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Outline - Contracts II - DR
Outline - Contracts II - DR
Compensatory damages
e. Efficient Breach 3: An Alternative Analysis?
II. Damages
a. Real Property Ks (Buyer’s Breach)
i. Seller’s standard remedy: (K price) – (FMV)
ii. Alternative remedy: (K price) – (foreclosure sale price)
1. Where standard remedy would not fully compensate seller
2. E.g. American Mechanical (B knew that foreclosure sale would be
likely)
iii. -Seller has duty to mitigate damages (general rule)
iv. American Mechanical Corp v. Union Machine Co.
1. P sells land and equipment to D. P in bad financial shape, and D knows
it. P under pressure from the bank. K price for the land is 135K – then,
the bank forecloses. Foreclosure sale price is 90K. Seller has lost 45K
because of the breach and difference in value
2. Assigned to help learn the expectation measure of damages
3. Damages were foreseeable to the buyer – Hadley v. Baxendale!
4. Standard measure is not what the seller gets – instead, gets an alternative
rule, an exception. Exception used when standard remedy doesn’t
compensate
5. -There was a duty to mitigate, but nothing the seller could do.
a. Was unable to secure another purchaser. The bank moved
quickly to take possession, and the property was not of the kind
that there would be a ready market. Couldn’t avoid foreclosure
b. Construction Ks (Breach by Homeowner)
i. Contractor’s standard remedy:
1. (K price) – (cost of completion) – (payments received)
ii. New Era Homes Corp. v. Engelbert Forster
1. NEH contracted to make renovations to D’s home. 150 for signing the K,
1K for delivery and starting work, 1.5K after carpentry and plumbing,
and 425 after the job was completed. D makes first two, but after NEH
does step 3, D refuses to pay. D admits breach, but says you’re only
entitled to would it could show it actually lost, not the 1.5K
2. P wants it to be divisible, but it’s not.
a. Divisibility depends on intention/interpretation
b. Here, this K had progress payments, they weren’t looking at it as
pairs of part performances
c. The total price was consideration for the whole work, just
scheduled payments convenient to the parties based on the words
the parties used
d. Why would signing your name be worth $425? Would be writing
the K for them if these were separate deals
c. UCC § 1-305(1) – Remedies to be Liberally Administered
i. Remedies “shall be liberally administered to the end that the aggrieved party may
be put in as good a position as if the other party had fully performed but neither
consequential or special nor penal damages may be had except as specifically
provided in this Act or by other rule of law.”
1. First part – trying to compensate. That’s the goal
2. Second part – seller doesn’t get consequential damages, but the buyer
can
3. What this means – the seller could resell and get damages under 2-708,
but only to the extent that he is fully compensated! The damages
provisions are cumulative
d. UCC § 2-703 – Seller’s Remedies in General (outlines seller’s remedies)
i. Where the buyer wrongfully rejects or revokes acceptance of goods or fails to
make a payment due on or before delivery or repudiates . . . the aggrieved seller
may: (can elect to do any of these things, resell and get damages)
1. (a) withhold delivery of such goods;
2. (d) resell and recover damages (as provided in § 2-706);
3. (e) recover damages for non-acceptance (§ 2-708) or in a proper case the
price (§ 2-709);
4. (f) cancel.
e. UCC § 2-706(1) – Seller’s Resale
i. The seller may resell the goods to another buyer.
ii. Where the resale is made in good faith and in a commercially reasonable manner,
the seller may recover
1. The difference between the resale price and the contract price
a. (K price) – (resale price)
2. Together with any incidental damages
3. But less expenses saved in consequence of the buyer’s breach
iii. Assumption: (K price) > (resale price) – if not, would not be consistent with § 1-
305(1) which only intends to compensate a party. Also, market probably went
down and that’s why the buyer is breaching
iv. Most of the time, the seller will resell. It’s the normal, rational thing to do
f. UCC § 2-708(1) – Seller’s Damages for Non-acceptance or Repudiation
i. Subject to 2-708 subsection (2) [re lost profits]
ii. The measure of damages for non-acceptance or repudiation by the buyer is
1. The difference between the market price at the time and place for tender
a. (K price) – (mkt price at time and place for tender)
i. Tender = delivery
2. Together with any incidental damages (provided in 2-710)
3. But less expenses saved in consequence of the buyer’s breach
iii. Assumption: (K price) > (mkt price)
1. The market has probably dropped, that’s why the buyer is breaching
iv. Implicit mitigation requirement
g. UCC § 2-709(1)(b) – Action for the Price
i. (1) When the buyer fails to pay the price as it becomes due, the seller may
recover the price
1. (b) of goods identified to the contract
a. If the seller is unable after reasonable effort to resell them at a
reasonable price OR
b. The circumstances reasonably indicate that such effort will be
unavailing
2. Seller may also recover incidental damages under 2-710
h. Hypo
i. Papa Mo sells sandals. Ks with a retail buyer to sell 200 sandals at $6 a pair for
1.2K total price payment on delivery. Mkt value is 1.1K. Buyer rejects because
the market falls to 1K.
