Justia North Dakota Supreme Court Opinion Summaries

Prairie Supply, Inc. ("Prairie") sued Raymond Winter, doing business as Prairie Wood Products, in small claims court alleging Winter sold Prairie wood stakes that did not conform to samples provided to Prairie. Winter answered, alleging Prairie's claim affidavit was defective, and he was not a party to the contracts with Prairie. Winter asserted the agreements for the wood stakes were between Prairie and his employer Pro Pallet, Inc., a North Dakota corporation doing business as Prairie Wood Products. After an unrecorded hearing, the small claims court entered a $15,000 judgment against Winter. Winter petitioned the district court for a writ of certiorari, arguing the small claims court exceeded its jurisdiction. The district court denied Winter's petition, concluding the small claims court had jurisdiction over the action, and Winter was improperly seeking to use a writ of certiorari to appeal from the small claims court judgment. Finding that the small claims court did not exceed its jurisdiction, the Supreme Court affirmed and declined supervisory jurisdiction. View "Winter v. Solheim" on Justia Law

Ronald Olson and Marlys Kjellberg appealed the grant of summary judgment dismissing their action for damages against Alerus Financial Corporation, Alerus Financial, National Association ("Alerus Entities") and Jayson Menke, and an order denying leave to amend their complaint. Robert Olson, Ronald Olson and Marlys Kjellberg ("Olsons") are siblings who owned farm real estate in Grand Forks County, North Dakota. Jayson Menke was a real estate agent with Botsford & Qualey Land Company of Grand Forks. On June 9, 2011, the Olsons signed a real estate listing agreement with Botsford Qualey and Menke that provided Botsford Qualey with the exclusive right to sell 200 acres of the Olsons' farmland. The listing agreement stated, "Seller is solely responsible for determining the appropriate listing price and has elected to offer the property by Conventional Sale." Menke provided the Olsons an analysis of their farmland, estimating the fair market value at $1,500 per acre. The Olsons increased the listing price to $1,700 per acre. The listing agreement shows an initially proposed sale price of $225,000, which the Olsons increased when they crossed out that amount and inserted $340,000 as the selling price. The Olsons' long-time tenant made a written offer to buy the land at the full asking price of $1,700 per acre. he Olsons and Menke subsequently learned the tenant was attempting to resell the farmland at a higher price than he agreed to pay the Olsons. On August 30, 2011, the tenant closed on his purchase from the Olsons. That same day, the tenant closed on the sale of the same farmland to a nearby farmer for $500 more per acre than he paid the Olsons. On December 15, 2011, Alerus Financial, N.A. acquired the stock of Botsford Qualey and Botsford Qualey filed notice of intent to dissolve. the Olsons sued "Alerus Financial Corporation (former parent company of Botsford & Qualey Land Company)." Alerus Financial Corporation answered. At about the same time, Botsford Qualey and Menke served a joint answer to the complaint even though they were not listed as defendants or served with the summons. The Olsons moved to amend the complaint to add Alerus Financial, N.A., Menke and Botsford Qualey as defendants. On April 4, 2014, the district court granted the Olsons leave to add Alerus Financial, N.A. and Menke as defendants but did not allow the Olsons to add Botsford Qualey. Upon review, the Supreme Court reversed the district court's order denying leave to amend the complaint and remanded for further proceedings. The Court also reversed the district court's order granting summary judgment dismissing the Olsons' claims against Menke for breach of fiduciary duty. The Court affirmed the district court's order for summary judgment dismissing the Olsons' claims seeking to impose respondeat superior liability on the Alerus entities and to pierce the Alerus entities' corporate veil. View "Olson v. Alerus Financial Corp." on Justia Law

