Justia Contracts Opinion Summaries

DBT Yuma subleased property at the Yuma International Airport from the Yuma County Airport Authority - a nonprofit corporation that operated the airport under a lease from Yuma County - and operated a fixed base operation there. YCAA later evicted DBT Yuma and entered into a new sublease with another tenant. DBT Yuma sued YCAA for breaching its sublease. DBT Yuma later added Yuma County as a defendant, alleging that YCAA was the County’s “instrumentality and alter ego,” and therefore, the County was liable for YCAA’s breach. The trial court granted summary judgment in favor of the County. At issue on appeal was the interpretation of Ariz. Rev. Stat. 28-8424(A)(3), under which a nonprofit corporation that leases airport property from a county “[p]erforms an essential governmental function as an agency or instrumentality” of the county. The Supreme Court affirmed, holding that section 28-8424(A)(3) by itself does not make YCAA the County’s agent for purposes of imputed liability. View "DBT Yuma LLC v. Yuma County Airport Auth." on Justia Law

U.S. Bank National Association ("USB"), successor in interest to Bank of America, N.A., which was the successor by merger to LaSalle Bank, National Association, as trustee for Structured Asset Investment Loan Trust, Mortgage Pass-Through Certificates, Series 2004-4 ("the Trust"), and Bank of America, N.A. ("BOA"), separately appealed a $3.9 million judgment entered against them on trespass and wantonness claims asserted by Chester and Emily Shepherd. USB also appealed the trial court's judgment in favor of the Shepherds on its claims related to an alleged error in a mortgage executed by the Shepherds upon which the Trust had foreclosed. The Alabama Supreme Court reversed. "'Every single one of these cases . . . rejects the availability of negligence and wantonness claims under Alabama law under comparable circumstances to those identified by the [plaintiffs]. Every one of these cases undercuts the legal viability of [the plaintiffs' negligence and wantonness claims], and rejects the very arguments articulated by the [plaintiffs] in opposing dismissal of those causes of action. ... the mortgage servicing obligations at issue here are a creature of contract, not of tort, and stem from the underlying mortgage and promissory note executed by the parties, rather than a duty of reasonable care generally owed to the public. To the extent that the [plaintiffs] seek to hold defendants liable on theories of negligent or wanton servicing of their mortgage, [those negligence and wantonness claims] fail to state claims upon which relief can be granted.'" View "U.S. Bank National Ass'n v. Shepherd" on Justia Law

Normandy Apartments, Ltd. owned and managed a low-income rental housing project where tenants’ rents were federally subsidized under the Section 8 project-based program. In 2004, Normandy and the United States Department of Housing and Urban Development (HUD) entered into a contract (the HAP contract) wherein HUD agreed to pay rental housing assistance to Normandy. Normandy and HUD renewed the contract annually until 2004. The named parties and signatories of the 2004 HAP contract were the Oklahoma Housing Finance Authority and Normandy. In 2007, HUD notified Normandy that its assistance payments would be terminated because Normandy defaulted on the HAP contract by repeatedly failing to maintain the apartments. In 2010, Normandy filed suit against the government in the United States Court of Federal Claims asserting a breach of the 2004 HAP Contract and requesting damages. The Claims Court dismissed the case for lack of subject matter jurisdiction. Normandy then filed an amended complaint asserting a takings claim against the government. The Claims Court granted summary judgment in favor of the government. The Federal Circuit affirmed, holding (1) the Claims Court correctly dismissed Normandy’s breach of contract claim for lack of jurisdiction because the United States was not a party to the 2004 HAP contract; and (2) HUD’s conduct did not constitute a regulatory taking. View "Normandy Apartments, Ltd. v. United States" on Justia Law

The administrator of the Pearl River County Hospital entered into a contract with Wellness, Inc., for Wellness to provide furnishings, fixtures, equipment, and systems for the Hospital’s renovation. The Hospital subsequently sued Wellness (and other defendants not party to this appeal) alleging fraud, conspiracy, breach of contract, and other causes of action. Before trial commenced, Wellness moved to compel mediation and arbitration and to stay proceedings. After a hearing on the motion, the circuit court denied the motion in its entirety. Wellness appealed. Finding no reversible error, the Supreme Court affirmed. View "Wellness, Inc. v. Pearl River County Hospital" on Justia Law

