Justia Contracts Opinion Summaries

Eric Spannbauer, a police officer with the North Las Vegas Police Department, was asked to resign by the City Police Department Association. Spannbauer resigned, signing a letter of agreement prepared by the Department. Spannbauer later filed a complaint with the Employee-Management Relation Board (EMRB) against the Association, the City, and the Department, alleging multiple prohibited practices in violation of Nev. Rev. Stat. 288, including gender discrimination. The EMRB found that the City and Department had committed prohibited labor practices and that the Association had breached its duty of fair representation. The City and the Department petitioned the district court for judicial review, which the district court denied. The City, on behalf of itself and the Department, filed an appeal. The Supreme Court affirmed, holding that there was substantial evidence to support the EMRB's finding that the City and Department discriminated against Sannbauer on the basis of his gender in violation of Nev. Rev. Stat. 288.110(1)(f); and (2) the EMRB appropriately disregarded the resignation agreement, including the covenant not to sue, as there was substantial evidence that the agreement was a culmination of prohibited practices in violation of Nev. Rev. Stat. 288.270(1).

This litigation arose out of a contract between the parties in which PDNED agreed to transfer its rights to LHC to purchase shopping mall property from a third party. LHC alleged that, based on representations made by PDNED, LHC expected to lease the property to Lowe's Home Improvement. PDNED subsequently appealed a judgment entered on a jury verdict in favor of LHC. As a preliminary matter, the court held that it need not resolve the choice-of-law question where the parties agreed that, with a few exceptions, no material differences existed between New Hampshire and Texas law with regard to the case and the court's conclusions would be the same under either state's law. The court held that the purchase and sale agreement (P&S Agreement) precluded LHC's promissory estoppel claim because the agreement itself controlled the extent of PDNED's binding promises with regard to the purchase and sale of the property. The court also held that the district court did not err when it denied PDNED's motion to dismiss LHC's negligent and fraudulent misrepresentations claims as a matter of law where the evidence presented at trial was sufficient to support finding PDNED liable for negligent and fraudulent misrepresentations. The court also held that the jury's out-of-pocket award was the appropriate measure to compensate LHC for reliance costs but that lost profits were not an appropriate measure of damages for the fraudulent misrepresentations in this case. The court finally held that PDNED could not be considered the prevailing party in this litigation for purposes of the P&S Agreement's attorneys' fees provision. Accordingly, the court vacated the district court's judgment against PDNED on LHC's promissory estoppel claim and the jury's award in lost profits. The court affirmed the district court's judgment and the jury's award of out-of-pocket damages and the denial of PDNED's motion for attorney's fees.

Plaintiff owns 2,485 acres containing Indiana's only antebellum plantation and 2,000 acres of "classified forest," with endangered species habitats. A utility company has a lease for storing and extracting oil and natural gas on portions of the property. The Lease continues so long as "oil or gas is produced in paying quantities" or "the Property continues to be used for the underground storage of gas" and will terminate upon the utility's surrender or failure to make payments. The lease contains provisions to protect historic sites and to calculate damage to trees, requires notice of utility activity, and requires that the utility's use be "as minimally necessary." Plaintiff sought damages and to terminate the lease and evict the utility. The district court entered judgment for the utility, finding that a disagreement about the use of land was not an express reason for termination and that the lease specifically provided that damages were the proper remedy. Plaintiff dismissed the damages claim with prejudice to appeal the ejectment claim. The Seventh Circuit affirmed. Plaintiff did not show that damages are inadequate to compensate for the harm to its property.

Sellers entered an alleged contract with Buyer for the sale of property. After the parties failed to complete the sale, Buyer sued Sellers, seeking specific performance of the alleged contract. Buyer filed an amended complaint that added as a defendant Attorney, who had served as counsel for Sellers in the failed transaction, alleging fraud and other tortious conduct. Attorney filed a motion to substitute the district court judge, which the district court denied after finding Attorney's motion was untimely. At issue on appeal was whether Attorney qualified as a third-party defendant who possessed an independent right of substitution as opposed to a subsequently joined defendant. The Supreme Court reversed, holding (1) Attorney and Buyer qualified as adverse parties, and therefore, Attorney was a third-party defendant; and (2) Attorney timely filed his motion of substitution. Remanded.

Plaintiff, which owned a nuclear power plant, entered into the standard U.S. Department of Energy contract, under which DOE agreed to collect spent nuclear fuel (SNF) no later than 1998. DOE never began collecting SNF and has breached contracts nationwide. Massachusetts restructured the electric utility industry and, in 1999, the plant sold for $80 million; buyer agreed to accept decommissioning responsibilities for $428 million. The district court awarded $40 million for the portion of the decommissioning fund corresponding to projected post-decommissioning SNF-related costs attributable to DOEâs continuing breach. The court awarded the buyer $4 million in mitigation damages, including direct and overhead costs for new spent fuel racks and fees paid to the NRC. The Federal Circuit reversed in part and remanded. Plaintiff cannot recover damages under a diminution-of-value theory in a partial breach setting. The sale of assets does not alter the principle that when the breaching party has not repudiated and is still expected to perform, anticipated damages are not recoverable until incurred. A non-breaching party may recover from the government indirect overhead costs associated with mitigation and the costs of financing those activities.