Prairie Supply, Inc. appealed a district court judgment ordering Prairie to pay Apple Electric, Inc. damages for conversion by the wrongful repossession of some ground heaters. In late 2011, Prairie and Apple entered into separate oral lease-to-own agreements for two ground heaters. The combined sales price for the heaters was $70,000. Apple took possession of the heaters and made monthly payments. After Apple made late payments, Prairie repossessed the heaters on July 1, 2012, and sued to recover past due rental payments. Apple had paid over $60,000 to Prairie at the time of repossession. At trial, Apple claimed the agreements were for the purchase of the heaters, and Prairie claimed the agreements were leases and it had the right to repossess the heaters after Apple made late payments. The district court concluded the parties' agreements were purchase agreements, not lease agreements; Prairie's repossession of the heaters was wrongful and constituted conversion; and Apple was entitled to damages. After the district court issued its memorandum decision, findings of fact, conclusions of law and order for judgment, Prairie moved for amended findings, additional findings, or in the alternative, a new trial. Prairie requested a new trial, arguing: (1) "[t]he damages awarded to [Apple] by the Court were excessive and not supported by law or the evidence presented at trial;" and (2) "there was no evidence presented as to the actual market value of the heaters." The court denied Prairie's motions and a final judgment was entered. Prairie appealed the district court's memorandum decision, findings of fact, conclusions of law and order for judgment, and judgment. Prairie did not appeal the court's order denying the motion for amended findings, additional findings, or in the alternative, a new trial. The Supreme Court affirmed, concluding its review of the issues raised by Prairie on appeal was limited to the issue of damages, and the award of damages to Apple was supported by the evidence. View "Prairie Supply, Inc. v. Apple Electric, Inc." on Justia Law

Jose Santoyo appealed a judgment that awarded damages to Darwin Savre for overpayments under the parties' lease and purchase option agreement and dismissed Santoyo's counterclaim for damages to the leased property. Savre owned and operated Savre's Heavy Truck & Auto Repair in Fargo. Santoyo owned the two parcels of real property and building that are the subject of the leases and option agreement in this case. The original lease term was from June 15, 2008, to June 15, 2010, with Savre paying rent of $2,300 per month until June 15, 2009, at which time the rent would increase to $2,708.33. About the time of the rent increase, Savre and Santoyo entered into a "Lease to Purchase Option Agreement." Although the lease and option agreement required Savre to pay his monthly rent payments on the first of each month, Savre was frequently late in his payments from the beginning of the lease. Santoyo accepted the payments and did not give Savre written notice of any intent to terminate the lease based on Savre's late payment. Savre made monthly payments in varying amounts under the option agreement, and the district court found he paid at least a total of $4,000 each month. In the fall of 2012, Savre and another individual formed JDDS, LLC, intending to use the entity to finance the purchase of Santoyo's property. The district court found, however, that Savre did not attempt to assign, convey, delegate or transfer his purchase option to JDDS. In late 2012, Savre made his first attempt to exercise his option to purchase the property with a handwritten notice to Santoyo. In early 2013, Savre made a second attempt to exercise the option with another handwritten notice to Santoyo. Santoyo did not respond to Savre. By the time of the second attempt to exercise the option, Savre had paid at least $180,000 in monthly payments, satisfying an option agreement requirement. After Santoyo did not sell him the property, Savre stopped making monthly payments. Santoyo initiated eviction proceedings against Savre in the district court. The court granted the eviction and entered judgment against Savre for unpaid rent and Santoyo's costs and disbursements. Savre vacated Santoyo's property at the end of June 2013 and began leasing a different space in Fargo. Savre subsequently commenced this action, alleging that Santoyo breached the option agreement when he failed to sell the property leased to Savre after he exercised his option and that Santoyo had been unjustly enriched. Santoyo denied the allegations and counterclaimed, alleging Savre violated his contractual and statutory duties by damaging the property upon being evicted from the premises. Santoyo argued the district court erred as a matter of law when the court concluded Santoyo had a contractual duty to sell his property to a third party that did not exist at the time of the agreement and had no rights under the agreement. The Supreme Court concluded the district court did not clearly err in finding that Santoyo had breached the agreement and that Santoyo had waived strict compliance with the option agreement's terms when he accepted Savre's late lease payments. Furthermore, the Court concluded the court failed to make sufficient findings of fact to explain dismissal of Santoyo's counterclaim for damages. The Court accordingly affirmed in part, reversed in part, and remanded for further proceedings. View "Savre v. Santoyo" on Justia Law