This appeal involved three different leases negotiated by Defendant between plaintiff-landowners and an oil and gas company. Each of the three leases engendered a different lawsuit against Defendant. In each case, Plaintiffs claimed that the nature of the services provided by Defendant constituted the unauthorized practice of law. Defendant moved to dismiss Plaintiffs’ lawsuits and sought to compel Plaintiffs to participate in arbitration pursuant to the arbitration clause in each lease. Plaintiffs challenged the arbitration clauses as void on the grounds that the arbitration clauses were contrary to public policy because they were procured through the unauthorized practice of law. In all three suits, the circuit court concluded that a plaintiff’s claim that a defendant engaged in the unauthorized practice of law can never, as a matter of matter of state law, be referred to arbitration. The Supreme Court reversed, holding that any state-based rule that prohibits outright the arbitration of a particular type of claim is preempted by the Federal Arbitration Act. View "Geological Assessment & Leasing v. O'Hara" on Justia Law

The complex issues at issue in these three consolidated appeals revolved around four overlapping leases to extract oil and gas from land owned by Plaintiff. Each lease contained an arbitration clause. Plaintiff filed the instant case against Defendants seeking a declaration as to which lease was controlling as to which defendants and seeking damages from Defendants. The circuit court entered an order voiding two of the four leases, addressing the substantive terms of two other leases, and compelling the parties to arbitrate any remaining claims by Plaintiff. The Supreme Court affirmed in part and reversed in part, holding that the circuit court (1) properly found the arbitration clause in one lease to be unenforceable and correctly ruled that the entire lease was unenforceable; (2) erred in compelling certain defendants to participate in arbitration under the terms of a second lease but did not err when it made findings of fact and conclusions of law that addressed the substance of Plaintiff’s claims regarding that lease; (3) erred in voiding a third lease, and its included arbitration clause, in violation the doctrine of severability; and (4) erred in its substantive rulings interpreting a fourth lease, as the court should have referred questions about the lease to arbitration. View "Chesapeake Appalachia, LLC v. Hickman" on Justia Law

Mid-Atlantic Systems of CPA, Inc. hired Appellee David Socko in March 2007 as a salesperson. Socko executed a two-year employment contract containing a covenant not to compete. In February 2009, Socko resigned from his employment with Mid-Atlantic, but the company rehired him four months later, in June 2009. At his time of rehire, Socko signed a new employment agreement containing another two-year covenant not to compete. While still employed by Mid-Atlantic, in 2010, Socko signed a third, more restrictive “Non-Competition Agreement,” which, by its terms, superseded all prior agreements. Pursuant to the Agreement (at issue in this appeal), Socko was not permitted to compete with Mid-Atlantic for two years after the termination of his employment in any of the locations Mid-Atlantic did business: Connecticut, the District of Columbia, Delaware, Maryland, New Jersey, Pennsylvania, New York, Virginia, and West Virginia. The Agreement also expressly provided for the application of Pennsylvania law, and stated that the parties intended to be “legally bound.” The issue this case presented for the Pennsylvania Supreme Court’s review was one of first impression: whether the enforcement of an employment agreement containing a restrictive covenant not to compete, entered into after the commencement of employment, could be challenged by an employee for a lack of consideration, where the agreement, by its express terms, stated that the parties “intend to be legally bound,” which language implicated the insulating effect of the Uniform Written Obligations Act (“UWOA”). After review, the Supreme Court concluded that an employee was not precluded from challenging such an agreement executed pursuant to the UWOA. View "Socko. v. Mid-Atantic Systems of CPA, Inc." on Justia Law

