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Construction Law Jury Instructions

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Construction Law Jury Instructions INDEX CONSTRUCTION LAW JURY INSTRUCTIONS A. The Contract Corresponding WPI 1.1 Contract Definition 301.01 1.2 Offer and Acceptance 301.03 1.3 Intent of the Parties 301.05 1.4 Parole Evidence 301.06 1.5 Quasi Contract 301A.02 B. Mistakes 2.1 Mutual Mistake 301.08 2.2 Unilateral Mistake-Prior to Contract Award 301.09 2.3 Unilateral Mistake-After Contract Award 301.09 2.4 Bid Quotation/Promissory Estoppel 301A.01 C. Claims, Duties and Defenses 3.1 Duty to Investigate 302.02 3.2 Covenant of Good Faith & Fair Dealing 302.11 3.3 Duty Not to Hinder or Interfere 302.08 3.4 Spearin Doctrine Comm. Draft 3.5 Duty to Disclose in Soliciting Bids Comm. Draft 3.6 Waiver/Mike M. Johnson v. Spokane Cty 302.07 1 3519933.1 3.7 Change Orders 301.07 3.8 Implied Warranty of Habitability Comm. Draft 3.9 Substantial Performance 302.03 3.10 Equitable Estoppel 302.05 3.11 Agency 50.01;50.02.01 3.12 Independent Contractor 50.11 3.13 Distinguishing Agent v. Independent Contractor 50.11.01 3.14 Accord and Satisfaction 301.07 3.15 Impossibility/Impracticability 302.09; 302.10 3.16 Concurrent Delay Comm. Draft 3.17 Unforeseen Conditions (Types I and II) Comm. Draft D. Breach 4.1 Breach of Contract 302.01 4.2 Acceleration as Breach of Contract Comm. Draft 4.3 Material Breach 302.03 4.4 Anticipatory Breach 302.04 E. Damages 5.1 Expectation Damages 303.01 5.2. Liquidated Damages 303.07 5.3 Lost Profits 303.04 5.4 Construction Defect Damages 303.03 2 3519933.1 5.5 Mitigation of Damages 303.06 5.6 Total Cost Recovery Comm. Draft 3 3519933.1 1.1 Contract Definition – Use WPI 301.01 Notes A contract is a promise or a set of promises for the breach of which the law gives a remedy, or the performance of which the law in some way recognizes as a duty.1 A contract may be oral.2 A contract may be implied in fact with its existence depending on some act or conduct of the party sought to be charged.3 If the parties' intention is clear and they have agreed upon the terms of a contract, then a contract exists, even though one or both of the parties may have contemplated formalizing it in a written document.4 The acceptance of an offer is always required to be identical with the offer, or there is no meeting of the minds and no contract.5 Consideration is sufficient when the promisor undertakes some act or forbearance that will be, or apparently may be, detrimental to the promisor or beneficial to the promissee, and neither of which is void.6 Courts are loath to inquire about the "adequacy" of consideration, that is, into the comparative value of the promises and acts exchanged.7 "[P]arties who are competent to contract will not be relieved from a bad bargain they make unless the consideration is so inadequate as to be constructively fraudulent."8 1 Corbit v. J.I. Case Co., 70 Wn.2d 522, 531, 424 P.2d 290 (1967) (citing Restatement of Contracts § 1 (1932)). 2 Bell v. Hegewald, 95 Wn.2d 686, 690, 628 P.2d 1305 (1981). 3 Id. 4 Pietz v. Indermeuhle, 89 Wn. App. 503, 519, 949 P.2d 449 (1998). 5 Blue Mountain Constr. Co. v. Grant County Sch. Dist. No. 150-204, 49 Wn.2d 685, 688, 306 P.2d 209 (1957). 6 Luther v. Nat'l Bank of Commerce, 2 Wn.2d 470, 483, 98 P.2d 667 (1940). 7 Browning v. Johnson, 70 Wn.2d 145, 147, 422 P.2d 314 (1967). 8 Id. (quoting Rogich v. Dressel, 45 Wn.2d 829, 843, 278 P.2d 367 (1954)). 4 3519933.1 1.2 Offer and Acceptance: Use WPI 301.03 Notes: It is essential to the formation of a contract that the parties manifest to one another their mutual assent to the same bargain at the same time.1 Generally, mutual assent takes the form of an offer and an acceptance.2 An offer consists of a promise to render a stated performance in exchange for a return promise being given.3 It is often difficult to distinguish between offers and preliminary negotiations.4 "Great care should . be taken not to construe the conduct, declarations, or letters of a party as proposals when they are intended only as preliminary negotiations."5 The question in such cases is, did the offeror mean to submit a proposition, or was the offeror only setting the terms of an agreement on which the offeror proposed to enter, after all its particulars are adjusted.6 An agreement, to