Fidelity & Deposit Co. of Maryland v. Fleischer

772 S.W.2d 809, 1989 Mo. App. LEXIS 637, 1989 WL 47663
CourtMissouri Court of Appeals
DecidedMay 9, 1989
Docket54405
StatusPublished
Cited by9 cases

This text of 772 S.W.2d 809 (Fidelity & Deposit Co. of Maryland v. Fleischer) is published on Counsel Stack Legal Research, covering Missouri Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Fidelity & Deposit Co. of Maryland v. Fleischer, 772 S.W.2d 809, 1989 Mo. App. LEXIS 637, 1989 WL 47663 (Mo. Ct. App. 1989).

Opinion

GRIMM, Presiding Judge.

This case involves a suit on an indemnity agreement given to secure a performance bond and a labor and material payment bond, as well as a breach of contract claim. The jury verdicts were (1) for the indemni-tors and against the surety on the indemnity claim, and (2) for the contractor and against the surety on the breach of contract claim.

On appeal, surety contends that the trial court erred in giving several instructions, failing to direct verdicts, and excluding evidence. In their cross-appeal, the indemni-tors allege that the trial court erred in failing to direct a verdict in their favor on a civil conspiracy count. We reverse and remand the indemnity and breach of contract claims, but affirm the civil conspiracy judgment.

In 1983, a group of investors purchased the S.S. Admiral. That December, Fleischer-Seeger Construction Company (contractor) entered into a contract with S.S. Admiral Partners (owner). This contract provided that contractor was to serve as con *811 struction manager in the conversion of the vessel into an entertainment center.

In the contract, the parties acknowledged that the final design, plans, and specifications had not been prepared. Nevertheless, a guaranteed maximum of $15,085,000 was established in the contract, with recognition that if the developed plans indicated that they could not be completed within that amount, the plans would be redesigned. May 1, 1985, was established as “The Date of Substantial Completion.”

The contract required contractor to furnish two bonds, each in the amount of $15,085,000. One was a Performance Bond, which in effect guaranteed that contractor’s contract with owner would be performed. The other was a Labor and Material Payment Bond; it guaranteed payment of all contracts with contractor for labor and material on the project. As was contractor’s custom, these bonds were purchased from Fidelity and Deposit Company of Maryland (F & D).

Each year, contractor furnished F & D with a financial statement of its condition. In addition, in 1976, a continuing Agreement of Indemnity was given to F & D, signed by Alfred J. Fleischer, and his wife, Eva L. Fleischer, as well as Alfred J. Fleischer, Jr., (Fleischers or indemnitors). The three signed as individuals and as co-partners in Fleischer-Seeger Construction Co.

Work began on the Admiral project in 1984. Disagreements arose between contractor and owner. They negotiated from January, 1985, through September, 1985. A work stoppage of approximately six weeks occurred in August-September, 1985. The parties apparently resolved their disputes and on September 30, 1985, “Change Order No. 1, Admiral Contract” was executed.

That change order established February 28, 1986, as a new Date of Substantial Completion. The guaranteed maximum was increased to $16,760,000, with provisions for other possible adjustments not to exceed $525,000. The bonds were required to be increased to this amount, and they were. Other adjustments to the contract, not material to this opinion, were also made.

Peace was short-lived. In the next few months, controversies arose or were resumed. We mention a few. Owner had problems securing adequate financing and contractor was concerned about receiving payment. Numerous requests for change orders and clarifications were submitted by subcontractors; owner claimed contractor did not furnish sufficient documentation to consider the requests, while contractor claimed owner was extremely slow in granting formal approval which delayed payments. Disputes occurred weekly as to adequacy of the contractors staff. Contractor sought a 60-day extension to complete the project, which owner and an arbitrator denied.

Payment & Work Stoppage Controversies

The contract, as amended by the September 30 change order, required contractor to submit monthly applications for payment. Specifically, paragraph 6.1.1 of the change order required contractor to set “forth the amount requested by item, payee, and budgeted amount, together with copies of bills and contracts trade breakdown in support thereof.” Owner was required to pay within 20 days after the documentation was received, “provided the payment is approved by the Architect/Engineer” and lender. The Architect/Engineer was the firm of Helmuth, Obata, and Kassebaum (HOK).

Payment application number 23, for the month of October, 1985, requested $841,-875. HOK withheld approval on some items which had been revised, and for which it needed documentation. HOK approved $815,926, which owner paid and contractor accepted.

Payment application number 24, for the month of November, 1985, was submitted on December 9 and asked for $974,962. By letter dated December 16, HOK advised contractor and owner that pages 6 through 16 of the application covered work required due to drawing or specification changes, *812 but that HOK did not have copies of change orders or written approval/authorization from owner. Lacking the necessary documentation, HOK did not approve any of those items. It approved payment of $780,255 without qualification, and payment of an additional $22,022, if properly qualified.

On January 6, 1986, owner paid contractor $780,255. That same day, contractor delivered written notice to owner and HOK concerning the payment, which was $194,-707 less than requested. Contractor advised that, pursuant to paragraph 6.6 of the Change Order, the project would be stopped in seven days unless payment of the balance was received.

On January 8, owner sent contractor a check for $15,734. This check was partial payment of the $22,022 approved by HOK if properly qualified. It was paid under protest, as it allegedly was for salary and wages during the time the project was halted in August, 1985. The other $6,288, representing contractor’s legal fees in connection with the September 30 Change Order, was not paid.

On January 13, owner delivered a letter to contractor advising of its intent “to pay for an amount when it becomes due under Paragraph 6.1(ii) of Change Order No. 1.” That paragraph provides, “in no event shall a payment be due until it has been approved by the Architect/Engineer and any lender....” Owner insisted that those terms be met.

Also on Monday, January 13, payment application number 25, for the month of December, 1985, was delivered to HOK. The amount requested was $1,404,105; on Friday, January 17, HOK approved $1,139,-695 for payment. HOK’s letter of approval, received by contractor on Monday, January 20, advised contractor and owner that the application lacked documentation for pages 6 through 16, and therefore it could not approve any of those items for payment.

On Friday, January 17, contractor delivered a written notice to owner; it said: “Pursuant to our letter of January 6, 1986, and the conversations between our respective attorneys, the Project will be stopped as of 4:30 p.m., on January 17, 1986.” Owner responded with a letter that day, insisting that the contract and Change Order be complied with; further it advised that any work stoppage would be considered “to be a material breach of these agreements.” Contractor ceased work that day and did not return to the project.

On January 22, owner notified contractor and F & D that the contract was in default.

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Bluebook (online)
772 S.W.2d 809, 1989 Mo. App. LEXIS 637, 1989 WL 47663, Counsel Stack Legal Research, https://law.counselstack.com/opinion/fidelity-deposit-co-of-maryland-v-fleischer-moctapp-1989.