Justia Contracts Opinion Summaries

A commercial landlord leased property in downtown Boston to a restaurant operator. As part of their lease agreement, the landlord sold the restaurant a liquor license for one dollar, with the understanding that the license would be transferred back to the landlord for one dollar at the end of the lease. The lease included a provision prohibiting the restaurant from pledging the liquor license as collateral for any loan without the landlord’s written consent. Despite this, before the lease ended, the restaurant pledged the license to its principal as collateral for a loan. When the landlord discovered this, it terminated the lease and demanded the return of the license.The landlord and its related entities filed suit in the Massachusetts Superior Court, alleging breach of contract, unfair or deceptive business practices under General Laws c. 93A, and conversion. The Superior Court granted partial summary judgment for the landlord on the contract claims, finding the anti-pledge provision enforceable and the pledge a default. After a bench trial, the court found for the landlord on the c. 93A and conversion claims, awarding treble damages, attorney's fees, and costs. The defendants appealed these decisions.The Supreme Judicial Court of Massachusetts reviewed the case after transferring it from the Appeals Court. The Supreme Judicial Court held that the anti-pledge provision did not violate public policy or state law and was therefore enforceable. The court affirmed that the principal’s conduct in falsely affirming to regulatory authorities that the pledge did not violate any agreements constituted willful and knowing unfair or deceptive conduct under c. 93A. However, while the court affirmed the breach of contract claim, it reversed the conversion judgment, finding that the landlord did not have actual or immediate right to possession of the license at the relevant time. The award of attorney's fees and costs was affirmed. View "Nicosia v. Burns, LLC" on Justia Law

Several business entities formed two limited partnerships to develop and manage affordable housing complexes in Tampa, Florida. Creative Choice Homes XXX, LLC and Creative Choice Homes XXXI, LLC acted as general partners in these partnerships, with various investor and special limited partners. The partnership agreements required the general partners to follow strict financial protocols, including restrictions on advances to affiliates and requirements for the proper distribution of profits. Over several years, financial audits revealed the general partners had made unauthorized advances to related entities, violating the agreements' terms. Despite repeated warnings from the limited partners, the general partners failed to cure the breaches within the periods specified in the agreements.After the limited partners provided formal notice of default, the general partners did not fully remedy the violations in a timely manner, including continuing improper transfers and attempting to cure by making late and improperly sourced payments. The limited partners consequently removed the general partners from their positions. The general partners filed suit in state court, seeking a declaration that their removal was improper and alleging breach of contract by the limited partners. The limited partners removed the case to the United States District Court for the Middle District of Florida and counterclaimed for breach of contract and declaratory relief.Following a bench trial, the district court ruled in favor of the limited partners, finding that the general partners materially breached the partnership agreements, failed to cure, and that removal did not constitute an impermissible forfeiture, waiver, or estoppel. On appeal, the United States Court of Appeals for the Eleventh Circuit affirmed. The court held that the general partners’ breaches were material, their cure efforts were insufficient, and that enforcing removal under the partnership agreements was proper and not inequitable. The district court’s judgment was affirmed. View "Creative Choice Homes XXX, LLC v. Amtax Holdings 690, LLC" on Justia Law

Two individuals worked as delivery drivers for a transportation company for over a decade, primarily out of the company’s New Jersey terminal. Their work mainly involved picking up and delivering goods in New Jersey, with occasional deliveries in neighboring states. Each driver had a contract with the company that included a forum-selection clause requiring any disputes to be litigated in Memphis, Tennessee, and a choice-of-law clause providing that Tennessee law would govern any disputes. The company is incorporated in Delaware, headquartered in Illinois, and has operations nationwide, including in Tennessee, but neither the drivers nor the company’s relevant activities were based in Tennessee.The drivers filed a putative class action in the United States District Court for the District of New Jersey, alleging that the company violated New Jersey wage laws by withholding earnings and failing to pay overtime, among other claims. The case was transferred to the United States District Court for the Western District of Tennessee pursuant to the forum-selection clause. The company then moved to dismiss the complaint, arguing that the Tennessee choice-of-law provision applied and that Tennessee law did not recognize the claims brought under New Jersey statutes. The district court agreed, upheld the choice-of-law provision, and dismissed the case.On appeal, the United States Court of Appeals for the Sixth Circuit reviewed the enforceability of the choice-of-law provision under Tennessee’s choice-of-law rules. The court held that the contractual choice-of-law clause was unenforceable because there was no material connection between Tennessee and the transactions or parties. As a result, the Sixth Circuit reversed the district court’s dismissal and remanded the case for further proceedings. The court did not reach the question of whether Tennessee law was contrary to the fundamental policies of New Jersey. View "Andujar v. Hub Group Trucking, Inc." on Justia Law

