McQueen Contracting, Inc., Cross-Appellant v. Fidelity & Deposit Company of Maryland, Cross-Appellee

863 F.2d 1216, 1989 U.S. App. LEXIS 730, 1989 WL 590
CourtCourt of Appeals for the Fifth Circuit
DecidedJanuary 26, 1989
Docket87-4871
StatusPublished
Cited by3 cases

This text of 863 F.2d 1216 (McQueen Contracting, Inc., Cross-Appellant v. Fidelity & Deposit Company of Maryland, Cross-Appellee) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
McQueen Contracting, Inc., Cross-Appellant v. Fidelity & Deposit Company of Maryland, Cross-Appellee, 863 F.2d 1216, 1989 U.S. App. LEXIS 730, 1989 WL 590 (5th Cir. 1989).

Opinion

THORNBERRY, Circuit Judge:

This diversity case involves several questions of Mississippi law. The primary issue is whether a subcontractor is entitled to recover under a performance bond in addition to recovering under a separate, simultaneously executed payment bond. We hold that recovery is limited to the terms of the payment bond and, in doing so, reverse the district court’s ruling on this issue and affirm the judgment in all other respects.

I.

This appeal arises from the development of the Westwick Apartment project in Biloxi, Mississippi in the latter part of 1982 and 1983. Hobbit Hill, Ltd. (Hobbit Hill), the owner and developer of the project, originally engaged Sage Construction Co. (Sage) to serve as the project’s general contractor. In turn, Sage subcontracted with appellee/cross-appellant McQueen Contracting, Inc. (McQueen) to prepare the site for the erection of the apartment complex. Site preparation included construction of streets, sewer lines, water mains, and storm drainage systems as well as removal of an “unstable mixture of decaying organic matter, sand, and water” known as “muck” to provide a secure foundation on which to erect the apartment complex.

To receive the City of Biloxi’s permission to develop the project, the Biloxi Municipal Code required Hobbit Hill to agree to construct and, upon completion, dedicate to the City certain site improvements, namely the streets and utilities. The trial court found that Hobbit Hill’s agreement to dedicate these site improvements in exchange for the City’s permission to construct the complex constituted a contract between Hobbit Hill and the City of Biloxi. The Biloxi Code also provided that, unless Hobbit Hill obtained a performance bond guaranteeing *1218 completion of this contract, construction of the apartment complex could not begin until after the improvements had been completed and accepted by the City. To enable it to commence erecting the buildings before the improvements were completed, Hobbit Hill contacted Fidelity & Deposit Company of Maryland (F & D), the appellant herein, to obtain a performance bond naming the City of Biloxi as obligee.

Although a single performance bond would have met the requirements imposed by the Biloxi Code, F & D conditionally agreed to issue two bonds in connection with the project as long as Sage, Hobbit Hill’s contractor, was also bonded. Sage was unable to obtain bonding, and F & D suggested to McQueen that it apply for the bonds. McQueen agreed but demanded that Hobbit Hill enter into a direct contract with it to assure that it would fall within the protective ambit of the F & D bonds. Thereafter, McQueen and Hobbit Hill entered into a direct contract entitling McQueen to the lump sum amount of $276,-000 upon completion of the site preparation. Hobbit Hill also agreed to compensate McQueen over and above this amount for work in addition to that agreed upon in the contract.

McQueen’s surety United States Fidelity & Guaranty Co. (USF & G) issued two bonds on McQueen’s behalf in connection with the Westwick project. Having met its requirements for bonding, F & D then issued on Hobbit Hill’s behalf and with the City of Biloxi as obligee two separate bonds to secure the site improvements contract. F & D’s bonds consisted of a performance bond and a labor and material payment bond each bearing a penal sum in the amount of the McQueen contract price of $276,000.

Shortly after the site preparation began it became apparent that McQueen's labor costs would far exceed the contract price. Rather than a few isolated pockets of muck anticipated by an initial engineering report, a wide band of muck extending across the center of the site required removal. Nonetheless, McQueen continued the preparation work and, when the city engineer accepted the project on July 7, 1983, the site preparation was complete.

The cost of McQueen’s work totalled $703,371.15 of which $276,000 represented the original contract price and $427,371.15 was attributed to the additional mucking operation. The present dispute arises from Hobbit Hill’s failure to pay McQueen in full. It is uncontested that upon 50% completion Hobbit Hill paid McQueen $112,500 of the $276,000. At trial, F & D introduced receipts of three other alleged “payments” which it claimed reduced Hobbit Hill’s debt to McQueen. The trial court found that a $39,654 payment had been made by Hobbit Hill directly to one of McQueen’s subcontractors; therefore, a set-off in this amount was allowed. The district court did not find credible testimony that Hobbit Hill, through Sage, paid McQueen $26,000 as a down payment on the project. Thus, the trial court denied this set-off. On appeal, the parties do not contest these rulings. By contrast, the parties continue to debate vehemently the nature of a $150,000 check which Hobbit Hill issued to McQueen in August of 1983. McQueen contends the $150,000 was merely a loan from Hobbit Hill to enable it to meet its payroll expenses until final payment on the project was received. F & D argues that the $150,000 constituted a payment under the contract. The trial court found for F & D on this issue and reduced Hobbit Hill’s debt by an additional $150,000 leaving an outstanding balance of $401,226.15.

The trial court held as a matter of law that F & D was liable for the full outstanding balance and that, pursuant to § 85-7-185 of the Mississippi Code 1 (the “private works statute”) or, alternatively, Mississippi common law governing third-party beneficiary status, McQueen was entitled to recover under both the performance and payment bonds. In addition, the trial court dismissed McQueen’s claims for punitive damages and prejudgment interest on the amount owing under the payment bond reasoning that the unliquidated na *1219 ture of the bond obligations precluded recovery of these items. In a subsequent hearing, the trial court ruled that McQueen was immediately entitled to the full amount of the payment bond which Hobbit Hill had interpleaded in March of 1985. This ruling led to a further reduction of $276,000 leaving $125,226.15 still owing. On November 18, 1987, the trial court entered final judgment in favor of McQueen for this amount.

On appeal, F & D claims the trial court erred in allowing McQueen to recover under the performance bond in addition to the payment bond. McQueen cross appeals arguing the trial court wrongfully dismissed its claims for punitive damages and prejudgment interest. McQueen also contends that the $150,000 check constituted a loan rather than a contract payment and consequently the set-off of this amount was erroneous. We hold that McQueen was only entitled to recover under the payment bond but that, since the amount owing under this bond remained unliquidated until after trial, dismissal of the claim for prejudgment interest was proper. We therefore reverse the district court’s judgment finding F & D liable for $125,226.15 under the performance bond and affirm the dismissal of McQueen’s claim for prejudgment interest. This disposition moots the question of whether the $150,000 was a contract payment or loan. For the reasons discussed below, we also affirm the dismissal of McQueen’s punitive damage claim.

II.

Erie requires that we apply Mississippi law to resolve this diversity case.

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Bluebook (online)
863 F.2d 1216, 1989 U.S. App. LEXIS 730, 1989 WL 590, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mcqueen-contracting-inc-cross-appellant-v-fidelity-deposit-company-of-ca5-1989.