC" on Justia Law

Two former employees of a large technology company, along with a real estate developer and related individuals and entities, were alleged to have engaged in a kickback scheme involving real estate transactions in Northern Virginia. The employees, responsible for managing real estate deals for the company, allegedly steered contracts to the developer’s firm in exchange for secret payments funneled through a network of trusts and entities. The scheme purportedly inflated the company’s costs for both leasing and purchasing properties, with millions of dollars in kickbacks distributed among the participants. The company discovered the scheme after a whistleblower report, conducted an internal investigation, and reported the matter to federal authorities.The United States District Court for the Eastern District of Virginia granted summary judgment in favor of the defendants on several claims, including those under the Racketeer Influenced and Corrupt Organizations (RICO) Act, fraud, unjust enrichment, and conversion, and partially on a civil conspiracy claim. The district court found that the company failed to establish the existence of a RICO enterprise, did not show injury to its business or property, and that equitable claims were precluded by the availability of legal remedies or the existence of contracts. The court also ruled that an attorney defendant could not be liable for conspiracy with his clients.The United States Court of Appeals for the Fourth Circuit reversed the district court’s summary judgment. The appellate court held that genuine disputes of material fact existed regarding the existence of a RICO enterprise, whether the company suffered financial harm, and the viability of the fraud, unjust enrichment, conversion, and civil conspiracy claims. The court clarified that the company was entitled to pursue legal and equitable remedies in the alternative and that the attorney’s potential liability for conspiracy could not be resolved on summary judgment. The case was remanded for further proceedings. View "Amazon.com, Inc. v. WDC Holdings LLC" on Justia Law

A residential community consisting of sixty-seven homes was developed and sold by a developer, with a separate contractor responsible for construction. Each homebuyer entered into a purchase agreement with the developer, which included an anti-assignment clause stating that the agreement and the buyer’s rights under it could not be assigned without the developer’s written consent. The developer later created a homeowners’ association (HOA) to manage the community’s common areas and certain aspects of the homes’ exteriors. After construction, the HOA alleged that the community suffered from construction defects and filed suit against both the developer and the contractor, asserting claims under Arizona’s dwelling action statutes and for breach of the implied warranty of workmanship and habitability.The Superior Court in Maricopa County granted summary judgment for the defendants, holding that the HOA had no legal right to assert a claim for breach of the implied warranty and that the purchase agreement’s anti-assignment clause barred homeowners from assigning such claims to the HOA. The Arizona Court of Appeals affirmed, reasoning that the implied warranty claim was part of the contract and that the anti-assignment clause validly precluded assignment of those claims to the HOA.The Supreme Court of the State of Arizona reviewed the case to determine whether the anti-assignment clause prevented homeowners from assigning their accrued claims for breach of the implied warranty to the HOA. The court held that the anti-assignment clause, which prohibited assignment of the agreement and the buyer’s rights under it, did not prohibit the assignment of accrued claims for damages arising from breach of the implied warranty. The court distinguished between assignment of contract rights and assignment of claims for damages, concluding that the latter was not barred by the agreement’s language. The Supreme Court vacated the relevant portions of the Court of Appeals’ decision, reversed the trial court’s summary judgment on the implied warranty claim, and remanded for further proceedings. View "POINTE 16 v GTIS-HOV" on Justia Law

In May 2022, Garry Douglas Seaman shot and killed James Preston Freeman and seriously wounded Heidi Gabert, following the end of his romantic relationship with Gabert, with whom he shares a minor child. Seaman was criminally charged, and Gabert and Dawn Freeman, James’s spouse, filed a civil suit for damages. To prevent Seaman from transferring or selling assets during the litigation, Gabert and Freeman successfully sought a receivership over all of Seaman’s property. After negotiations, the parties reached a settlement memorialized in a memorandum of understanding (MOU), which included $10 million judgments for Gabert and Freeman, liquidation of Seaman’s assets, and a homestead exemption for Seaman.The Nineteenth Judicial District Court, Lincoln County, approved the creation of a designated settlement fund (DSF) to facilitate asset liquidation. Initially, the court’s DSF Order required the Liquidation Receiver to reserve funds from asset sales to pay Seaman’s capital gains taxes, interpreting the MOU’s tax payment provision as unambiguous. Gabert and Freeman moved to amend this order under Montana Rule of Civil Procedure 59(e), arguing the court erred in its interpretation and that the parties did not intend to reserve funds for Seaman’s capital gains taxes. After an evidentiary hearing, the District Court agreed, finding the MOU ambiguous and, based on extrinsic evidence, concluded the parties did not intend to reserve such funds. The court amended its order, striking the provision requiring reservation for capital gains taxes.The Supreme Court of the State of Montana reviewed whether the District Court abused its discretion in amending the DSF Order. The Supreme Court held that the District Court did not abuse its discretion, correctly found the MOU ambiguous, and its factual finding regarding the parties’ intent was not clearly erroneous. The Supreme Court affirmed the District Court’s amended order. View "Gabert v. Seaman" on Justia Law