A married couple underwent in vitro fertilization and created two frozen embryos, signing a written agreement with the IVF provider that specified options for disposing of the embryos in the event of legal separation or divorce. The agreement offered several choices, including discarding the embryos, donating them, or making them available to one partner if desired. The couple selected and initialed the option stating the embryos would be “made available to the partner if he/she wishes.” After the couple separated, the husband sought to have the embryos discarded, while the wife wanted to use them to attempt pregnancy.In the Superior Court of Orange County, the husband filed a motion to discard the embryos, and the wife requested immediate rights to them. Following an evidentiary hearing at which both parties acknowledged the agreement and their signatures, the court found the contract valid, clear, and unambiguous, and awarded the embryos to the wife. The court issued a minute order and later a formal order reflecting this decision.On appeal, the California Court of Appeal, Fourth Appellate District, Division Three, determined the order was not directly appealable but exercised its discretion to treat the appeal as a petition for writ of mandate. Reviewing the IVF agreement independently, the appellate court held that when parties have entered a valid contract specifying the disposition of embryos in the event of divorce, that agreement governs. The court found the contract’s language unambiguous and concluded the embryos should be made available to the wife, as specified. The court further found no violation of public policy or constitutional rights and denied the husband’s petition, affirming that the wife was entitled to the embryos under the contract. View "Pham v. Super. Ct." on Justia Law

Several individuals who were former partners at Cantor Fitzgerald L.P., BGC Holdings L.P., and Newmark Holdings L.P. separated from those partnerships and were entitled to receive certain payments after their departure. These payments included an initial amount plus four annual installment payments, but the partnership agreements allowed the partnerships to withhold the annual payments if the former partners engaged in broadly defined “Competitive Activity.” The partnerships exercised this right and withheld payments from the plaintiffs after determining they had engaged in such activity. The plaintiffs alleged that these provisions constituted unreasonable restraints of trade in violation of Section 1 of the Sherman Act and, for two plaintiffs, a violation of Delaware’s implied covenant of good faith and fair dealing.The United States District Court for the District of Delaware dismissed the plaintiffs’ complaint. The court found that the plaintiffs had failed to plead an “antitrust injury,” which is necessary to assert a claim under the Sherman Act, and further held that the implied covenant claims failed because the partnership agreements gave the partnerships express contractual discretion to withhold the payments when a former partner competed, leaving no contractual gap for the implied covenant to fill. The plaintiffs appealed the dismissal.The United States Court of Appeals for the Third Circuit affirmed the District Court’s judgment. The court held that the plaintiffs’ pecuniary injuries, stemming from the withholding of payments, were not antitrust injuries because they did not result from anticompetitive conduct affecting their status as market participants, nor were their injuries inextricably intertwined with any anticompetitive scheme. Regarding the implied covenant claims, the Third Circuit found that the relevant agreements expressly permitted withholding the payments under the circumstances, and there was no plausible allegation that the partnerships exercised their discretion in bad faith. View "McLoughlin v. Cantor Fitzgerald L.P." on Justia Law

