A & a Metal Buildings v. I-S, Inc.

274 N.W.2d 183, 1978 N.D. LEXIS 195
CourtNorth Dakota Supreme Court
DecidedDecember 6, 1978
DocketCiv. 9506
StatusPublished
Cited by27 cases

This text of 274 N.W.2d 183 (A & a Metal Buildings v. I-S, Inc.) is published on Counsel Stack Legal Research, covering North Dakota Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
A & a Metal Buildings v. I-S, Inc., 274 N.W.2d 183, 1978 N.D. LEXIS 195 (N.D. 1978).

Opinions

PAULSON, Justice.

The appellant, I-S, Inc., doing business as Underwood Redi-Mix [hereinafter I-S], appeals from the judgment of the Burleigh County District Court awarding five thousand six hundred sixty-six dollars and forty-one cents ($5,666.41) in damages and interest to A & A Metal Buildings [hereinafter A & A], after A & A paid I-S money owed by A & A’s subcontractor, Jake’s Concrete Company [hereinafter Jake’s], in order to secure release of the Demand for Payment and Notice of Intention to File a Lien [hereinafter Demand and Notice], on the Underwood Fire Hall, which was being constructed by A & A. The district court determined that I-S had contracted directly with Jake’s and that A & A was not liable for Jake’s debts; that I-S had improperly filed a Demand and Notice on the Underwood Fire Hall property; and that the money paid by A & A to get I-S’s Demand and Notice released and to enable A & A to receive payment from the Underwood Rural Fire Protection District [hereinafter Underwood Fire District] pursuant to its construction contract, was paid without consideration. Therefore, the court held that A & A was entitled to a judgment of $4,872.66, the amount which A & A had paid I-S, plus interest from the date on which the cause of action arose. We affirm.

On December 30, 1975, the Underwood Fire District awarded the contract for the construction of the new fire hall in Underwood to A & A. Financing for the project was arranged through the Farmers’ Home Administration [hereinafter FHA].

In early May of 1976, A & A began construction of the Underwood Fire Hall and subcontracted with Jake’s to do the concrete work on the project. Jake’s then contracted with I-S to have I-S supply the needed ready-mix concrete for the fire hall. I-S furnished Jake’s with concrete and other materials between May 25 and June 7, 1976, when the concrete work was finished.

On June 10, Jake’s issued a check to I-S for forty-four hundred forty-seven dollars and twelve cents ($4,447.12) in payment for [185]*185concrete and other materials supplied to him for the fire hall project. In return, Jake’s obtained a receipt and lien waiver from I-S. On June 11, A & A issued Jake’s a check for fifteen hundred dollars ($1,500) in partial payment for Jake’s concrete construction work. On June 14, the fire hall was inspected by the project’s architect who informed A & A that the driveway had been constructed improperly and would have to be removed and reconstructed. A & A stopped payment on its $1,500 check to Jake’s on the following day. Jake’s then stopped payment on its $4,447.12 check to I-S on June 17.

I-S received notice of Jake’s stop-payment order on June 17. Officers of I-S then contacted attorney William F. Lindell who suggested that I-S could file a mechanic’s lien against the owner of the property.

Between June 18 and June 23, two telephone calls were made between A & A and I-S. During the first telephone call Claire Ihringer of I-S told Kenneth Scherr of A & A that Jake’s had stopped payment on the check to I-S and requested that A & A pay Jake’s concrete bill. Scherr responded that A & A had not contracted with I-S for any concrete and that it was not responsible for Jake’s bills. According to Scherr, Ihringer then stated that I-S would file a mechanic’s lien against the owner if the concrete bill was not paid. Ihringer testified at the trial that he could not recall whether or not he had mentioned that I-S might file a lien.

Following the phone call, Kenneth Scherr consulted A & A’s attorney regarding lien laws. At trial, Scherr testified that during the second telephone call he informed Claire Ihringer that I-S could not legally obtain a lien and suggested that I-S check the lien laws. Ihringer could not recall whether or not Scherr informed him that I-S could not properly file a lien against the fire hall property.

On June 24, I-S served a Demand and Notice on A & A, Jake’s, the Underwood Fire District, and the FHA. The Demand and Notice, which stated that a lien would be filed if Jake’s’ bill was not paid within fifteen days, was filed with the clerk of the McLean County District Court on June 28. On that date, A & A’s attorney, Alfred C. Schultz, wrote I-S and demanded that suit be commenced within thirty days. Schultz also informed I-S that its Demand and Notice was not in compliance with § 35-27-02, N.D.C.C.

A & A was notified on the morning of July 7, 1976, that there would be a meeting that afternoon to close the loan on the fire hall. The meeting was attended by the architect of the project, a representative of the Underwood Fire District, two representatives of the FHA and Kenneth Scherr of A & A.

At the meeting, A & A was informed that the project had to be approved by the FHA that afternoon in order for the loan to be completed. The FHA, on the advice of its attorney, refused to close the loan until the Demand and Notice was removed. If the loan was not closed on that day, the loan money would have been returned to the FHA office in St. Louis and the Underwood Fire District would have had to reapply after the Demand and Notice was removed. Testimony at trial indicated that the reapplication process would take a minimum of thirty days.

A & A was under substantial pressure to pay I-S the money owed to it by Jake’s in order to get the Demand and Notice released. If the loan failed to be closed, A & A would not have received twenty-five thousand dollars ($25,000) due under the construction contract for at least thirty days until reapplication could be made. A & A needed the money to meet its payroll and to obtain discounts on materials purchased for the project by paying its bills by the tenth of the month. A & A had contacted its attorney for advice but the attorney was out of town. Although A & A orally objected at the meeting that it was not responsible for Jake’s bills and owed I-S nothing, A & A agreed to pay the money owed to I-S by Jake’s in return for a release of the Demand and Notice so the FHA loan would be approved and A & A would be paid its $25,000 due under the contract.

[186]*186A & A paid I-S four thousand eight hundred seventy-two dollars and sixty-six cents ($4,872.66)1 in full payment of the money due I-S under its contract with Jake’s. I-S then released its Demand and Notice, the FHA loan was approved and A & A was paid $25,000. On July 13, 1976, A & A’s attorney^ demanded in writing that I-S return the' $4,872.66 which had been paid by A & A. When I-S failed to comply with A & A’s request, A & A brought an action against I-S on February 22,1977. A & A sought a judgment for $4,872.66 plus $5,000 in exemplary damages against I-S for illegally filing an improper Demand and Notice against the Underwood Fire Hall which forced A & A to pay Jake’s debt for which it was not liable.

The case was tried without a jury before the Burleigh County District Court on March 31,1978. The district court awarded A & A a judgment for $4,872.66 plus interest from the date the cause of action arose. No exemplary damages were awarded.

The following issues are raised for appeal:

1. Did the trial court determine that I-S had committed the tort of abuse of process?
2. Did the trial court err in awarding a judgment for A & A in the amount it had paid I-S to release its Demand and Notice plus interest?

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Bluebook (online)
274 N.W.2d 183, 1978 N.D. LEXIS 195, Counsel Stack Legal Research, https://law.counselstack.com/opinion/a-a-metal-buildings-v-i-s-inc-nd-1978.