Ry-Tan Construction, Inc. v. Washington Elementary School District No. 6

111 P.3d 1019, 210 Ariz. 419, 453 Ariz. Adv. Rep. 12, 2005 Ariz. LEXIS 64
CourtArizona Supreme Court
DecidedMay 25, 2005
DocketCV-04-0300-PR
StatusPublished
Cited by7 cases

This text of 111 P.3d 1019 (Ry-Tan Construction, Inc. v. Washington Elementary School District No. 6) is published on Counsel Stack Legal Research, covering Arizona Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Ry-Tan Construction, Inc. v. Washington Elementary School District No. 6, 111 P.3d 1019, 210 Ariz. 419, 453 Ariz. Adv. Rep. 12, 2005 Ariz. LEXIS 64 (Ark. 2005).

Opinions

OPINION

McGREGOR, Vice Chief Justice.

¶ 1 We granted review primarily to consider whether a school district is contractually bound when it has accepted a construction bid but has not yet executed a written contract.1 We conclude that a school district is not contractually bound prior to the execution of a written contract. We exercise juris[420]*420diction pursuant to Article 6, Section 5.3 of the Arizona Constitution and Rule 23 of the Arizona Rules of Civil Appellate Procedure.

I.

¶2 On January 4, 1999, the Washington Elementary School District (the District) solicited bids for the construction of new classrooms. Ry-Tan Construction, Inc. was the lowest bidder. On February 12, 1999, the project architect recommended that the contract be awarded to Ry-Tan.

¶ 3 Representatives from the District met with Ry-Tan on March 1, 1999. At that meeting, the parties discussed problems that had arisen during a 1995 construction project that Ry-Tan had completed for the District. During that project, Ry-Tan began construction prematurely, prior to the completion of asbestos removal by an abatement contractor. As a result, the District sustained fines and citations. Ry-Tan signed an acknowledgment that it would “take all steps necessary to ensure that this type of situation does not occur again.”

¶4 On March 11, 1999, the School District’s governing board (the Board) voted to accept Ry-Tan’s bid, and the Board’s executive director signed a Notice to Proceed. The Board scheduled a meeting with Ry-Tan for March 12, 1999, at 3:00 p.m. At that meeting, the parties were to formally execute the contract documents and Ry-Tan was to receive the Notice to Proceed and provide required bonds.

¶ 5 On the evening of March 11, 1999, Ry-Tan took equipment to the construction site and began work prior to execution of the formal contract. Upon learning of Ry-Tan’s action, District personnel refused to sign the contract and cancelled Ry-Tan’s bid.

¶ 6 Ry-Tan denied that District personnel had instructed it not to begin work before signing the contract and argued that the District lacked authority to cancel or modify the contract. Nevertheless, the Board voted to re-bid the project.

¶ 7 Ry-Tan brought this action, contending that the Board’s approval of Ry-Tan’s bid created a binding contract. It further argued that signing the contract documents and posting the required bonds constituted mere formalities and did not serve as a condition precedent to contract formation. After hearing argument on cross-motions for summary judgment, the trial court held that Ry-Tan could proceed with its action, concluding that “there were only ministerial functions left to accomplish once the school board awarded the contract .... ”

¶ 8 The jury returned a verdict in favor of Ry-Tan. The court of appeals affirmed, holding that “a contract was formed between the School District and Ry-Tan as of the date of the Board’s vote, when the Board found that Ry-Tan was the lowest responsible bidder and made the award.” Ry-Tan Constr., Inc. v. Wash. Elementary Sch. Dist., 208 Ariz. 379, 389 ¶ 32, 93 P.3d 1095, 1105 (App.2004).

II.

¶ 9 More than fifty years ago, this court addressed the issue of contract formation involving public entities in Covington v. Ba-sich Brothers Construction Company, 72 Ariz. 280, 233 P.2d 837 (1951). That case arose after Basich Brothers Construction Company (Basich) submitted a bid to the Arizona State Highway Commission (the Commission) to build a road. Id. at 282, 233 P.2d at 838. As required by the bid specification, Basich’s “proposal guarantee,” a certified check for $30,000, accompanied the bid. The Commission accepted Basich’s bid and sent a letter awarding it the contract. Under the terms of Basich’s proposal, the company had ten days to execute a contract after receiving notice of the award.

¶ 10 Soon after it sent the letter awarding the contract, the Commission adopted a resolution stating that if Basich did not execute and return the contract within ten days of the date of the award, the award would be revoked and the proposal guarantee forfeited. Ten days after making the award, the Commission notified Basich that its proposal guarantee had been forfeited and the contract had been awarded to the next lowest bidder.

¶ 11 Basich then brought a mandamus action to recover the proposal guarantee. The [421]*421trial court held that the notice given by the Commission of its intention to revoke the award was defective and ordered it to return the proposal guarantee. On appeal, we upheld the judgment of the trial court. Id. at 288, 233 P.2d at 842.

¶ 12 We concluded that mandamus was the proper remedy, in part because the “proposal and award were preliminaries looking toward the execution of a formal contract____” Id. at 285, 233 P.2d at 840. We held that the Commission could revoke the award because “a contract with a public agency is not binding on the public agency until a formal contract is executed,” id, and that “the commission [had] the right to reject any and all bids at any time before a formal contract [was] entered into.” Id. at 286, 233 P.2d at 840-41. v Because no contract had been formed, the parties should be returned to their pre-award positions and the deposit returned to Basich.

¶ 13 If we apply Covington’s “bright-line” rule to the facts of this case, the District must prevail. Covington established that a public agency that accepts a bid on a public contract is not bound until a formal contract exists. Because Ry-Tan and the District never executed a formal contract, Ry-Tan cannot recover from the District if Covington controls. Ry-Tan successfully argued to the court of appeals, and argues here, that its situation can be distinguished from that considered in Covington. Alternatively, Ry-Tan suggests, we should overrule our decision in Covington.

III.

A.

¶ 14 The court of appeals accepted Ry-Tan’s approach, concluding first that it could distinguish Covington on the basis of its unusual facts. As the court explained, Covington was “a mandamus action clearly based in equity.” Ry-Tan Constr., 208 Ariz. at 385 ¶ 20, 93 P.3d at 1101. Expounding on that fact, the court held that Covington’s “statement regarding contract formation must be interpreted in that context.” Id. at ¶ 22, 93 P.3d 1095. The court then held that Covington “provides no indication that [the Arizona Supreme Court] was establishing a hard-and-fast rule that would trump different contract terms or different circumstances.” Id.

¶ 15 Although Covington arose out of a particular set of facts, as is true of every judicial decision, and also involved a request for mandamus relief, that opinion did establish a controlling, bright-line rule that governs contracts entered into by public entities after accepting a bid.

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Cite This Page — Counsel Stack

Bluebook (online)
111 P.3d 1019, 210 Ariz. 419, 453 Ariz. Adv. Rep. 12, 2005 Ariz. LEXIS 64, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ry-tan-construction-inc-v-washington-elementary-school-district-no-6-ariz-2005.