Justia Contracts Opinion Summaries

The Halims own named WR Property Management. The company’s predecessor had contracted to buy natural gas from CES for the Halims’s 41 Chicago-area rental properties. CES delivered, but the company stopped paying and owed about $1.2 million when CES cut off service and filed suit. An Illinois court awarded $1.7 million, including interest and attorney fees. The company did not pay; the Halims had transferred all of its assets to WR. CES filed a diversity suit under the Illinois Fraudulent Transfer Act. The district court granted CES summary judgment and entered a final judgment for $2.7 million on fraudulent‐conveyance and successor‐liability claims. The Seventh Circuit affirmed, stating: “If the Halims are wise, they will start heeding the adage: if you’re in a hole, stop digging.” View "Centerpoint Energy Servs., Inc. v. WR Prop. Mgmt., LLC" on Justia Law

Greving has lived and farmed in southeastern Wisconsin since 1971. In 2003 he began contracting to sell his grain to Northern Grain, an Illinois-based grain buyer. Northern Grain claimed that Greving repudiated several contracts formed years after the parties first began contracting and sought almost $1 million in damages. When Greving refused to arbitrate, Northern Grain sought an order compelling arbitration. The Illinois district court dismissed for lack of personal jurisdiction. The Seventh Circuit affirmed. Greving lacks minimum contacts with Illinois that would permit the district court, consistent with the due process clause, to exercise specific personal jurisdiction over him. Greving only set foot in Illinois once, to attend a seed-corn meeting in 2003, months before the parties entered into the first of their contracts, where he met Wilson, who became his contact with Northern Grain. Even assuming that his attendance at the meeting would enter the “personal-jurisdiction calculus for the later-formed contracts at issue,” there is no indication that Greving attended the meeting in an effort to find grain buyers. Virtually everything else about Greving’s contractual relationship with Northern Grain was based in Wisconsin. View "N. Grain Mktg., LLC v. Greving" on Justia Law

A commercial tenant (Tenant) remained in possession of property for over ten years after Tenant lost its lease when the property was sold through foreclosure. The new owner (Owner) continually insisted that Tenant vacate the premises, and Tenant ultimately conceded that it had become a tenant at sufferance. Owner filed suit against Tenant, alleging claims for breach of the terminated lease, for trespass and other torts, and for violations of the Texas Deceptive Trade Practices-Consumer Protection Act (DTPA). The trial court entered summary judgment for Tenant on all claims. The court of appeals reversed and remanded in part. The Supreme Court affirmed in part and reversed and remanded in part, holding (1) a tenant at sufferance cannot be liable for breach of a previously terminated lease agreement; (2) a tenant at sufferance is trespassing and can be liable in tort, including tortious interference with prospective business relations; (3) Tenant in this case could not be liable under the DTPA; and (4) Owner in this case could not recover attorney’s fees under the Texas Uniform Declaratory Judgments Act. View "Coinmach Corp. v. Aspenwood Apartment Corp." on Justia Law

In late 2005 or early 2006, Corey Culverhouse began constructing a house for himself on a five-acre lot in Hartford. He obtained a policy from Alfa Mutual Insurance Company to insure the house during the remainder of the construction process and after construction was completed. In 2009, a minor fire damaged the kitchen of the house. Culverhouse submitted a claim to Alfa, which paid for a remediation company to clean and repair the smoke damage caused by the fire. During this process, Culverhouse moved out of the house and into a barn on his property. After about two weeks of living in the barn, Culverhouse moved into a house he was constructing for eventual sale across the road from his house. Later that year, another fire damaged the house. This time, the fire could not be extinguished, and the house, its contents, and an adjacent swimming pool were completely destroyed. Culverhouse promptly informed Alfa. Alfa immediately questioned the Culverhouse's claim because he had not submitted with his claim an inventory of the contents of the house and supporting documentation, and he had not submitted any evidence supporting the large claim he had submitted for loss of use in the two-month period prior to the second fire. Culverhouse ultimately sued Alfa for payment of the claim. A hearing on the summary-judgment motion was held on in 2013, and the trial court granted Alfa's motion and dismissed each of Culverhouse's claims; the trial court also dismissed an Alfa counterclaim as moot. Culverhouse thereafter retained a new attorney and, on moved the trial court to alter, amend, or vacate its order. The trial court granted Culverhouse's motion in part and amended its summary-judgment order so as to exclude Culverhouse's breach-of-contract claim from the judgment, leaving it as the only remaining claim in the case. Alfa's argument on appeal did not relate to the merits of Culverhouse's breach-of-contract claim. Rather, it concerned only whether the trial court acted properly by amending its summary-judgment order to resurrect that claim in response to Culverhouse's motion to alter, amend, or vacate the judgment pursuant to Rule 59(e). Finding no reversible error, the Supreme Court affirmed the trial court's decision. View "ALFA Mutual Insurance Co. v. Culverhouse " on Justia Law