ii. Can he resell? Yes.
iii. Can he sue for damages? Sure.
iv. What if the sandals are specially manufactured? Can get 2-709 price.
i. UCC § 2-708(2) – Profit Remedy (Lost Volume Seller)
i. If the measure of damages under 2-708(1) are inadequate to put the seller in as
good a position as performance would have done, then the measure of damages is
the profit (including reasonable overhead) which the seller would have made
from full performance by the buyer
1. Together with any incidental damages (2-710)
2. Less payments received (of resale?)
ii. Profit = (K price) – (cost to S)
iii. S could potentially keep the profits of the resale and recover the profit that would
have been made on the first sale?
j. The Lost Volume Seller
i. Typical sale:
1. Limited supply; S cannot sell cars both to B1 and B2
2. S could not have resold to B2 if B1 had not breached
ii. Lost volume seller:
1. Unlimited supply; S has capacity to sell cars both to B1 and B2 (and to
anybody else who wants one)
2. If B1 had not breached, S could have sold cars to both of them
k. Employment K – Breach by Employer
i. Employee’s recovery =
1. salary agreed for the period of service, minus
2. Amount that employer affirmatively proves employee has earned or with
reasonable effort might have earned from other employment
ii. Comparable or substantially similar employment?
iii. Shirley Maclaine Parker v. Twentieth Century-Fox Film Corp.
1. Employer K’d to pay employee 750K to star in a musical called Bloomer
Girl. Studio decided not to make it, and offered her a starring role in a
Western, Big Country, Big Man, for the same money. She declined and
sued for her OG money
2. Here, employer could not show that the other employment was
comparable, or substantially similar, to that of which the employee has
been deprived
3. Big Country was “different or inferior” to Bloomer Girl, the studio’s
mitigation defense was rejected
iv. Implicit mitigation requirement?
l. Construction K – Breach by Contractor
i. Standard measure: cost to complete or repair the faulty construction
ii. Alternative measure: diminution in mkt value of the property
1. Where the contractor has substantially performed & completion/repair
damages would be grossly disproportionate!
a. Jacob and Youngs v. Kent!! And Peevyhouse
iii. Rivers v. Deane
1. Deane (D) was contracted with to construct an addition to P’s home. D
performed faulty construction that could only be corrected with
substantial additional work
2. Cardozo’s alternative rule inappropriate here, because the D deviated
seriously from the K. Wasn’t just a slight variation
m. Peevyhouse v. Garland Coal & Mining Co.
i. Ma and Pa Peevyhouse owned a farm w/ coal deposits. The leased land to D to
extract coal and perform strip mining. Also, upon completion of the work, they
would have to perform certain restorative and remedial actions to the farm
property, which they failed to do.
ii. Leaving their property with a big hole in it only decreased the property value by
$300, even though it would cost 25K-29K to fix it.
1. This cost is totally disproportionate! Unlikely that a reasonable
landowner would spend 29K to increase the value of a piece of land by
$300
2. Damages would be so excessive here, would cause unreasonable
economic waste
iii. The centerpiece of the K was digging the hole and extracting coal, not to fix the
property back up
1. The breach here was only incidental!
2. Where the K provision breach was merely incidental to the main purpose
in view [to recover coal], and where the economic benefit which would
result to lessor by full performance is grossly disproportionate to the cost
of performance, the damages which lessor may recover are limited to the
diminution in value resulting to the premises because of the non-
performance
n. American Standard, Inc. v. Harold Schectman
i. American Standard owned property that had been the site of various industrial
operations. They decided to sell the property for 275K. K’d with D to demolish
structures, remove equipment, and grade the property as specified. D failed to
complete the work to grade the property
ii. D argued that, at most, we should only have to pay $3K, that’s what the value of
the property diminished by b/c P sold it for only 3K less than FMV. P gets a jury
verdict for 90K, the cost to complete the grading work
iii. Even though there was a big difference, the cost of completion in the correct
measure of damages.