Steven Cohen met John Raymond when Raymond began dating Cohen’s stepdaughter, Molly, whom Raymond eventually married. Cohen owned a successful scrap metal company and offered Raymond a job. Cohen knew a broker and private wealth manager at Merrill Lynch, and Cohen testified that he wanted to help Raymond learn about investment through that broker. To set up an investment account, Merrill Lynch required a minimum deposit of $250,000. Cohen deposited this amount into an account in Raymond’s name, later testifying at trial that he considered the money to be “seed money” for a business that he planned to open with Raymond. Although Raymond testified that he never intended to go into business with Cohen, the trial court found that “the parties had decided to enter the recycling business together.” Raymond and Molly decided to divorce. Raymond then withdrew $50,000 from the Merrill Lynch account, which he used for “personal purposes.” Upon learning of the divorce and withdrawal, Cohen demanded that Raymond repay him the $250,000, and then sued Raymond in superior court. Cohen claimed that the money was a loan, and that he was entitled to repayment with interest at 5% or 6%. In the alternative, Cohen claimed that Raymond had been unjustly enriched, and that he was entitled to restitution. In his argument on unjust enrichment, Cohen suggested, for the first time, that the $250,000 was a conditional gift. Cohen, appealed the trial court’s ruling that the $250,000 deposited into the investment account was an unconditional gift. Cohen argued, among other things, that the trial court erred by: (1) finding that the $250,000 was an unconditional gift, rather than a loan or a conditional gift; and (2) presuming that the $250,000 was a gift, thereby placing the burden on Cohen to show that it was not a gift. The New Hampshire Supreme Court vacated and remanded: Raymond was Cohen’s son-in-law, thus, the gift presumption did not apply, and the burden should have been on Raymond to prove that Cohen intended to give him the $250,000 as a gift. View "Cohen v. Raymond" on Justia Law

Keizer Trailer Sales, Inc., which was insured by Continental Western Insurance Company (CWIC), sold three trailers to James Black. The installment purchase agreement stated that Keizer would remain the owner of the trailers under the purchase price was paid in full. Black was subsequently involved in an accident while pulling a Keizer trailer that resulted in one fatality and multiple injuries. Wrongful death and negligence claims were filed against Black and his business. CWIC filed a complaint for declaratory judgment seeking a declaration that the commercial and umbrella policies it issued to Keizer on the trailer involved in the accident did not provide coverage for the claims arising from Black’s accident. The district court ruled against CWIC, concluding that Black was insured under the policies’ omnibus clauses because he was driving a vehicle owned by Keizer with Keizer’s permission. The Supreme Court affirmed, holding that because Keizer retained ownership of the trailers, and because Black’s use of the trailers was with Keizer’s permission, coverage was available under the omnibus clauses of Keizer’s CWIC policies. View "Continental W. Ins. Co. v. James Black, JJ Bugs, Ltd." on Justia Law

Defendants-counterclaimants Jeanmarie Leonard and Carol Sayour appealed the grant of summary judgment on their counterclaims in favor of plaintiff Jennifer Weinstein and third-party defendants, Lloyd Weinstein, plaintiff’s husband, and his law firm, The Weinstein Group, P.C. This case started in an application for a permit to construct a barn made by defendants in May 2012. Defendants received a zoning permit from Manchester’s zoning administrator allowing them to construct a barn on Lot #10. Pursuant to the Declaration for Rocking Stone Farm, defendants received a waiver from the Homeowner’s Association. Plaintiff appealed the permit to the Manchester Development Review Board (the “DRB”). The DRB affirmed the grant of the permit. Defendant Leonard and her husband were walking along Lot #10 with a landscape contractor when plaintiff began yelling at them from her upstairs window. Plaintiff then left her home and entered Lot #10, accompanied by a “very large dog.” Despite being asked to leave, she physically confronted the Leonards, who eventually left the lot. Two days later, plaintiff filed an appeal of the DRB’s decision to the Environmental Division of the Superior Court. Plaintiff, a trained attorney, initially represented herself, but Mr. Weinstein and his law firm, The Weinstein Group, P.C., entered an appearance as counsel for her. Both the Association and counsel for defendants advised plaintiff by letter that her opposition to the barn permit constituted a violation of the Non-Interference Clause of the Declaration, which provided that each owner of a lot in Rocking Stone Farm agreed “not [to] take any action to contest or interfere with any development in the Community so long as such development is consistent with the Land Use Approvals.” The Environmental Division rendered judgment in favor of defendants. Plaintiff appealed that decision to the Supreme Court. Shortly thereafter, Plaintiff also filed suit against defendants in superior court with a ten-count complaint, alleging, among other things, that the Declaration had been breached by defendants’ construction of the barn. Defendants filed counterclaims against plaintiff for trespass, civil assault, breach of contract, tortious invasion of privacy, as well as abuse of process and third-party claims against Mr. Weinstein and his law firm for abuse of process and breach of contract. Finding no reason to disturb the trial court’s grant of summary judgment as it did in plaintiff’s favor, the Supreme Court affirmed. View "Weinstein v. Leonard" on Justia Law