Burlew v. Fidelity & Casualty Co. of New York

122 S.W.2d 990, 276 Ky. 132, 121 A.L.R. 751, 1938 Ky. LEXIS 521
CourtCourt of Appeals of Kentucky (pre-1976)
DecidedJune 17, 1938
StatusPublished
Cited by17 cases

This text of 122 S.W.2d 990 (Burlew v. Fidelity & Casualty Co. of New York) is published on Counsel Stack Legal Research, covering Court of Appeals of Kentucky (pre-1976) primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Burlew v. Fidelity & Casualty Co. of New York, 122 S.W.2d 990, 276 Ky. 132, 121 A.L.R. 751, 1938 Ky. LEXIS 521 (Ky. 1938).

Opinion

Opinion of the Court by

Judge Ratliff

Affirming.

In 1927, the appellant, who was the owner of a lot in the residential section of Owensboro, Kentucky, entered into a written -contract with L. A. Monarch, as contractor, for the construction of a brick residence, servants’ quarters, garden wall and garage thereon, for the sum of $34,000 plus the cost of such extras as might be added as the work progressed. By the terms of the contract the contractor agreed to furnish all labor and materials and to completely construct the buildings,. including plumbing, hot water heating and electric wiring, according to plans and specifications prepared by an architect, and which plans and specifications were incorporated in and made a part of the contract.

The appellee, the Fidelity and Casualty Company of New York, in consideration of a premium paid to it by appellant, executed and delivered to appellant its bond for the principal amount of the contract price for the faithful performance of the contract and the completion of said buildings in accordance therewith, which bond was incorporated in and made a part of the contract. The work was completed and the buildings were turned over to appellant in 1928, and he then finished paying the total sum of $35,452.29, therefor.

According to the contention of appellant, soon after *134 tne buildings were completed certain defects began to develop in the buildings, and upon examination by men skilled in such matters it was discovered that the contractor had omitted many material parts called for in the specifications; that in many instances the contractor had substituted an inferior and cheaper grade of material than specified in the contract; that much of the construction had been done in an unworkmanlike manner, and as a result the whole building was seriously impaired.

Upon discovering the defective condition of the buildings the appellant, as required by the bond, notified the appellee company and requested it to remedy the defects and complete the buildings in accordance with the specifications or to satisfy the damages .sustained. Certain representatives of appellee company held various conferences with appellant about the building and advised him that the company desired to effect a settlement and would satisfy the damages. Many examinations of the building were made from time to time by different contractors and representatives of the appellee company for the purpose of ascertaining the manner and cost of remedying such defects or the extent of the damages sustained, and as a result of these negotiations appellee offered to pay an amount in damages which appellant considered insufficient and declined the offer. The controversy was then referred to the architect, who was designated as an arbitrator, for a decision as to the manner and extent of repairing the building, and the damages sustained. The arbitrator found that the buildings had not been constructed in substantial compliance with the specifications and as result they were in a weakened and defective condition. The arbitrator prepared a written statement in which he reported that in order to remedy the situation it would be necessary to remove practically the whole interior of the buildings and reconstruct same with the class of materials and in the manner specified, the cost of which would amount to $23,347. Appellee declined to abide by the findings of .the arbitrator and declined to remedy the defects or to pay the damages estimated.

In August, 1930, appellant instituted his action in the United States Court for the Western District of Kentucky at Owensboro, to recover the damages which he had suffered by the breach of the building contract. *135 Xu its answer to the petition appellee denied the allegations of same and pleaded affirmatively, among other things, non-compliance with the condition of the bond, which provided that any legal proceeding for recovery under the bond must be brought within twelve months from the discovery of the defects or other matters about which complaint is made; and alleged that plaintiff’s suit had not been instituted within said one-year period. By amended petition and reply appellant pleaded that after giving appellee notice of the defective conditions discovered in the buildings, its representatives conferred with him and advised him that it desired to effect a settlement without litigation; that it intended to make an adjustment of his losses and made numerous examinations of the buildings for that purpose and eventually made an offer of settlement, which was declined, and_by its acts and conduct it had induced him to delay filing the suit within the one-year period provided in the. bond, and therefore had waived said limitation provision in. the bond, and appellee is now estopped to raise the question of limitation.

The case was tried at the May term, 1931, and after the evidence of both parties had been presented the court took the case under consideration on certain matters involved, and thereafter further evidence was introduced by both parties at Louisville, in December, 1931.

In February, 1932, the court rendered an opinion and judgment in the case holding that there was not sufficient evidence to support the plea of appellant that the one-year limitation provision in the bond had been waived by the surety company and in view of that conclusion it was unnecessary for the court to consider the other questions presented by the pleadings and evidence, and dismissed appellant’s petition.

In the Court’s Memorandum Opinion, speaking of the limitation clause in the bond, it is said:

‘ ‘ The validity of such a limitation clause as the one involved here is no longer open to question in Federal Courts, where there is no State statute prohibiting such limitation provisions. Riddlesbarger v. Hartford F. Insurance Company, 7 Wall. 386, 19 L. Ed. 257; Reynolds v. Detroit Fidelity & Surety Co., 6 Cir., 19 F. (2d) 110 and cases there cited. Kentucky has no statutory provision prohib *136 iting such a limitation agreement, nor am I advised' of any such statutory provision in the State of New York, if it be considered that the bond was issued in that State. Therefore, the limitation provision in the bond in suit must be accepted as valid and binding upon the parties, unless the evidence shows that the defendant has been guilty of such conduct as to have led the plaintiff, in the exercise of a reasonable judgment, to believe that defendant did not intend to insist upon the limitation provision; or that the defendant held out to the plaintiff such reasonable hope that the claim would be adjusted and settled without suit as to induce plaintiff to delay bringing suit within the limitation period. The burden is upon the plaintiff in this respect.
“After a careful study of the evidence and all the correspondence passing between defendant and plaintiff and plaintiff’s counsel, I am unable to find any substantial evidence supporting plaintiff’s claim of estoppel. This conclusion makes it unnecessary to consider the other matters presented by the pleadings and the evidence.
“The petition will be dismissed at plaintiff’s cost.”

The judgment rendered pursuant to the opinion is as follows: v

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Bluebook (online)
122 S.W.2d 990, 276 Ky. 132, 121 A.L.R. 751, 1938 Ky. LEXIS 521, Counsel Stack Legal Research, https://law.counselstack.com/opinion/burlew-v-fidelity-casualty-co-of-new-york-kyctapphigh-1938.