Fort Knox Self Storage v. Western

142 P.3d 1
CourtNew Mexico Court of Appeals
DecidedAugust 29, 2006
Docket25,173
StatusPublished
Cited by28 cases

This text of 142 P.3d 1 (Fort Knox Self Storage v. Western) is published on Counsel Stack Legal Research, covering New Mexico Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Fort Knox Self Storage v. Western, 142 P.3d 1 (N.M. Ct. App. 2006).

Opinion

142 P.3d 1 (2006)
2006-NMCA-096

FORT KNOX SELF STORAGE, INC., Plaintiff-Appellee,
v.
WESTERN TECHNOLOGIES, INC., Defendant-Appellant.

No. 25,173.

Court of Appeals of New Mexico.

January 26, 2006.
As Corrected August 29, 2006.

*3 Yenson, Lynn, Allen & Wosick, P.C. Matthew A. Pullen April D. White Albuquerque, NM, for Appellee.

Cuddy, Kennedy, Albetta & Ives, L.L.P. Keith S. Burn Samantha J. Fenrow Santa Fe, NM, for Appellant.

OPINION

FRY, Judge.

{1} Defendant Western Technologies, Inc. appeals an order awarding Plaintiff Fort Knox Self Storage, Inc. over $110,000 in damages for negligence, over $240,000 in attorney fees, and prejudgment interest. The contract between the parties, in which Western was to provide geotechnical engineering services in evaluating the subsurface conditions of a proposed building site, contained a limitation of liability clause purportedly limiting Western's liability to $50,000. The trial court refused to enforce this clause on the ground that it violated a statute prohibiting any party to a construction contract from agreeing to indemnify any entity for its own negligence. While this is the primary issue on appeal, Western also challenges the award of attorney fees and prejudgment interest.

{2} We reverse the trial court's determination that the limitation of liability clause was void and remand for entry of an order limiting the damages awarded against Western to $50,000. We affirm the award of attorney fees and prejudgment interest.

BACKGROUND

{3} Fort Knox entered into a contract with Western by which Western agreed to provide geotechnical services in connection with the site where Fort Knox intended to build a self-storage facility. Fort Knox agreed to pay Western $1,750 plus tax for its services. Western performed the agreed services, and, shortly after construction of the facility was completed, Fort Knox employees noticed damage to walls and cracks and fissures in the parking lot. Fort Knox sued, claiming that this damage resulted from the negligence of Western and other parties involved in the construction, or from breach of contract.

{4} During the course of the litigation, Western contended that a provision in its contract with Fort Knox limited its liability, if any, to $50,000. The contract provision stated:

LIMITATION ON [WESTERN'S] LIABILITY
NOTWITHSTANDING ANY OTHER PROVISION OF THIS AGREEMENT, [WESTERN'S] TOTAL AGGREGATE LIABILITY IN CONNECTION WITH THIS AGREEMENT AND WORK PERFORMED HEREUNDER SHALL BE STRICTLY LIMITED TO AN AMOUNT EQUAL TO THE GREATER OF $50,000 OR THE TOTAL CONTRACT PRICE PAID TO [WESTERN] UNDER THIS AGREEMENT (LESS DIRECT THIRD-PARTY COSTS), WHETHER SUCH LIABILITY IS ASSERTED FOR BREACH OF REPRESENTATION OR WARRANTY, UNDER ANY INDEMNITY, IN ANY OTHER RESPECT UNDER OR FOR BREACH OF CONTRACT, OR AS A LIABILITY ARISING IN TORT OR BY STATUTE. CLIENT HEREBY WAIVES AND DISCHARGES ALL PRESENT AND FUTURE CLAIMS AGAINST [WESTERN] AND (FOR ACTIONS IN SUCH CAPACITY) ITS *4 SHAREHOLDERS, DIRECTORS, OFFICERS, AGENTS, EMPLOYEES, AND SUBCONTRACTORS, FOR ANY CLAIM OTHER THAN THOSE DESCRIBED IN THE PRECEDING SENTENCE OR ANY LIABILITY AMOUNT IN EXCESS OF THE AGGREGATE LIMITATION STATED IN THE PRECEDING SENTENCE.