A real estate development dispute arose when three businessmen, each controlling separate entities, formed an LLC to redevelop property in Charlotte. The plaintiff, through one entity, held a minority interest and served as a manager with another member. The operating agreement contained strict requirements for transferring membership interests, including the need for prior written consent from both managers. Tensions developed among the partners, and two of them attempted to transfer their interests to new holding companies and later voted to remove the plaintiff as manager. There was, however, no evidence that the formal requirements for transferring membership interests—such as written consent—were ever met.The case was designated a mandatory complex business case and heard in the Superior Court, Mecklenburg County, sitting as the North Carolina Business Court. The plaintiff sought a declaratory judgment that the attempted transfers were valid, rendering the removal of the plaintiff as manager invalid, and further alleged breach of fiduciary duty and constructive fraud. The Business Court found that the plaintiff failed to show the transfer provisions of the operating agreement were followed, so the original members retained their interests and the removal of the plaintiff as manager was valid. The court also ruled that no fiduciary duty arises among a coalition of minority LLC members absent a single majority member with control, and thus dismissed the plaintiff’s claims for breach of fiduciary duty and constructive fraud.The Supreme Court of North Carolina reviewed the case on appeal. It affirmed the Business Court’s order and opinion, holding that the plaintiff failed to show compliance with the operating agreement’s transfer provisions and that there was no basis to impose a fiduciary duty on a coalition of minority LLC members. The summary judgment in favor of the defendants was affirmed. View "Gvest Real Est., LLC v. JS Real Est. Invs., LLC" on Justia Law

Several former employees of a logistics company left their positions and later joined a competitor. The former employer alleged that, as a condition of their employment, these individuals had signed agreements containing restrictive covenants, including broad non-solicitation and business interference clauses. The company claimed the employees breached these restrictive covenants and further alleged that the competitor had tortiously interfered with its contractual relationships.Initially, the United States District Court for the District of Minnesota granted summary judgment for the defendants, holding that the agreements were unenforceable under California law, and thus the breach of contract and tortious interference claims failed. On the first appeal, the Eighth Circuit determined that Minnesota law rather than California law governed the agreements for all but one employee, remanding the case to the district court to reconsider the enforceability of the contracts under Minnesota law and to resolve related summary judgment motions. On remand, the district court again granted summary judgment to the defendants, holding the restrictive covenants were overly broad and unenforceable under Minnesota law, and denied the plaintiff’s motion for voluntary dismissal of certain claims.On appeal, the United States Court of Appeals for the Eighth Circuit held that the restrictive covenants in the agreements are unenforceable under Minnesota law, as they sweep more broadly than necessary to protect the former employer’s business interests, both in scope and geographic reach. The Eighth Circuit also affirmed the district court’s denial of voluntary dismissal, finding it would waste judicial resources and could prejudice the affected employee. The Eighth Circuit affirmed the district court's grant of summary judgment for the defendants, denial of the plaintiff’s summary judgment motion, and denial of the plaintiff’s motion for voluntary dismissal. View "C.H. Robinson Worldwide, Inc. v. Traffic Tech, Inc." on Justia Law

During the COVID-19 pandemic, a university in Nebraska instituted a policy requiring all students to be vaccinated against COVID-19 by a specified deadline, with the only exemptions allowed for medical reasons or until a vaccine received full FDA approval. Religious exemptions were not permitted. Students who failed to comply were unenrolled and barred from campus, and some had holds placed on their accounts, preventing access to transcripts. One student complied with the mandate but suffered adverse effects and was medically exempted from further doses. Another student withdrew voluntarily before the deadline.After the university enforced the mandate, several students sought injunctive relief in the District Court for Douglas County to prevent their unenrollment, alleging breach of contract and unjust enrichment. The court denied relief, finding that any contract included the Emergency Use Authorization waiver agreements and that the students breached the contract by not being vaccinated after FDA approval. An initial appeal was dismissed by the Nebraska Supreme Court for lack of a final, appealable order. The students then consolidated their actions and filed an operative complaint alleging breach of implied contract, denial of due process, conversion, negligence, and violations of the Nebraska Consumer Protection Act (NCPA). The district court dismissed the complaint with prejudice and denied leave to amend.The Nebraska Supreme Court reviewed the district court’s dismissal de novo and found that the students plausibly alleged claims for breach of an implied contract and conversion, based on the university’s unilateral modification of conditions mid-semester and the withholding of transcripts. The court affirmed the dismissal of the negligence and NCPA claims, finding them preempted by the federal Public Readiness and Emergency Preparedness Act, and held that the due process claim was abandoned on appeal. The case was affirmed in part, reversed in part, and remanded for further proceedings on the breach of contract and conversion claims. View "Ramaekers v. Creighton University" on Justia Law