iv. (1) Contrasted from Peevyhouse – not an incidental breach in the way filling the
hole was. No substantial performance here, not incidental to their goal of selling
the property
v. (2) This was a willful breach so not an innocent transgressor!
o. UCC § 2-711(1) – Buyer’s Remedies in General
i. Where the seller fails to make delivery or repudiates, or the buyer rightfully
rejects the goods or justifiably revokes acceptance . . . the buyer may cancel and
1. (a) “cover” and get damages under 2-712, or
2. (b) get damages for non-delivery under 2-713
ii. Assuming: cover price is higher b/c seller will breach when the market goes up
p. UCC § 2-712 – Cover
i. (1) The buyer may cover by making in good faith and without unreasonable
delay any reasonable purchase of goods in substitution for those due from the
seller
ii. (2) The buyer may recover from the seller as damages
1. The difference between the cost of cover and the contract price
a. (cover price) – (K price)
2. Together with any incidental and consequential damages (2-715)
iii. (3) Failure of the buyer to effect cover within this section does not bar him from
any other remedy
q. UCC § 2-713(1) – Buyer’s Damages for Non-delivery or Repudiation
i. The measure of damages for non-delivery or repudiation by the seller (buyer’s
damages) =
1. The difference between the market price at the time when the buyer
learned of the breach and the contract price
a. (mkt price at time B learns of breach) – (K price)
2. Together with any incidental or consequential damages (2-715)
3. But less expenses saved in consequence of the seller’s breach
ii. Implicit mitigation requirement
r. UCC § 2-714 – Buyer’s Damages for Breach in Regard to Accepted Goods
(buyer can keep non-conforming goods and still get a remedy)
i. (2) The [standard] measure of damages for breach of warranty is
ii. The difference at the time and place of acceptance between the value of the
goods accepted and the value they would have had if they had been as warranted
1. Standard measure = (value as warranted) – (value as accepted)
iii. Unless special circumstances show proximate damages of a different amount
iv. (3) Buyer may also recover consequential (and incidental) damages
s. UCC § 2-715(2) – Buyer’s Incidental and Consequential Damages
i. [Buyer’s] consequential damages resulting from the seller’s breach include:
1. (a) any loss resulting from general or particular requirements and needs
of which the seller at the time of contracting had reason to know and
which could not be reasonably prevented by cover or otherwise; and
a. -First part is Hadley, -second part says if the buyer doesn’t try to
cover, they can’t get consequential damages
2. (b) injury to person or property proximately resulting from any breach of
warranty
1. Most of the time, it’s a right to payment transfer. Simons owns the right
to payment from Deeg after Movs assigned it to him. Movs owned it, but
gave it to Simons, so now Deeg owes the duty to Movs, not to Simons\
2. Assignor gets nothing in exchange from the assignee.
iii. Assignment (for value)
1. Account receivable = the right to payment under a K
2. Assign to the bank my right under the K (to receive money over time
form the AR) in exchange for money from the bank now
3. Assignment for value: Assignor gets something in exchange from the
assignee.
iv. In both hypos, a third-party assignee now owns the right, not Movsesian
v. History: Common-law courts were originally suspicious of assignment because
of “maintenance and champerty.” Assignment could promote frivolous litigation
and speculation in Ks. But, the courts of equity allowed it, and the common-law
courts of law began to accept it too.
1. Assignment is standard today. With the growth of a large-scale credit
economy it’s required
vi. An assignment is a transfer, not a promise. So, it doesn’t have to be supported
by consideration. It’s different if you promise to assign your right to someone
else at a future date!
1. Assignment w/o consideration is also revocable by the assignor. (e.g.
Movs can revoke the gift to Simons, and his rights are extinguished)
2. In contrast, an assignment for value is generally not revocable
vii. See Rest. 2d § 317?
viii. UCC § 2-210(2) – Assignment of Rights
1. Unless otherwise agreed - all rights of seller or buyer can be assigned
except where [assignment would]
a. Assignment would materially change obligor’s duty or
b. Increase materially the burden or risk imposed on obligor by K
or
c. Impair materially obligor’s chance of obtaining return
performance
2. Common thread: there is a material, adverse impact on the obligor
3. This applies to the sale of goods, but these Article 2 rules are also
applied outside of Article 2 in common-law
ix. Presumption:
1. Parties can freely transfer their rights under a K.
x. Exceptions:
1. (1) Unless the K says so
2. (2) A material adverse effect under § 2-210(2)
3. (3) public policy exceptions and statutory
xi. General Rule: In the absence of a statute that provides to the contrary, a K
clause that prohibits assignment is enforceable and assignment is void
1. Allhusen v. Caristo Construction Corp. (1952) NY CoA
2. D hired Kroo. There was a clause that forbid assignment of the K or any
money paid without written permission. Kroo assigned it without
permission, and D rightfully refuses to pay
3. Freedom of K rationale, parties can do this if they want
4. “clear language was used,” plain words
xii. Rule: even if a K says explicitly the right to payment under a K can’t be
assigned, it can.