Respondent Atlantic Coast Builders & Contractors, LLC brought an action against Petitioner Laura Lewis for negligent misrepresentation, unjust enrichment, and breach of contract.  In 2003, Petitioner, acting through a leasing agent, entered into a commercial lease whereby Respondent would lease from Petitioner property located in Beaufort County.  Although Petitioner represented in the lease that the property could lawfully be used for a building and construction office, the property was zoned "rural," meaning virtually all commercial uses were prohibited. Respondent occupied the property and made numerous alterations to it. A few months later, a Beaufort County zoning official served Respondent with notice and warning of two violations for Respondent's failure to obtain a certificate of zoning compliance before occupying the premises and its failure to obtain a sign permit before erecting a sign.  Respondent vacated the property, relocated its business, and ceased making rental payments. Respondent then instituted this action. Petitioner denied the allegations and made a counterclaim for breach of contract.  The master in equity entered judgment in favor of Respondent. The Court of Appeals affirmed, finding the master properly granted judgment in favor of Respondent. Upon review, the Supreme Court found that Petitioner did not appeal all grounds on which the master's judgment was based.  Namely, she did not challenge the determination that Respondent was entitled to recover based on unjust enrichment.  Accordingly, the Court affirmed the master-in-equity's and appellate court's decisions in favor of Respondent.

This appeal arose from the settlement of a class action where defendant paid substantial sums for res judicata protection from the claims of persons assertedly injured by the toxic emissions of an industrial plant. The monies were allocated among three subclasses, one of which was to receive medical monitoring. Upon the monitoring program's completion, substantial sums remained unused. The district court denied the settlement administrator's request to distribute the unused medical-monitoring funds to another subclass of persons suffering serious injuries. Instead, the district court repaired to the doctrine of cy pres and ordered that the money be given to three charities suggested by defendant and one selected by the district court. The court held that the district court abused its discretion by ordering a cy pres distribution in the teeth of the bargained-for-terms of the settlement agreement, which required residual funds to be distributed within the class. The court reversed the district court's order distributing the unused medical-monitoring funds to third-party charities and remanded with instructions that the district court order that the funds be distributed to the subclass comprising the most seriously injured class members.

Two brothers had a dispute over an alleged oral agreement relating to the care of their mother by which one brother agreed to give up part of his inheritance if the other brother would care for their mother. The trial court found that a valid agreement between the brothers had been reached. The court of appeals reversed on an issue that had not been raised at the trial court but which the court reached as part of its overall examination of the validity of the agreement. The Supreme Court affirmed, holding (1) the court of appeals cannot reverse the judgment of the trial court on an issue that was not specifically raised at the trial court, but (2) the court of appeals nevertheless reached the correct result because the parties' agreement was unenforceable under the statute of frauds, and thus, no action on it could be maintained.

In 2000, plaintiff sold 6600 acres of farmland for $16.35 million to an environmental organization, which wanted to restore it as an ecologically functional floodplain for the Illinois River. Plaintiff expressly warranted that there was no petroleum contamination. The organization discovered such contamination and sued. The district court awarded $800,000 in damages, some for a separate breach, failure to clean up livestock waste from lagoons. Plaintiff unsuccessfully appealed and filed suit against the local drainage district, which had a right of way and equipment on the land to pump surface waters into the river. The district stored petroleum in tanks; at least one was on the organization's land. The organization, wanting to restore the land as wetlands, turned off the pumps. The district court entered summary judgment for the district. The Seventh Circuit affirmed. A blameless contract breaker cannot invoke noncontractual indemnity to shift risk that he assumed in a contract. The suit is also barred by the economic-loss doctrine, based in part on concern with liability for unforeseeable consequences.

American Suzuki Motor Corporation petitioned the Supreme Court for a writ of mandamus to direct the circuit court to grant its motion to dismiss the claims filed against it by John Burns and Jill S. Hearn. Plaintiffs sued Defendants American Suzuki, several local dealerships and the dealerships' owner, alleging breach of contract based on Suzuki vehicle warranties, diminution in value of their vehicles, fraudulent misrepresentations, and unjust enrichment. Plaintiffs purported to bring the action on behalf of themselves and all members of a class composed of individuals who had purchased Suzuki vehicles from Defendants and had active warranties or service contracts on those vehicles. According to the complaint, new Suzuki vehicles carried a manufacturer's warranty, and that Defendants also sold purchasers of Suzuki vehicles extended warranties and maintenance agreements. In early March 2009, "the defendants closed dealerships ⦠and [that] there are no other Suzuki dealerships closer than Nashville, Tennessee, Murfreesboro, Tennessee, or Birmingham, Alabama, to perform service work on the warranted vehicles." As a result of the dealerships being closed, Plaintiffs alleged they were "constructively barred from obtaining warranty work on their vehicles." The complaint did not allege that Plaintiffs needed or sought service under the warranties on their vehicles or that any of the Defendants refused to honor the warranties on vehicles. American Suzuki filed a motion to dismiss alleging that Plaintiffs' claims should be dismissed for failing to state a claim upon which relief can be granted. Upon review, the Supreme Court reversed the trial court's denial of American Suzuki's motion to dismiss, and remanded the case to the trial court to enter an order granting American Suzuki's motion.