Arono, Inc. v. United States

49 Fed. Cl. 544, 2001 U.S. Claims LEXIS 94, 2001 WL 664714
CourtUnited States Court of Federal Claims
DecidedJune 13, 2001
DocketNo. 98-704C
StatusPublished
Cited by8 cases

This text of 49 Fed. Cl. 544 (Arono, Inc. v. United States) is published on Counsel Stack Legal Research, covering United States Court of Federal Claims primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Arono, Inc. v. United States, 49 Fed. Cl. 544, 2001 U.S. Claims LEXIS 94, 2001 WL 664714 (uscfc 2001).

Opinion

OPINION

BUSH, Judge.

This matter is currently before the court on defendant’s motion to dismiss plaintiffs claim for lack of subject matter jurisdiction. Plaintiff claims that defendant breached a contract for lease of space for the Social Security Administration (“SSA”) and challenges the government’s termination of the lease for default based upon constructive eviction. Defendant asserts that the court lacks jurisdiction over plaintiffs complaint because plaintiff failed to file its complaint in this court within the prescribed twelvemonth statutory period under the Contract Disputes Act (“CDA”), 41 U.S.C. § 609(a)(3). In rejoinder, plaintiff contends that the contracting officer (“CO”) reconsidered her default termination decision, thus suspending the finality of the decision until a later date. [545]*545As such, plaintiff submits that, based upon the later date, plaintiff timely filed its complaint in this court. For the following reasons, defendant’s motion to dismiss plaintiffs complaint for lack of subject matter jurisdiction pursuant to Rule 12(b)(1) of the Rules of the Court of Federal Claims (“RCFC”), is denied.

BACKGROUND

1. Facts

On October 5, 1994, Arono, Inc. (“Arono”) entered into a ten-year lease with the General Services Administration (“GSA”) for the lease of commercial space for the SSA in Village Plaza Center, Port St. Lucie, Florida. In March 1996, for the first time, SSA brought to Arono’s attention that there was an ongoing sewer problem and noxious odors associated with the septic system. Arono subsequently sought to rectify the problem by replacing the pumps related to the septic system. Despite Arono’s efforts, SSA complained to GSA that the problem persisted.

On February 3, 1997, Pamela A. Burns, the contracting officer, sent a letter to Andy Russo, property manager for V.I.P. Real Estate, Inc. and Arono’s senior company official with primary responsibility for the contract at issue. The letter details the effects of the septic odors on SSA staff, citing loss of staff, negative impact on employees’ morale and health, and diminished service to the public, as well as a negative effect on SSA’s public visitors. It also notes that SSA would possibly face workmen’s compensation claims by the employees who believed they had been harmed. The letter further states that, although the term of the lease extended until January 2003, Arono’s repeated and inexcusable failure to correct the sewage odors constituted sufficient grounds for early termination of the lease contract under the doctrine of constructive eviction. Ms. Burns informed Mr. Russo that the government intended to terminate the lease for default, without financial compensation to Arono. The contracting officer also stated that SSA anticipated moving from the space by July, 1997; however, SSA would finalize the specific date at a later time. Ms. Burns concluded the letter by stating that it was the CO’s final decision and advising Arono that if it wished to appeal it must appeal the final decision to the Board of Contract Appeals within 90 days of receipt of the final decision or to this court within twelve months of receipt of the decision, pursuant to the CDA.

On February 7, 1997, Arono’s counsel, Kenneth W. Fromknecht, II, sent a letter to Ms. Burns challenging the government’s default termination and disputing the CO’s claims about the odors persisting after Arono replaced the pumps that were a part of the septic system. In the letter, Mr. Fromknecht also indicated that damages would be approximately $310,458.14 based on the anticipated rent for the duration of the lease and depending on future developments, such as Ar-ono’s ability to re-let the premises. He closed by inviting the government to discuss the matter further.

On April 15,1997, Arono submitted a claim to the contracting officer in response to the CO’s February 3, 1997 final decision. Mr. Fromknecht, on behalf of Arono, indicated that Arono had brought the claim as an express prerequisite to filing in this court “despite the fact that [the CO’s] February 3, 1997 action was framed as a Final Decision” and that Arono would treat the CO’s final decision “as an anticipatory breach of the lease agreement.” Pl.App. at 6-7. Arono also reiterated its challenge to the government’s position and that the anticipated rent for the duration of the lease was $310,458.14. In addition, the letter demands that the CO take final action and retract her final decision, and that GSA honor its contractual obligation. Arono amended its claim on June 9,1997, adding additional consequential damages due to the departure of two law firms that occupied space in the same development.2

On July 2, 1997, Arono’s counsel sent a letter to John Ringhausen, agency counsel. This letter references the parties’ telephone [546]*546conversation of June 30,1997 and states that, during that conversation, Mr. Ringhausen inquired about the legal authority for Arono’s claim regarding the two law firm tenants. The letter offers support for Arono’s claims, arguing that the departure of the law firms was a foreseeable consequence of the government’s breach. In a letter dated July 11, 1997, also addressed to Mr. Ringhausen, Mr. Fromknecht represented that in a prior conversation, Mr. Ringhausen stated that he would contact the contracting officer regarding settlement of the claim. Mr. Fromk-necht stated and that he wished to be advised of the status of those discussions. The July 11, 1997 letter also states that Arono had requested that preparations be initiated for litigation if settlement negotiations were not ongoing.

On July 29, 1997, Mr. Fromknecht sent a letter to the contracting officer proposing a settlement concerning the government’s rental obligations and possible mitigation of damages through the re-let of the premises. In the letter, Mr. Fromknecht requested that Ms. Burns contact him to discuss the government’s position once she had an opportunity to discuss the matter with agency counsel. Mr. Fromknecht also gave Ms. Burns a deadline of August 12, 1997 for responding to Arono’s amended claim.

On July 31, 1997, Mr. Fromknecht sent a letter to Ms. Burns accepting her counteroffer to modify the lease agreement between the parties. In this letter, Mr. Fromknecht sets forth his understanding that SSA would probably relocate between November, 1997 and March, 1998, and that during this interim period, the government would pay rent in accordance with the original lease contract. In response to Mr. Fromknecht’s July 29 and 31, 1997 letters, Mr. Ringhausen, agency counsel, sent a letter to Mr. Fromknecht on August 26, 1997, stating that the contracting officer had expressed surprise upon receipt of Mr. Fromknecht’s July 31, 1997 letter since the government had not intended to make a counteroffer. In this letter, Mr. Ringhausen also stated that any modifications to the contract would have to be in writing and signed by both parties. Mr. Ringhausen also pointed out that the terms presented in Mr. Fromknecht’s July 31, 1997 letter did not represent a settlement since the terms did not require concessions on the part of Arono as the original lease already required Arono to perform some of the obligations dictated. Finally, however, Mr. Rin-ghausen proposed a settlement offer on behalf of SSA concerning rental payments, the government’s relocation, and other lease obligations.

On September 8, 1997, Mr. Fromknecht sent a letter to Mr.

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49 Fed. Cl. 544, 2001 U.S. Claims LEXIS 94, 2001 WL 664714, Counsel Stack Legal Research, https://law.counselstack.com/opinion/arono-inc-v-united-states-uscfc-2001.