1. Owen v. CAN Insurance/Continental
2. Owen was a tort victim. Received settlement payments with a clause in
the K that prohibited assignment. She tried to assign, company said nah
3. UCC § 9-318(4) – “A term in any K between an account debtor and an
assignor is ineffective if it prohibits assignment of an account . . .”
a. Statute says attempt to block an assignment of the right to
payment is ineffective. Cannot prohibit the transfer on the right
to payment under § 9-318(4)
4. Therefore, this statute preempts § 2-210(2)!
xiii. If the obligor continues to make payment to the assignor, after having notice
[of transfer to an assignee], the obligor will still have to make the second
payment [to the assignee]
1. Continental Purchasing Co. v. Van Raalte Co. (1937) NY
2. Potter assigned her wages to Continental, D acknowledged the
assignment and proposed a modified payment scheme, and D made
several payments to the assignee, then started making them to the
assignor
3. Too bad, so sad, you’re still gonna have to pay the assignee. They
acknowledged the validity of the transfer at first and payed them!
xiv. Public Policy exceptions
1. Most states prohibit wage assignments (Continental is an old case)
2. Cannot assign a K against the government
xv. An assignee stands in the shoes of the assignor
1. Good for him. Gets benefits
2. But, the assignee takes subject to whatever defenses the obligor had
against the assignor
3. Any defenses the obligor could assert against the assignor, he can now
assert against the assignee! (e.g. fraud, duress, impracticability)
4. Any recourse?
a. Depends on whether the assignor made a warranty on his
assignment, or disclaimed the warranty
b. “My right is clear, no defenses” – then if there were defenses,
could probably sue the assignor
c. *Some courts say that even without an express warranty, an
assignment for value may create an implied warranty that there
are no defenses
xvi. Remember, now the assignee can sue the obligor if they breach
c. Delegation of Duty
i. Some third-party, not involved in the K, that somehow benefits from the K
ii. The creditor beneficiary
1. Simons performs to Deeg to repay Movs’ debt
iii. The donee beneficiary
1. To give a gift, mince pies to Deeg
iv. Either way, Deeg can sue Simons if he doesn’t perform
v. General Rule
1. Intended beneficiaries can enforce the K, incidental beneficiaries
cannot.
2. Did the parties, when they made the K, intend to confer a benefit on a
third-party?
3. If the K shows the parties intended to confer a benefit, then that party can
sue. A lot of people are affected by Ks, have to draw the line somewhere
vi. Rest. 2d § 302 – Intended Beneficiaries
1. Recognition of beneficiaries’ right to performance is appropriate to
effectuate the intention of the parties and either
a. Performance will satisfy an obligation of promisee to pay money
to the beneficiary
i. The creditor beneficiary
b. Circumstances indicate the promisee intends to give the
beneficiary the benefit of the performance
i. The donee beneficiary
vii. KMART Corp. v. Balfour Beatty, Inc.
1. K b/w BBI and TPL for construction work on shopping center, to design
and build it. Roof gets destroyed b/c of negligence. Can KMART sue?
2. Yes, KMART was an intended beneficiary
a. The language shows an intent to bestow a benefit on KMART.
Construction schedules to their requirements, drawings
submitted to them, warranties to be executed in their favor
viii. One last issue K modification between the original parties
1. Can the parties change the K in a way that diminishes value to the TP?
Can the TP sue? What if Deeg starts getting less mince pies?
2. *It depends on when the rights vest, and what jurisdiction you’re in:
a. Rights vest as soon as the K is made
b. Rights vest when the TP learns of the K and assents to it (e.g.
accepting the pies)
i. Tweeddale v. Tweeddale?
c. Rights vest when the beneficiary relies on the K
3. Rest. 2d § 311 – Vesting (a combination of 2 and 3 above)
a. Power to modify or discharge the agreement terminates when the
beneficiary, before he receives notification of the discharge or
the modification,
i. Materially changes his position in justifiable reliance on
the promise
ii. Brings suit on it or
iii. Manifests assent to it at the request of promisor or
promisee
e. Bye-bye
i. The Phantom Tollbooth