The Pifer Group, Inc., appealed, and Judith Liebelt and Sandra and Dennis Janke cross-appealed, a judgment awarding Pifer Group $8,215.81 for breach of two land auction sale agreements. Liebelt and the Jankes entered into separate land auction sale agreements with Pifer Group to auction their Cass County farmland. On the morning of the scheduled auction, Liebelt and the Jankes sent Pifer Group an email stating: "We are withdrawing from today's 11am land auction and will refuse any and all bids pursuant to our contract agreement." No auction sale was held. Pifer Group sued Liebelt and the Jankes for breach of the auction sale agreements and sought damages based on full sales commissions that would have been owed if the sales occurred. Construing the auction sale agreements, the district court on summary judgment awarded Pifer Group only cancellation fees of $8,215.81 and rejected the arguments of Liebelt and the Jankes that the agreements were void as a matter of law. The Supreme Court affirmed, concluding the auction sale agreements are enforceable and the district court did not err in its interpretation of them. View "Pifer Group, Inc. v. Liebelt" on Justia Law

Red River Trucking, LLC, appealed an amended judgment determining Peterbilt of Fargo, Inc., had a valid repairman's lien for completed repairs to a truck owned by Red River Trucking, Peterbilt breached a contract with Red River Trucking to repair the truck, and Red River Trucking was entitled to $390.66 in damages for Peterbilt's breach of the repair contract. After review of the parties' arguments on appeal, the Supreme Court concluded Red River Trucking's appeal from the amended judgment was timely and issues about damages for breach of the repair contract were not moot because of the subsequent sheriff's sale of the truck. The Court also concluded the district court did not clearly err in finding Red River Trucking failed to mitigate its damages and in awarding Red River Trucking $390.66 in damages for Peterbilt's breach of the repair contract. View "Peterbilt of Fargo, Inc. v. Red River Trucking, LLC" on Justia Law

Aggregate Construction, Inc., appealed the grant of summary judgment which declared certain leases of shop and office property to Aggregate were terminated on December 31, 2011, and dismissing Aggregate's counterclaims against Robin and Kathleen Funke. The Supreme Court concluded after review that the district court did not err in construing the leases to effectuate a termination on December 31, 2011, and in dismissing Aggregate's counterclaims. View "Funke v. Aggregate Construction, Inc." on Justia Law

This case stemmed from Ward Farms' purchase of Enerbase Cooperative Resource's tractor at a third-party auction sale. Michael Ward, a partner of Ward Farms, attended an auction sale, and bid on the tractor. Shortly after the sale, Ward Farms discovered the tractor required significant repairs. At Ward Farms' request, Enerbase inspected the tractor and estimated the repair costs as ranging from $19,550 to $31,430. Subsequently, Ward Farms sued Enerbase alleging fraud, misrepresentation, deceit, and breach of express and implied warranties. Ward Farms sought alternative remedies of rescission or damages. Ward Farms appealed the district court judgment denying its motion to amend its complaint and granting a summary judgment motion in favor of Enerbase. Upon review, the Supreme Court concluded the district court did not abuse its discretion in denying Ward Farms' motion to amend, and the district court did not err in granting Enerbase's summary judgment motion because Ward Farms did not raise an issue of material fact regarding its claim. View "Ward Farms v. Enerbase Cooperative Resource" on Justia Law

