VAL Floors, Inc. v. Westminster Communities, Inc.

810 A.2d 625, 355 N.J. Super. 416, 2002 N.J. Super. LEXIS 470
CourtNew Jersey Superior Court Appellate Division
DecidedDecember 5, 2002
StatusPublished
Cited by27 cases

This text of 810 A.2d 625 (VAL Floors, Inc. v. Westminster Communities, Inc.) is published on Counsel Stack Legal Research, covering New Jersey Superior Court Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
VAL Floors, Inc. v. Westminster Communities, Inc., 810 A.2d 625, 355 N.J. Super. 416, 2002 N.J. Super. LEXIS 470 (N.J. Ct. App. 2002).

Opinion

810 A.2d 625 (2002)
355 N.J. Super. 416

V.A.L. FLOORS, INC. and 3L Company, Inc., Plaintiffs-Appellants,
v.
WESTMINSTER COMMUNITIES, INC., Defendant-Respondent.

Superior Court of New Jersey, Appellate Division.

Argued October 23, 2002.
Decided December 5, 2002.

*626 Anthony J. Belkowski argued the cause for appellants (Hedinger & Lawless, attorneys; Mr. Belkowski, on the brief).

Stephen M. Charme argued the cause for respondents (Witman, Stadtmauer & Michaels, attorneys; Mr. Charme, on the brief).

Before Judges KESTIN, FALL[1] and WEISSBARD.

The opinion of the court was delivered by WEISSBARD, J.A.D.

In this breach of contract case, plaintiffs, V.A.L. Floors, Inc. (VAL) and 3L Company, Inc. (3L) appeal from summary judgment granted in favor of defendant Westminster Communities, Inc. We are required to determine whether a contractor's *627 profit estimate based on its past experience is a sufficiently definite basis upon which to submit a damage claim to the jury. Because we conclude that such an estimate amounts to more than just speculation, we reverse.

Westminster is the owner of the "Villas at Harbor Island" (Villas) in West End, NJ. In July of 1997, VAL, a flooring subcontractor, learned of a project at the Villas to install and upgrade flooring materials in individual units. VAL began to prepare a base bid for the fifty-five units at the Villas. VAL employees solicited bids from subcontractors and suppliers of materials over the phone in order to obtain prices needed for the bid. According to VAL, this type of price solicitation is common among contractors in the construction business. VAL took the prices that it obtained from the phone solicitations and transferred them onto cost analysis sheets. In her certification, Linda Luppino[2] explained the process:

Plaintiffs then obtained costs for the labor to be utilized on the Project based upon standard union rates at that time for each of the various disciplines who would be installing the different materials at the Project. These costs were translated, based on our experience, into units of work per man/hour in order to come up with the gross labor costs. In other words, we estimated not only the total labor cost for the base project, but also the per unit cost for each type of material to be installed in each type of unit. These costs were then also transferred to the cost analysis sheets.

Based on these prices, VAL "determined what markup or profit it would seek in preparing its base bid of $443,000," which it submitted in September 1997. Again, this method of arriving at the base bid price was that customarily followed by VAL in the past and by other subcontractors.

Up to this point in time, 3L had not been incorporated. Its incorporation, however, was in the process at the time and VAL intended that 3L would work with it on the project as a joint venture.

In September of 1997, shortly after the bid was submitted, Westminster contacted VAL and informed it that Westminster was accepting VAL's bid. The parties reached a verbal agreement that VAL would perform the work set out in its bid. Luppino's certification explained what happened next:

VAL and 3L then commenced discussion with representatives of Westminster concerning various upgrade programs which would be offered to prospective unit purchasers in lieu of the base materials. The costs for these upgrade programs were obtained and prepared in the same fashion as those for the base contract work. At that time it was our opinion, based upon past experience, that there would probably be approximately $232,000 worth of upgrades for the Project bringing the total contract amount to at least $675,000. As upgrade work is highly profitable in comparison to base contract work, it was our feeling that we would make at least a 33% overall profit on the job, or $235,000.

VAL and 3L were issued numerous construction work orders for various units by Westminster in February and March of 1998. According to the Luppino certification,

[a]dditionally, plaintiffs constructed on site a showroom containing samples of *628 base grade items and the various upgrades of flooring materials which would be available to prospective purchasers of the units. Plaintiffs expended considerable time[3] and effort in establishing the upgrade program as well as the showroom. Westminster clients would and did choose their selections from this showroom.

Plaintiffs asked Westminster for money in advance in order to purchase materials and store those materials at an off-site facility. Westminster denied the request, stating that such a payment was not their typical practice and that it normally paid a contractor after each unit was completed. In a letter dated April 21, 1998, VAL and 3L informed Westminster that it would accept Westminster's payment terms.

The next day, April 22, 1998, Joseph McGinley, a Westminster employee, wrote to plaintiffs informing them that Westminster was terminating its relationship with VAL and 3L and that Westminster had made "a decision to use another supplier." In its complaint, filed a month after the termination, plaintiffs claimed, in separate counts, both out of pocket expenses for "labor, services and materials," as well as lost profits.

As noted, plaintiffs estimated the total contract amount at $675,000, as to which they expected to make 33% profit, or $235,000. However, Luppino also estimated another, alternative profit based on discovery reflecting specification sheets for upgrades on nineteen units actually completed, reflecting a profit of 36% of costs. She explained:

Based upon the specification sheets for the number of units which were provided, and using the same methodology as used to prepare the bid estimate and upgrade program, I prepared an estimate based upon the upgrade program prices for materials and labor for each of these units. That estimate was based upon prices at the time the upgrade program was developed. A summary of my calculations is annexed to defendant's exhibits as Exhibit 12.
It was my feeling that the units for which we had specification sheets were fairly representative of the units in the Project. In fact, two larger units which had been combined into a single unit and undoubtedly had a tremendous amount of upgrade work done, did not have specification sheets. The percentage of upgrade work in those units would undoubtedly skew my calculation upward to a higher profit percentage than that which I arrived at.

By applying that profit margin to the total sales on the project[4] plaintiffs alleged that they would have reaped a total profit of approximately $534,000.

Defendant moved for summary judgment on the grounds that plaintiffs had no enforceable oral contract and because plaintiffs' claim for lost profits was speculative as a matter of law. Following oral arguments, the motion judge granted the motion on the basis that plaintiffs' damages were too speculative but rejected the argument that no enforceable oral contract existed. Defendant does not cross-appeal the denial of summary judgment on the contract issue.[5]

*629 The trial judge found that the inherent problem of the price quotes upon which plaintiffs based their costs was that "even though [they] may serve the immediate business needs of the plaintiff ..., it does not lock in the price for a particular period of time."[6]

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Bluebook (online)
810 A.2d 625, 355 N.J. Super. 416, 2002 N.J. Super. LEXIS 470, Counsel Stack Legal Research, https://law.counselstack.com/opinion/val-floors-inc-v-westminster-communities-inc-njsuperctappdiv-2002.