Prote Contracting Co. v. Board of Education

230 A.D.2d 32, 657 N.Y.S.2d 158, 1997 N.Y. App. Div. LEXIS 4302
CourtAppellate Division of the Supreme Court of the State of New York
DecidedApril 29, 1997
StatusPublished
Cited by26 cases

This text of 230 A.D.2d 32 (Prote Contracting Co. v. Board of Education) is published on Counsel Stack Legal Research, covering Appellate Division of the Supreme Court of the State of New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Prote Contracting Co. v. Board of Education, 230 A.D.2d 32, 657 N.Y.S.2d 158, 1997 N.Y. App. Div. LEXIS 4302 (N.Y. Ct. App. 1997).

Opinion

OPINION OF THE COURT

Sullivan, J. P.

This appeal presents the issue of whether, in an action to recover payments allegedly due under work contracts with the Board of Education of the City of New York, a verdict in plaintiffs favor may stand in the face of posttrial evidence, not previously available, that plaintiffs principal had bribed a Board official to provide an interpretation of a contract specification that favored plaintiffs position on a key issue at trial.

Plaintiff commenced this action against the Board for contract balances and extra and protest work allegedly due on 13 similar window replacement contracts at various Queens schools. The Board counterclaimed for defective workmanship based on the premature and marked deterioration of the windows installed under the contracts.1 A central issue at trial was whether the contract required plaintiff, in installing the windows, to use a procedure known as "back puttying.” Plaintiffs entire case was presented through the testimony of its president, Theoclitos Demetriades, who claimed that back puttying was not required and that he relied on a determination to that effect by a Board official, Stuart B. Horowitz, the former Deputy Director of Maintenance in the Board’s Division of School Facilities.

This litigation’s origins go back to the 1980’s when the Board embarked on a City-wide, multi-million dollar window modern[34]*34ization project. Plaintiff, one of a small number of contractors awarded Board contracts, repaired and replaced double-hung wooden windows at approximately 100 schools. By the mid-1980’s, however, a City-wide scheme of corruption involving Board inspectors began to unravel, one effect of which, necessarily, was the interruption of the Board’s payment process. As a result, payment on many of plaintiff’s contracts with the Board were not completed, leading it to commence numerous lawsuits, including the instant one, initiated in 1987.

By 1989, the Board began to detect a premature and marked deterioration of the windows installed by plaintiff, leading the Board, in October 1992, to add counterclaims for breach of contract and seeking damages for the rotting windows. The Board also commenced its own separate action against plaintiff for the rotting windows. The latter action, broader in scope than the instant one, encompassed contracts plaintiff had at some 70 schools and necessarily overlapped the counterclaims asserted herein.

Plaintiff’s theory in the instant case was that the Board’s refusal to pay it the contract balances and for extra work was part of a vendetta, based on Demetriades’ complaints about receiving multiple final punch lists with respect to plaintiff’s work at Bayside High School. Demetriades testified as to the contract balances and in support of plaintiff’s claim that work done under protest at Bayside High School was not required under the contract. Demetriades also testified that back puttying was not required by the contracts; he vouched for the custody and integrity of the only wood samples tested by plaintiff’s wood preservative expert and he presented plaintiff’s crucial damage evidence with respect to the Board’s counterclaim.

On its counterclaim, the Board présented evidence in the form of survey results of the contracts at issue showing that 698 of the sashes installed by plaintiff between 1984 and 1986, i.e., approximately 10%, were visibly decayed as of July 1993. The Board showed that rotting became a problem as early as two years after installation. As it demonstrated, the proper installation of glass panes in windows requires that the pane be pressed into a bed of glazing compound placed on the sash where the pane is inserted. This is known as back puttying, a process that provides a seal between the wood and glass to prevent water penetration, particularly from water condensation on the interior side of the glass. Putty is then applied to the side of the glass that is exposed to the elements; this is known as face puttying.

[35]*35The Board attempted to show that the contracts required back puttying and that plaintiffs failure to back putty was a contract breach and proximate cause of the rotting window sashes. Section 13.28 of the standard specifications applicable to the contracts provided: "Bed glass in glazing compound such that all spaces between glass and wood or metal are completely filled.” Another provision, Section 1.5, provided that "[a]ny work indicated on the drawings and not mentioned in the specifications, or vice versa, is required and shall be performed by the Contractor same as if provided for both on the drawing and in the specifications.”

The Board presented witnesses who testified that the contracts, specifically section 13.28, required back puttying. A retired Board employee and former chief area manager in the Bureau of Maintenance during the 1980’s testified that the lack of back puttying would allow water to enter between the muntin bars, the wood strips that separate and hold the panes of glass within a grid-type sash, and the glass, subjecting wooden windows to premature rotting. An expert in wood products and their preservation testified that the omission of back puttying contributed to window failure by allowing condensation caused by the heat within the school rooms to penetrate the sash.

Demetriades supported his claim that back puttying was not required under the contracts by testifying that when failure to back putty was indicated on punch lists for several of the 13 schools involved herein, Horowitz, the Board’s then Deputy Director of Maintenance, issued a memorandum, undated and not on Board letterhead, the original of which was found in plaintiff’s files, stating that back puttying was not required under the contracts. As the Board’s postverdict motion to set aside the verdict revealed, counsel for the Board, in preparing for the trial of this matter, contacted Horowitz to discuss the issue of back puttying. While Horowitz recalled ruling in plaintiff’s favor on the issue, he could not remember the basis of his determination. As he was to admit in an affidavit submitted in support of the Board’s postverdict motion, Horowitz had accepted a bribe from Demetriades to issue that determination.

Demetriades also testified that, notwithstanding the language of section 1.5 of the contracts’ standard specifications, since back puttying was not shown on the drawing applicable to all Board wood window contracts, it was not required. Plaintiff also attempted to show that no other Board contractors had been required to back putty. In support of this position, [36]*36plaintiff called Louis H. Mahla, a former Board employee, who, according to the Horowitz postverdict affidavit, worked for Demetriades even before he left the Board’s employ, in violation of the New York City Charter, the Board’s conflict of interest regulations and the terms of the contracts. According to Mahla, who testified that he had not received a "dime” for his testimony and never had a business relationship with Demetriades, in the over 30 years that he worked for the Board writing specifications, inspecting window installations and supervising inspectors, he never saw a contractor back putty. By a five to one vote, the jury found that plaintiff had not breached its contracts by failing to back putty.

The Board also asserted that the wood windows installed by plaintiff had not, as required by the contract specifications, been treated with a water-repellent, antifungal wood preservative solution, thus causing the windows to deteriorate prematurely.

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Cite This Page — Counsel Stack

Bluebook (online)
230 A.D.2d 32, 657 N.Y.S.2d 158, 1997 N.Y. App. Div. LEXIS 4302, Counsel Stack Legal Research, https://law.counselstack.com/opinion/prote-contracting-co-v-board-of-education-nyappdiv-1997.