Kelly Kohn and Kohn Electric, LLC, appealed a damages award given in favor of Eugene Pegg for $11,299 for breach of an oral partnership agreement. Pegg had been an electrician for more than 30 years and had several employers throughout his career. In 1999, Sungold, a sunflower seed processing facility, became Pegg's customer, and Pegg brought the Sungold account with him when he changed employers. Kohn had been an electrician since 1996 and became a partner in each of the companies in which he was employed. In 2009, both Pegg and Kohn worked at Enterprise Electric in Valley City. In March 2009, Kohn left Enterprise Electric and started Kohn Electric. In June 2009, Pegg was dissatisfied with his job at Enterprise Electric because the company refused to pay him a percentage of the substantial revenue generated by the Sungold account. Pegg testified he approached Kohn and proposed that they become partners in Kohn Electric, with Pegg contributing the Sungold account and $10,000 in capital. In return, Pegg would receive 10 percent of the gross revenue generated by the Sungold account, 10 percent of Kohn Electric's net revenue, and an hourly wage. Pegg stated he agreed to the same wage he received from Enterprise Electric and agreed to no paid vacations or overtime pay. Although no written agreement existed about the alleged partnership, Pegg testified he and Kohn "shook hands on it," and Pegg began working at Kohn Electric in July 2009. Pegg paid $9,152.49 for a pickup truck titled in Kohn Electric and paid for tools and equipment for the business. After Kohn denied he and Pegg were partners, Pegg quit Kohn Electric and in 2011 brought this action for breach of the oral partnership agreement, seeking recovery of proceeds due under the agreement. Before trial, Kohn paid Pegg $9,152.49 for his contributions to the business. Following a bench trial, the district court found the parties entered into an oral partnership agreement, Pegg substantially performed his obligations under the agreement by contributing the pickup, equipment and the Sungold account, and Kohn breached the agreement. The court found no agreement existed giving Pegg 10 percent of Kohn Electric's net income from all accounts, but it awarded Pegg $11,164 representing 10 percent of the gross revenue generated from the Sungold account during Pegg's employment. Judgment of $11,299, including costs and disbursements, was entered against Kohn and Kohn Electric. Because the district court's challenged findings of fact were not clearly erroneous, the Supreme Court affirmed. View "Pegg v. Kohn" on Justia Law

Service Oil, Inc., appealed and Rory Gjestvang, Brad Bjerke and LaRayne Haakenson cross-appealed a judgment entered after a bench trial dismissing the parties' claims involving their business relationship. Steven Lenthe was the sole owner of Service Oil, which operated convenience stores in North Dakota, and defendants Gjestvang, Bjerke, Haakenson and Don Stetson were employees of Service Oil. Gjestvang started working for Service Oil in 1985, serving as operations manager from 1992 until April 2010. Bjerke was supervisor of eastern North Dakota stores from 1997 until 2010. Haakenson was district supervisor and manager of the Bismarck travel center from 1993 until May 2010. This lawsuit stemmed from a transaction involving the purchase of repossessed wholesale inventory, initially located in a warehouse in Bismarck, and an agreement for the sale of that inventory through Service Oil. In March 2007, American Bank Center in Bismarck contacted Haakenson about purchasing a large volume of repossessed inventory. Gjestvang and Haakenson discussed the matter with Lenthe, and he agreed to provide $700,000 to purchase the inventory. In April 2007, Lenthe, Gjestvang, Haakenson and Bjerke executed a Warehouse Business Agreement to sell the inventory. At about the same time of the agreement, Service Oil finalized the purchase agreement and lease with American Bank Center, resulting in Service Oil purchasing the inventory in Bismarck for its newly established "Merchandise Depot" division for $700,000. In May 2009 Service Oil moved the warehouse operation and remaining inventory to Fargo. In early 2009, Gjestvang created a separate entity called "Prairie Distributing" and, on May 1, 2009, rented a building for its warehouse business. In May 2009, defendants Les Laidlaw and Rodney Demers started an entity under the trade name "Laidlaw Sales." Laidlaw and Demers also were sales representatives of Prairie Distributing. Gjestvang purchased merchandise for Prairie Distributing and used the services of Demers and Laidlaw to sell products to Service Oil, which was done without informing Service Oil. Service Oil sued Gjestvang, Bjerke, Haakenson, Stetson, Demers and Laidlaw. Service Oil alleged the defendants conspired to deceive Service Oil and sought a refund of commission overpayments from Gjestvang, Bjerke and Haakenson. Service Oil also asserted a claim against Gjestvang for conversion of certain brand-name gloves, asserting the gloves were Service Oil's property and were retrieved from Prairie Distributing's garbage. Upon review, the Supreme Court concluded that the district court's underlying findings of fact were not clearly erroneous and the court did not err in dismissing all the parties' claims. Accordingly, the Supreme Court affirmed. View "Service Oil, Inc. v. Gjestvang" on Justia Law