QUALITY INVESTMENT PROPERTIES SUWANEE, LLC v. HI TECHNOLOGY CORP. F/K/A INCOMM HOLDINGS, INC.

CourtCourt of Appeals of Georgia
DecidedNovember 3, 2023
DocketA23A0809
StatusPublished

This text of QUALITY INVESTMENT PROPERTIES SUWANEE, LLC v. HI TECHNOLOGY CORP. F/K/A INCOMM HOLDINGS, INC. (QUALITY INVESTMENT PROPERTIES SUWANEE, LLC v. HI TECHNOLOGY CORP. F/K/A INCOMM HOLDINGS, INC.) is published on Counsel Stack Legal Research, covering Court of Appeals of Georgia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
QUALITY INVESTMENT PROPERTIES SUWANEE, LLC v. HI TECHNOLOGY CORP. F/K/A INCOMM HOLDINGS, INC., (Ga. Ct. App. 2023).

Opinion

FIRST DIVISION BARNES, P. J., LAND and WATKINS, JJ.

NOTICE: Motions for reconsideration must be physically received in our clerk’s office within ten days of the date of decision to be deemed timely filed. https://www.gaappeals.us/rules

November 3, 2023

In the Court of Appeals of Georgia A23A0808, A23A0809. HI TECHNOLOGY CORP. v. QUALITY & INVESTMENT PROPERTIES SUWANEE, LLC; and vice versa.

WATKINS, Judge.

In these cross-appeals from a case involving claims for beach of contract and

defamation, the parties appeal the trial court’s rulings on their competing motions for

summary judgment. The trial court concluded that although the remedies and limitation

of liability clauses in the parties’ agreement did not completely bar the plaintiff’s

breach of contract claims, the defendant’s liability was capped at $1 million. The trial

court also concluded that the defendant’s counterclaim for defamation can proceed. We

reverse in part, as we conclude that summary judgment should have been granted as

to one of the bases for the defamation counterclaim, and otherwise affirm the trial

court’s rulings. Summary judgment is appropriate where “the pleadings, depositions, answers

to interrogatories, and admissions on file, together with the affidavits, if any, show that

there is no genuine issue as to any material fact and that the moving party is entitled

to judgment as a matter of law[.]” OCGA § 9-11-56 (c). “We review a grant or denial

of summary judgment de novo and construe the evidence in the light most favorable

to the nonmovant. Because this opinion addresses cross-motions for summary

judgment, we will construe the facts in favor of the nonmoving party as appropriate.”1

So viewed, the record shows that HI Technology Corporation, formerly known

as InComm Holdings, Inc. (“InComm”), is a global financial services company that

facilitates over $50 billion in annual transactions, primarily by selling and activating

gift cards for companies such as American Express, Target, Best Buy, and Walmart.

Quality Investment Properties Suwanee, LLC (“QTS”), is a provider of data center

services, including data center space, power, and connectivity. On December 20, 2019,

InComm’s suite at the QTS data center lost power, disrupting InComm’s ability to sell

and activate gift cards on one of the busiest shopping days of the year.

InComm and QTS entered into their master space agreement in September 2013,

under which QTS agreed to provide InComm with physical space and services in

1 (Citation omitted). Brown v. Sapp, 351 Ga. App. 352 (829 SE2d 169) (2019).

2 QTS’s professional data center. The agreement provided that because InComm

selected the “redundant power supply” option, QTS would guarantee that power would

be available in InComm’s suite 99.999 percent of the time. The agreement further

identified the remedy InComm would receive if QTS failed to provide the specified

level of service, relevantly providing that if power was unavailable for more than 86

minutes in a given month, InComm would receive a “service level credit” of 10.6

percent of its total monthly recurring charge. The agreement also contained a

consequential damages waiver providing that the parties would have no liability for

damages to each other except, as relevant to this appeal, in cases of gross negligence

or intentional misconduct, and in such circumstances their liability would be capped

at $1 million. The parties subsequently renewed their agreement through March 31,

2020.

On December 20, 2019, the data center experienced a power outage, and a

portion of InComm’s suite was without power for approximately two hours. InComm

received a service credit of $17,269.48 on its monthly invoice.

Six months later, InComm filed suit against QTS, raising claims for breach of

contract, declaratory judgment (as to the enforceability of the provisions of the

3 agreement waiving or limiting QTS’s liability for damages) and attorney fees.2

InComm alleged that it lost tens of millions of dollars due to the outage and contended

that QTS was “grossly negligent and intentional” in how it installed and operated the

power configuration to InComm’s suite. QTS filed a counterclaim for defamation,

alleging that InComm employees made false statements to QTS customers about the

power outage. The parties filed cross-motions for summary judgment, and the trial

court concluded that QTS was potentially liable for breach of contract but that its

liability was limited to, at most, $1 million. Thus, the trial court granted QTS’s motion

for summary judgment with respect to alleged damages in excess of $1 million and

denied the motion as to all other claims. The trial court also denied InComm’s motion

for summary judgment to the extent it sought damages over $1 million. In a separate

order, the trial court denied InComm’s motion for summary judgment as to QTS’s

counterclaim for defamation. The parties then filed these appeals.

2 InComm also raised a tort claim for gross negligence, but the trial court granted QTS’s motion to dismiss that claim, ruling that InComm’s tort claim was barred by the economic loss rule. See Gen. Elec. Co. v. Lowe’s Home Centers, 279 Ga. 77, 78 (1) (608 SE2d 636) (2005) (“The ‘economic loss rule’ generally provides that a contracting party who suffers purely economic losses must seek his remedy in contract and not in tort.”). InComm does not challenge that ruling on appeal.

4 1. QTS contends that pursuant to the parties’ agreement, particularly Section 5

of the addendum, contractually-established credits are InComm’s sole and exclusive

remedy for the breaches alleged in this case. It is undisputed that, after the power

outage, QTS paid InComm $17,269.48 in such “Service Level Credits.” QTS maintains

that InComm is not entitled to any additional recovery.

The addendum to the parties’ master space agreement provides:

5.2 Power Guarantee. Except in the event of Facilities Maintenance, Customer Maintenance and Force Majeure conditions, QTS shall have the contracted power available for the Customer as follows: 99.999% of the time during the Term of this Addendum when configured with redundant power, or if the Customer does not choose the redundant power option on the Customer order form, 99.99% of the time during this Addendum (“Power Guarantee”).

Power Remedy. In the event QTS fails to provide the level of service provided in the Power Guarantee, Customer shall receive the applicable remedy (“Service Level Credit”) described below.

[The agreement then includes a chart indicating the service level credit to be awarded for each scenario.]

The addendum also provides:

5.7

5 Remedies. a) If, during the term of this Addendum, QTS fails to meet [the] Power Guarantee, . . . Customer shall be entitled to receive, as its sole and exclusive remedy, the applicable Service Level Credits described in Section[] 5.2 . . . of this Addendum.

QTS asserts that because all of the damages InComm alleges in this case arose

from the loss of power in its suite, Service Level Credits, which QTS already paid,

were InComm’s “sole and exclusive remedy” pursuant to Section 5.7. QTS

acknowledges that InComm has argued that QTS breached the parties’ agreement in

several ways — including by failing to maintain and provide backup power in

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QUALITY INVESTMENT PROPERTIES SUWANEE, LLC v. HI TECHNOLOGY CORP. F/K/A INCOMM HOLDINGS, INC., Counsel Stack Legal Research, https://law.counselstack.com/opinion/quality-investment-properties-suwanee-llc-v-hi-technology-corp-fka-gactapp-2023.