A family leased a home within military housing at the Naval Amphibious Base Coronado in California. Shortly after moving in, they experienced persistent water intrusion and mold contamination, which they alleged damaged their property and affected their health. The family reported these issues to the property manager and the public-private entity responsible for the housing, but claimed that remediation efforts were inadequate and that their concerns were dismissed. After further testing confirmed hazardous mold, the family vacated the property and brought state law claims, including negligence and breach of contract, against the property manager, the public-private housing entity, and a mold remediation company.The defendants removed the case from California state court to the United States District Court for the Southern District of California, asserting federal enclave, federal officer, and federal agency jurisdiction. The district court denied the defendants’ motion to dismiss based on derivative sovereign immunity and, after further proceedings, found that it lacked subject matter jurisdiction on all asserted grounds. Specifically, the court determined there was no evidence that the United States had accepted exclusive jurisdiction over the property, that the defendants failed to show a causal nexus between their actions and federal direction, and that the public-private entity was not a federal agency. The district court remanded the case to state court.On appeal, the United States Court of Appeals for the Ninth Circuit reviewed the remand order under an exception allowing appellate review when federal officer removal is asserted. The Ninth Circuit held that the district court correctly found no federal enclave jurisdiction because there was no evidence of federal acceptance of exclusive jurisdiction over the property. The court also held that the defendants did not meet the requirements for federal officer or agency jurisdiction. The Ninth Circuit affirmed the district court’s remand to state court. View "CHILDS V. SAN DIEGO FAMILY HOUSING, LLC" on Justia Law

A tenant entered into a lease for the lower level of a residential property in Los Angeles in 2015. In 2016, the property was purchased by a new landlord, who made some improvements at the tenant’s request. In 2018, the landlord sought to reclaim the unit for personal use and offered the tenant compensation to vacate, but the tenant refused, alleging harassment and claiming entitlement to substantial back rent. Subsequently, city agencies issued and later rescinded orders regarding the legality of the unit, with the landlord providing documentation to resolve the issues. Despite this, the tenant stopped paying rent, citing the unit’s alleged illegality, and remained in possession for over a year without payment. The landlord attempted to evict the tenant, provided relocation payments, and ultimately the tenant vacated after cashing a relocation check.The tenant filed suit in the Superior Court of Los Angeles County, asserting multiple claims including violation of statutory and municipal code provisions, unjust enrichment, and breach of contract. The landlord filed a cross-complaint for unpaid rent and related claims. After pretrial motions were resolved, the case proceeded to a jury trial, where the tenant’s claim focused on the alleged illegality of the unit and the landlord’s claim centered on breach of contract for unpaid rent. The jury found in favor of the landlord on both the tenant’s claim and the landlord’s cross-claim, awarding the landlord $14,700 in unpaid rent. The trial court denied the tenant’s motions for judgment notwithstanding the verdict and for a new trial.The California Court of Appeal, Second Appellate District, Division Two, reviewed the case. The court held that it was proper for the jury to determine the legality of the unit as a factual issue, and that the landlord was not precluded from contesting the unit’s legality or from introducing evidence from city agencies. The appellate court affirmed the judgment in favor of the landlord. View "Emmons v. Jesso" on Justia Law

A Wyoming limited liability company leased commercial property in northern Idaho to a Delaware corporation, which was formerly known as a North Carolina corporation. The lease required the tenant to pay $1,000,000 annually in rent, increasing by 3% each year, on a triple net basis. During the lease, the tenant made some payments directly to the lender on the property’s mortgage, but these were less than the required rent. Additionally, a related entity paid over $8 million to a contractor for construction of a new residence on the property. The tenant argued that these construction payments should be credited as rent, and that it was not required to pay rent after the first month because the landlord failed to deliver a corporate retreat as allegedly contemplated.The District Court of the First Judicial District of the State of Idaho, Bonner County, granted summary judgment to the landlord for breach of lease, awarding damages and attorney fees. The court found that the tenant failed to pay the full rent required under the lease and rejected the tenant’s argument that construction payments should be credited as rent, finding no evidence of an agreement to that effect. The court also dismissed the tenant’s counterclaim for unjust enrichment, concluding that the lease governed the parties’ obligations and that any improvements became the landlord’s property. The court denied the tenant’s motion for reconsideration, finding no evidence that the tenant funded the construction payments or that such payments were intended as rent.The Supreme Court of the State of Idaho affirmed the district court’s judgment. It held that the district court properly granted summary judgment because there was no genuine issue of material fact regarding the tenant’s failure to pay rent, and no evidence supported the tenant’s claims or affirmative defenses. The Supreme Court also affirmed the award of attorney fees to the landlord and awarded attorney fees on appeal under the lease. View "Erie Properties, LLC v. Global Growth Holdings, Inc." on Justia Law

A general contractor was hired to oversee the construction of a hotel in Vermont and subcontracted with a firm to install metal siding panels manufactured by a third party. The subcontractor relied on installation instructions available on the manufacturer’s website, which did not specify the use of a splice plate to connect the panels. The panels were installed without splice plates, and after construction, the panels began to detach from the building, causing some to fall and damage nearby property. The contractor later discovered that the manufacturer had created an instruction sheet in 2006 recommending splice plates, but this information was not publicly available at the time of installation.The contractor initially sued the installer for breach of contract, warranty, and negligence in the Vermont Superior Court, Chittenden Unit, Civil Division. The complaint was later amended to add a product liability claim against the manufacturer. After further discovery, the contractor sought to amend the complaint a third time to add new claims against the manufacturer, arguing that new evidence justified the amendment. The trial court denied this motion, citing undue delay and prejudice to the manufacturer, and granted summary judgment to the manufacturer on the product liability claim and on a crossclaim for implied indemnity brought by the installer, finding both barred by the economic-loss rule.On appeal, the Vermont Supreme Court affirmed the trial court’s decisions. The Court held that the trial court did not abuse its discretion in denying the third motion to amend due to undue delay and prejudice. It also held that the economic-loss rule barred the contractor’s product liability claim, as neither the “other-property” nor “special-relationship” exceptions applied. Finally, the Court found the contractor lacked standing to appeal the summary judgment on the installer’s implied indemnity claim. View "PeakCM, LLC v. Mountainview Metal Systems, LLC" on Justia Law