{5} Western sought to enforce this limitation of liability provision through a motion for partial summary judgment, arguing that if it were liable to Fort Knox at all, its liability should be limited to $50,000. Fort Knox responded by arguing that the provision was unenforceable because it violated a New Mexico statute, NMSA 1978, § 56-7-1 (1971), which, in the version applicable to the present case, prohibited parties to construction contracts from agreeing to indemnify any entity for its own negligence. That statute, which we will call the "anti-indemnification statute," provided in pertinent part:

Any provision, contained in any agreement relating to the construction, installation, alteration, modification, repair, maintenance, servicing, demolition, excavation, drilling, reworking, grading, paving, clearing, site preparation or development, of any real property, or any improvement of any kind[,] ... by which any party to the agreement agrees to indemnify the indemnitee, or the agents and employees of the indemnitee, against liability, claims, damages, losses or expenses, including attorney fees, arising out of bodily injury to persons or damage to property caused by, or resulting from, in whole or in part, the negligence, act or omission of the indemnitee, or the agents or employees of the indemnitee, or any legal entity for whose negligence, acts or omissions any of them may be liable, is against public policy and is void and unenforceable[.]

§ 56-7-1.

{6} The trial court, persuaded by Fort Knox's argument, denied Western's motion for partial summary judgment on the ground that the contract's limitation of liability provision was "unenforceable because it violates the New Mexico [a]nti-[i]ndemnification [statute]." In so ruling, the trial court reasoned that "[Fort Knox] ends up indemnifying [Western] if the losses are more than [$]50,000, because they don't get to collect them from [Western]."

{7} Minus Western's limitation of liability defense, the case proceeded to trial against Western on theories of breach of contract and negligence. While the jury concluded that Western had not breached its contract with Fort Knox, it found that Western was negligent and that its negligence caused damages to Fort Knox. The jury assessed Fort Knox's damages at $1,107,466 and attributed ten percent of the responsibility for those damages to Western, thirty percent to Fort Knox, and the remaining sixty percent to a non-party engineering firm. In accordance with a provision in the contract between Western and Fort Knox, the trial court awarded Fort Knox its attorney fees and further ordered Western to pay Fort Knox prejudgment interest.

DISCUSSION

{8} We address five arguments made by the parties on appeal. Because we reverse the trial court's decision voiding the limitation of liability clause, we address Fort Knox's arguments in support of the trial court's decision. Because we affirm the trial court's awards of attorney fees and prejudgment interest, we consider Western's arguments for reversal of these awards.

{9} We summarize the parties' arguments, designating each argument with the numeral or letter that we utilize in discussing the arguments in this opinion. In arguing to affirm the trial court, Fort Knox argues that (I) the trial court correctly found the limitation of liability clause to be unenforceable because it violated the anti-indemnification statute. It also argues that, (II) even if the anti-indemnification statute is inapplicable, the limitation of liability clause is unenforceable for two reasons: (A) it violates public policy, and (B) it is a liquidated damages clause that does not comply with the requirements of such a clause. In arguing to reverse, Western argues (III) that the attorney fee award was erroneous because (A) contrary to the contract's attorney fees clause, the litigation was not "in connection with" the agreement, (B) Fort Knox was not the *5 prevailing party, and (C) the amount of fees awarded was unreasonable. Western also argues (IV) that Fort Knox's unreasonable delay in the case precluded an award of prejudgment interest. We address each argument in turn.

I. THE LIMITATION OF LIABILITY CLAUSE DOES NOT VIOLATE THE ANTI-INDEMNIFICATION STATUTE

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Cite This Page — Counsel Stack

Bluebook (online)
142 P.3d 1, Counsel Stack Legal Research, https://law.counselstack.com/opinion/fort-knox-self-storage-v-western-nmctapp-2006.