Strand v. Courier

434 N.W.2d 60, 1988 S.D. LEXIS 180, 1988 WL 132708
CourtSouth Dakota Supreme Court
DecidedDecember 14, 1988
Docket15801
StatusPublished
Cited by8 cases

This text of 434 N.W.2d 60 (Strand v. Courier) is published on Counsel Stack Legal Research, covering South Dakota Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Strand v. Courier, 434 N.W.2d 60, 1988 S.D. LEXIS 180, 1988 WL 132708 (S.D. 1988).

Opinions

EVANS, Circuit Judge.

Defendant Carol Courier (Courier) appeals from a judgment entered against her following a jury verdict granting plaintiff Tory Kaufman (Kaufman) $2,708.40 as the balance due on a remodeling project. The trial court awarded prejudgment interest and costs. We affirm the jury award and the prejudgment interest, but reverse and remand as to costs.

FACTS

Dean Strand (Strand) worked full-time at the Mitchell Fire Department and worked part-time in his own construction business. Strand was a friend of Courier and her family. He had helped Courier’s brother construct a pole shed which contained an apartment where Courier lived. Courier wanted to add a second apartment to the pole shed so she could assist her mother with the care of her father. Courier discussed remodeling with Strand periodically for nine months to one year before construction began.

In late October 1984, the suspended ceiling in Courier’s apartment collapsed. Courier hired Strand to repair it. During the ceiling repair, Strand and Courier talked on two or three more occasions about remodeling the new apartment. Eventually they agreed upon a remodeling plan. Strand wrote certain cost figures for the project on what became a kitchen wall that was later painted. Strand recalled the estimate to be:

Materials $1,250.00
Electrical 750.00
Plumbing 750.00
Labor 2,000.00
Cupboards 750.00
Total $5,500.00

Courier recalled the estimate to be in the range of $4,500.00 to $5,000.00, but there was a margin left for unseen things. She asserted, however, that it was firm that it would be less than $5,000.00. She recalled the estimate to be:

Materials $1,200.00
Electrical 500.00
Plumbing 750.00
Labor 1,000.00
Total $3,450.00

Courier also testified that Strand was to advise her at any time he thought the job would be going over the $5,000.00 cap she had set. Strand never did so.

Between the negotiations with Courier and the remodeling project actually starting, Strand sold his business to Kaufman. Kaufman was also a full-time fireman and an employee of Strand. Strand testified he agreed to work for Kaufman for one year and to help with the remodeling projects.

Courier claims she had no knowledge of Kaufman’s involvement in the job. Strand and Kaufman testified Courier knew of this arrangement throughout the course of the remodeling. While Kaufman did perform work on the project, Strand continued to supervise the work and discuss any changes made with Courier.

Upon completion of the project, Kaufman presented a bill to Courier which, after revisions including the supplier’s receipts and all credit, totaled $5,086.21. This amount excluded $500.00 previously paid Strand, $1,103.00 for electrical work and [63]*63$1,500.00 for plumbing. This made the total project cost $8,119.21. Courier told Kaufman that she did not hire him and the remodeling project far exceeded Strand’s bid of $4,500.00 to $5,000.00. She refused to pay. Courier proceeded to pay many of the materialmen directly.

Strand and Kaufman’s complaint sought a $2,787.50 judgment. Courier counterclaimed for $2,392.45 for work negligently performed, work omitted and reimbursement for overpayment of the contract price. Strand testified he had no money due under the contract and that the money due would be payable to Kaufman. The trial court granted Courier’s motion for a directed verdict against Strand. Strand and Kaufman’s trial exhibit number 2 shows $2,708.40 as the balance due, which was the amount of the jury verdict. Courier raises five issues.

ISSUE ONE

WHETHER THE EVIDENCE WAS SUFFICIENT TO SUPPORT THE VERDICT OF THE JURY IN FAVOR OF KAUFMAN.

Courier cites no authority for this contention but argues that Kaufman failed to meet the burden imposed by the trial court’s instructions.

This court has held on many occasions that authority must be cited to afford a meaningful review of the issues on appeal. State v. LaCroix, 423 N.W.2d 169 (S.D.1988); State v. Banks, 387 N.W.2d 19 (S.D.1986); State v. Shull, 331 N.W.2d 284 (S.D.1983). Even if authority had been cited, we would still hold that sufficient evidence exists to support the jury verdict.

Upon review, the evidence and inferences therefrom are viewed in a light most favorable to uphold the verdict. A verdict must be upheld if there is competent and substantial evidence to support it. Ebert v. Fort Pierre Moose Lodge No. 1813, 312 N.W.2d 119 (S.D.1981). Viewing the evidence most favorable to the appellees, a contract existed for a remodeling project. Strand bid the project but Kaufman was the actual contractor. Courier knew of this arrangement. Strand continued to supervise the project and Courier received the benefit of all his services, personal trust and confidence. Additional items of material and labor were added by agreement of Strand and Courier during the work on the remodeling. The jury could reasonably conclude that there was no firm bid, or, that there was a firm bid modified by subsequent agreement of the parties. Courier selected different cupboards, which cost nearly $1,500.00 rather than $750.00. She hired the plumber and knew it would cost $1,500.00 rather than $750.00. Other additions and changes were made by agreement of the parties. The verdict was adequately supported by the evidence.

ISSUE TWO

WHETHER THE TRIAL COURT ERRED BY FAILING TO INSTRUCT THE JURY ON THE LAW OF UNDISCLOSED AGENCY.

Courier proposed the following jury instruction:

If a contract is made by an agent without disclosing that he is acting as agent for another, his principal, and the contract involves elements of personal trust and confidence as a consideration moving from the agent, contracting in his own name, to the other party to the contract, the principal cannot, against resistance of the other party, enforce the contract. An intention to make the personality of the parties an essential of material part of the contract may be inferred from the circumstances of the negotiation and entry into the contract.

Courier’s version of the facts presented at trial show that Strand entered into the remodeling contract with her while Strand was acting as agent for Kaufman, an undisclosed principal.

A person who makes a contract with an agent of an undisclosed principal, intended by the agent to be on account of his principal and within the power of such agent to bind his principal, is liable to the principal as if the principal himself had made the contract with him, unless he is [64]*64excluded by the form or terms of the contract, unless his existence is fraudulently concealed or unless there is set-off or a similar defense against the agent.

Restatement (Second) of Agency § 302 (1958).

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Strand v. Courier
434 N.W.2d 60 (South Dakota Supreme Court, 1988)

Cite This Page — Counsel Stack

Bluebook (online)
434 N.W.2d 60, 1988 S.D. LEXIS 180, 1988 WL 132708, Counsel Stack Legal Research, https://law.counselstack.com/opinion/strand-v-courier-sd-1988.