Morris v. O'Neill CA2/7

CourtCalifornia Court of Appeal
DecidedJune 22, 2015
DocketB258467
StatusUnpublished

This text of Morris v. O'Neill CA2/7 (Morris v. O'Neill CA2/7) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Morris v. O'Neill CA2/7, (Cal. Ct. App. 2015).

Opinion

Filed 6/22/15 Morris v. O’Neill CA2/7 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION SEVEN

RENA MORRIS, B258467

Plaintiff and Appellant, (Los Angeles County Super. Ct. No. BS147624) v.

MICHAEL O’NEILL et al.,

Defendants and Respondents.

APPEAL from an order of the Superior Court of Los Angeles County, Joseph A. Kalin, Judge. Affirmed. John M. Gerro for Plaintiff and Appellant. No appearance for Defendants and Respondents. ______________________ Rena Morris appeals from the denial of her petition to vacate a contractual arbitration award and to rescind her agreement to arbitrate her dispute with Michael O’Neill doing business as O’Neill Construction, a general contractor, relating to her home improvement agreement with O’Neill. The arbitrator found Morris had established claims against O’Neill totaling $31,250 for unfinished or inadequately performed work on the home remodeling project, but concluded there was $32,957.11 due on the parties’ contract and awarded O’Neill the net balance of $1,707.11. Morris sought to vacate the award on the grounds the underlying contract violated public policy and should not have been enforced, the award was obtained by fraud or other undue means, the arbitrator failed to disclose required information and was biased in favor of the general contractor and her consent to arbitration was obtained through material misrepresentations concerning the arbitration process. We affirm. FACTUAL AND PROCEDURAL BACKGROUND 1. The Dispute Regarding O’Neill’s Work on the Remodeling Project Morris and O’Neill signed a proposal and contract for home improvement on December 23, 2010 for additions, remodeling and alterations to Morris’s home in Pasadena with a total price of $309,945. The contract provided the work was to be done in accordance with the approved plans attached as Addendum “A.” The addendum included a cost breakdown for separate items of work. Overhead and profit of $46,700 (approximately 2.5 percent for overhead; 15 percent for profit) was included in the total contract price. Morris gave O’Neill a check for $30,994.50 (10 percent of the contract price) the same day as the contract was signed. During the period O’Neill worked on the project, he invoiced a total of $278,258.50; Morris paid O’Neill $270,803 and also paid approximately $32,000 for appliances, hardware and similar items that were separately billed. In December 2012 Morris refused to pay O’Neill’s most recent invoice (for $7,455.50) because of her concerns about the quality of the work being performed and O’Neill’s failure to complete “punch list” items. O’Neill told Morris he would not continue working without payment

2 of the invoice; Morris responded that she wanted assurances the defective work and punch list items would be corrected. An impasse was reached; and O’Neill stopped working on the project. 2. Morris’s Complaint to the Contractors State License Board and Election To Arbitrate the Dispute Morris filed a complaint against O’Neill with the Contractors State License Board (CSLB). The CSLB sent an expert to Morris’s residence to inspect and evaluate O’Neill’s work. In a July 10, 2013 report of inspection and estimate, a portion of which is attached as an exhibit to Morris’s petition to vacate the arbitration award, the CSLB expert concluded the work did not “meet accepted trade standards for goods & workman- like construction” and estimated the cost to complete or correct the work to be $51,284.56. Rather than proceed with a disciplinary proceeding, the CSLB offered the parties the option of arbitrating their dispute through the CSLB’s voluntary arbitration program 1 as authorized by Business and Professions Code section 7085 et seq. The Voluntary Arbitration Program Guide provided by CSLB to Morris and O’Neill with its arbitration proposal explained, after the parties have agreed to arbitrate, CSLB refers the dispute to an “arbitration forum” to administer the arbitration: “The arbitration forum has professional arbitrators throughout California who have been trained to resolve construction disputes. All have undergone intensive training to ensure that both parties receive a fair hearing.” The brochure also advised, “Each party will be responsible for his or her own case presentation at the hearing, including relevant documents.” The Arbitration Mediation Conciliation Center (AMCC) is the dispute resolution firm used by CSLB to administer its voluntary arbitration program. Morris agreed to arbitration, listed items and related costs caused by O’Neill’s defective workmanship or failure to perform, and demanded the maximum $50,000 award permitted by the CSLB program. O’Neill also agreed to arbitration; disputed

1 Undesignated statutory references are to this code. 3 Morris’s claims, asserting her estimated costs to complete or repair were excessive and many of the listed items were not part of the contract; and sought his own award of $30,000 (the approximate unpaid amount on the original home improvement contract). Morris and O’Neill were provided with the names of three potential arbitrators and their resumes. The parties selected Thomas L. Craigo. 3. The Arbitration The arbitration took place on November 13, 2013, four to six weeks after the arbitrator had been selected. Neither side conducted any discovery. At the hearing Morris presented the expert testimony of the CSLB inspector and a contractor she had retained who testified regarding the costs to complete the work O’Neill allegedly had not done. O’Neill, who was represented by counsel, testified, and Morris cross-examined him. O’Neill also presented declarations from an architect, electrician and a flooring subcontractor regarding the work they had performed at Morris’s residence. The arbitrator overruled Morris’s objections that she had not been told declarations could be submitted and that their use unfairly deprived her of an opportunity to cross-examine those three witnesses. The arbitrator issued his award on November 27, 2013. He found in favor of Morris on 11 of her claims (for example, he found she was entitled to $7,800 to “[r]emove and replace concrete driveway not done per contract” and $500 to “[r]eplace one (1) kitchen cabinet door and hardware, and one (1) glass bull nose tile in kitchen and re-grout, and adjust upper cabinet door in laundry room”), but denied four of her claims as not within the scope of O’Neill’s work. In total, the arbitrator found Morris had established $31,250 in claims for unfinished or inadequately performed work on the home remodeling project. However, he also concluded there was $32,957.11 due on the parties’ contract and awarded O’Neill the net balance of $1,707.11. On December 7, 2013 Morris submitted an application to correct the arbitration award that challenged the arbitrator’s calculation of many of the items in his award, including the use of the full contract price as a basis for determining O’Neill’s

4 entitlement to an offset. Morris argued O’Neill did not incur overhead and should not earn a profit on items he did not complete. After receiving a response from O’Neill’s counsel, the arbitrator denied the application, noting, “The Arbitrator has affirmed the amounts and descriptions listed in the Award, including the contract balance due Respondent. Accordingly, since no typographical error or miscalculation has been made, the Arbitrator finds no grounds for a correction under the purview of Business and Professions Code [section] 7085.5(s).” 4.

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Morris v. O'Neill CA2/7, Counsel Stack Legal Research, https://law.counselstack.com/opinion/morris-v-oneill-ca27-calctapp-2015.