be finally settled, must comprise all the terms that the parties intended to introduce into the agreement, and until the terms of a proposal are settled, the proposer is at liberty to retire from the bargain.7 A bid is no more than an offer to contract.8 There is no contract until the offer is accepted.9 "Once a written bid is submitted and accepted, a legally binding contract is formed."10 "Acts and conduct, as well as words, may show an offer and acceptance."11 A revocable offer can be accepted only by the person to whom it is made.12 An expression of assent that changes the terms of the offer in any material respect should be interpreted as a counter offer; it 1 Pacific Cascade Corp. v. Nimmer, 25 Wn. App. 552, 555-56, 608 P.2d 266 (1980). 2 Id. at 556. 3 Id. (citing Restatement of Contracts § 24 (1932)). 4 Id. 5 Id. (quoting Coleman v. St. Paul & Tacoma Lumber Co., 110 Wash. 259, 272, 188 P. 532 (1920)). 6 Id. (citations omitted). 7 Id. at 556-57 (citations omitted). 8 Mottner v. Town of Mercer Island, 75 Wn.2d 575, 579, 452 P.2d 750 (1969). 9 Id. 10 Modern Builders, Inc. of Tacoma v. Manke, 27 Wn. App. 86, 93, 615 P.2d 1332 (1980) (citation omitted). 5 3519933.1 is not an acceptance and does not constitute a contract.13 If a person, with a reasonable opportunity to reject an offer, takes the benefit of the offer under circumstances that would indicate to a reasonable person that the offer was made with the expectation of compensation, a contract is formed.14 The question of what is a reasonable time for acceptance must be determined from the nature of the contract and the character of the business in which the parties were engaged.15 11 Johnson v. Whitman, 1 Wn. App. 540, 545, 463 P.2d 207 (1969). 12 Dorsey v. Strand, 21 Wn.2d 217, 224, 150 P.2d 702 (1944). 13 Rorvig v. Douglas, 123 Wn.2d 854, 858, 873 P.2d 492 (1994). 14 Jones v. Brisbin, 41 Wn.2d 167, 172, 247 P.2d 891 (1952). 15 Coleman v. Davies, 39 Wn.2d 312, 318, 235 P.2d 199 (1951). 6 3519933.1 1.3 Intent of the Parties Use WPI 301.05 7 3519933.1 1.4 Parole Evidence Use WP 301.06 8 3519933.1 1.5 Quasi Contract: Use WPI 301.A02 Notes: The law recognizes two classes of implied contracts: those implied in fact and those implied in law.16 A contract implied in fact is an agreement of the parties arrived at from their conduct rather than their expressions of assent.17 Like an express contract, it grows out of the intentions of the parties to the transaction, and there must be a meeting of the minds.18 A contract implied in law, or "quasi contract," on the other hand, arises from an implied duty of the parties not based on a contract, or on any consent or agreement.19 To establish a quasi contract, (1) the enrichment of the [Defendant] must be unjust, and (2) the [Plaintiff] cannot be a mere volunteer.20 Since recovery in quasi contract is based on the prevention of unjust enrichment, the doctrine is applied when money or property has been placed in one party's possession such that in equity and good conscience it should not be retained.21 16 Trane Co. v. Randolph Plumbing & Heating, 44 Wn. App. 438, 441, 722 P.2d 1325 (1986) (citations omitted) (quoting Heaton v. Imus, 93 Wn.2d 249, 252, 608 P.2d 631 (1980)). 17 Id. 18 Id. at 441-42. 19 Id. at 442. 20 Id. 21 Id. at 441. 9 3519933.1 2.1 Mutual Mistake: Use WPI 301.08 Notes: A mutual mistake is a mistake independently made by both parties regarding a basic assumption of the contract that has a material effect on the contract.1 The test for mutual mistake is whether the contract would have been entered into if there had been no mistake, in other words, that neither party would have entered into the contract if they had a proper understanding of the material facts.2 A mutual mistake alone, however, does not entitle a party to rescind the contract.3 "Equity will grant rescission only where there is a clear bona fide mutual mistake regarding a material fact."4 The truest test of materiality is whether the contract would have been entered into if the parties had been aware of the mistake.5 A party bears the risk of mistake when, at the time the contract is made, the party is aware that it has limited knowledge of the facts to which the mistake relates, but treats such limited knowledge as sufficient.6 1 Draper Machine Words, Inc.
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