A dispute arose between two siblings, Wayne Orkin and Lisa Albert, over the operation and ownership of a business called Boost Web SEO, Inc. Orkin managed the day-to-day business and generated all of its revenue, while Albert incorporated the company and was listed as its registered agent and officer. No written agreements clarified their roles, profit sharing, or compensation. In 2014, residual income from a payment processing arrangement was assigned to Boost Web, which both parties treated as company revenue for years. In 2021, after a breakdown in their relationship, Albert cut Orkin’s access to company funds and accused him of fraudulent activities in communications with a third-party vendor. Orkin then redirected company revenues to an account he controlled, prompting legal action.The litigation began in Massachusetts Superior Court, where Orkin (and his father) sued Albert and her son for various state-law claims, and Albert removed the case to the U.S. District Court for the District of Massachusetts. Boost Web intervened with a crossclaim against Orkin. After partial summary judgment, the remaining claims—Orkin’s defamation and related claims against Albert, and Boost Web’s conversion claim against Orkin—proceeded to a bench trial. The district court ruled for Albert on the defamation claim, finding her email was not defamatory or was protected as true, and for Boost Web on conversion, awarding it damages for funds Orkin took as personal expenses and for redirected residuals. The court also found Orkin in contempt for interfering with its orders and permanently enjoined him from pursuing related litigation in Florida.The United States Court of Appeals for the First Circuit reviewed the case. It held that the district court erred in dismissing Orkin’s defamation claim, finding that Albert’s email could be defamatory per se and remanded for further proceedings on truthfulness. It affirmed the conversion judgment regarding the redirected residuals but vacated the judgment concerning personal expenses, holding that Orkin was entitled to some compensation and remanded to determine the appropriate amount. The court vacated the contempt order and the permanent injunction, finding the previous orders did not unambiguously decide Boost Web’s ownership. The case was remanded for further proceedings consistent with these holdings. View "Orkin v. Albert" on Justia Law

Russ and Debi Ropken hired a construction company to build a custom home based on an oral agreement. The contractor began work and sent invoices for services and materials, which the Ropkens paid until May 2022, after which they stopped making payments. In July 2022, the Ropkens removed the contractor from the site. The contractor then sent a demand letter for three unpaid invoices totaling $276,169, but the Ropkens refused to pay. The contractor sued to recover the unpaid amount.In the District Court of Park County, the Ropkens admitted owing at least $176,870.21. At the conclusion of a jury trial, the jury found there was a valid contract, the Ropkens had breached it, and awarded the contractor $258,587.70 in damages. The district court entered judgment for that amount and permitted the contractor to request prejudgment interest. The contractor timely filed for prejudgment interest, and the Ropkens objected. The district court found for the contractor, awarding $33,473.25 in prejudgment interest at a statutory rate, and calculated interest from the date of the demand letter. The Ropkens paid the judgment but appealed the prejudgment interest award.The Supreme Court of Wyoming reviewed whether the district court erred in awarding prejudgment interest and whether due process was violated by granting interest without an evidentiary hearing. The court held that a district court may award prejudgment interest even when it is not the trier of fact, as prejudgment interest is a matter of law and not fact. The court found the claim was liquidated and the Ropkens had notice. The court also held that the Ropkens received adequate notice and opportunity to be heard, satisfying due process. The Supreme Court of Wyoming affirmed the award of prejudgment interest. View "Ropken v. Yj Construction, Inc." on Justia Law