Roger Sundsbak, George Bitz and Northern Livestock Auction appealed a district court judgment granting Craig Anderson's motion for summary judgment and denying Northern Livestock's motion to amend their counterclaim. Anderson was First Western Bank & Trust's assignee. Northern Livestock argued the district court erred as a matter of law by entering summary judgment in favor of Anderson, by failing to enter summary judgment in favor of Northern Livestock's counterclaim for specific performance and by failing to provide sufficient findings of fact and conclusions of law to allow judicial review of its decision denying Northern Livestock's cross-motion for summary judgment. Finding no reversible error, the Supreme Court affirmed. View "Anderson v. Zimbelman" on Justia Law

This case stemmed from an employment discrimination suit filed by appellant against the Navy. The Navy subsequently offered a stipulation of Settlement (the "Agreement"). After concluding that specific performance of the Agreement was no longer practicable, appellant sought nearly a million dollars in damages and attorney's fees. The court held that a settlement agreement embodied in a consent decree was a contract under the Tucker Act, 28 U.S.C. 1346(a)(2), and transferred the case to the Court of Federal Claims. Accordingly, the court vacated the district court's order dismissing the motion to enforce and remanded with instructions to transfer to the Court of Federal Claims. View "Franklin-Mason v. Mabus, Jr." on Justia Law

The issue before the Supreme Court in this case centered on alternative legal and equitable claims for damages and a constructive trust on real property that arose from the same breach of fiduciary duty. The primary issue on review was whether plaintiff's election of the equitable constructive trust remedy was foreclosed by a jury determination that plaintiff's damages for the breach of fiduciary duty were $1. The Court concluded that the trial court properly permitted plaintiff to elect its equitable remedy. View "Evergreen West Business Center, LLC v. Emmert" on Justia Law

Plaintiff-hospital engaged Defendant to undertake demolition in a basement room at the hospital. Defendant hired brothers Luis and Gerardo Lema, undocumented aliens not legally employable in the United States. The Lemas were injured while performing the work and sued the hospital for violations of the state’s Labor Law. Supreme Court granted the Lemas summary judgment on liability. The hospital, meanwhile, brought this action for common-law and contractual contribution and indemnification against Defendant to recover damages incurred in the Labor Law litigation with the Lemas. Supreme Court granted Defendant’s motion to dismiss on the ground that the complaint did not state a cause of action, reasoning that N.Y. Workers’ Comp. Law 11 barred the hospital’s action. In so holding, the court determined that non-compliance with the Immigration Reform and Control Act (IRCA) did not deprive Defendant of the protection of section 11. The Appellate Division affirmed. The Court of Appeals affirmed, holding that Defendant was entitled to the safe harbor in section 11 because the Lemas did not suffer grave injuries, there was no preexisting agreement for contractual contribution or indemnification, and the hospital did not contend that IRCA preempts section 11. View "N.Y. Hosp. Med. Ctr. of Queens v Microtech Contracting Corp." on Justia Law

Plaintiff had a $1 million insurance policy from Defendant on an office building. On February 23, 2007, the building was severely damaged in a fire. Defendant paid Plaintiff the actual cash value of the destroyed building in the amount of $757,812 but withheld the cost of replacing the destroyed property until Plaintiff could replace the property. The replacement building was completed in October 2010. Plaintiff brought an action against Defendant seeking payment of the unpaid portion of the policy limits. The U.S. district court granted Defendant’s motion to dismiss, concluding that the policy barred any suits commenced more than two years after the date of the damage and that the two-year limitation period was reasonable. The Court of Appeals answered a question from the Second Circuit Court of Appeals and held that such a contractual limitation period, applied to this case in which the property could not reasonably be replaced in two years, was unreasonable and unenforceable. View "Executive Plaza, LLC v. Peerless Ins. Co." on Justia Law

Downing, Thorpe & James Design, Inc. (DTJ) was an architectural firm incorporated in Colorado. Thomas Thrope, one of DTJ’s three founding principals, was allowed to practice individually as a foreign architect in Nevada, but DTJ was not allowed to practice as a foreign corporation in Nevada. In 2004, DTJ contracted with a Nevada developer to provide architectural services for a Las Vegas subdivision owned by Prima Condominiums, LLC (Prima). Prima obtained a loan from First Republic Bank in exchange for a promissory note secured by a deed of trust on one of the subdivision’s units. After Prima defaulted on its payments, DTJ recorded a notice of mechanic’s lien against the property for unpaid services. First Republic then foreclosed and purchased the property. DTJ subsequently brought an action against First Republic for lien priority and unjust enrichment. The district court granted summary judgment for First Republic. The Supreme Court affirmed, holding (1) because DTJ had failed to comply with Nevada’s statutory registration and filing provisions, it was barred from maintaining an action in Nevada for compensation for its architectural services; and (2) Thorpe’s individual status had no bearing on whether DTJ could bring or maintain an action for compensation for its services. View "DTJ Design, Inc. v. First Republic Bank" on Justia Law