Naples v. Keystone Building & Development Corp.
Naples v. Keystone Building & Development Corp.
Opinion of the Court
Opinion
The plaintiffs, Frank Naples and Karen Naples, brought this action against the named defendant, Keystone Building and Development Corporation, its successor entity, Keystone Builders and Developers, LLC (Keystone, LLC),
The record reveals the following relevant facts, as found by the trial court and set forth in its memorandum
In the spring of 2002, the plaintiffs began to notice numerous problems with their new home, including peeling paint, mold on trim boards, leaking windows in the kitchen, master bedroom and bathroom, rotting wood trim, stress fractures in the sheetrock walls and other signs of water damage. The plaintiffs sent the defendants numerous lists outlining the various problems. Bourbeau came to the plaintiffs’ home two or three times and also sent a subcontractor to address some of the issues. The problems persisted, even after the defendants replaced trim boards and recaulked areas of the exterior in response to a July, 2004 report by a claims adjuster sent by the plaintiffs’ home insurer.
The plaintiffs brought this action in a twelve count complaint seeking compensatory, incidental and punitive damages, and attorney’s fees and costs. The plaintiffs alleged that the problems with their home, and the defendants’ failure to correct them, constituted, on the part of the named defendant: (1) breach of contract; (2) unjust enrichment; (3) fraud and intentional misrepresentation; (4) intentional misrepresentation by nondisclosure; and (5) negligent misrepresentation. In the sixth count, the plaintiffs claimed that Keystone, LLC, had engaged in fraud and intentional misrepresentation, and in the seventh count, the plaintiffs alleged that all defendants had violated the Uniform Fraudulent Transfer Act (transfer act), General Statutes § 52-552a et seq. In the eighth and ninth counts, the plaintiffs raised claims of negligence, fraud and misrepresentation against Bourbeau individually. Finally, the tenth, eleventh and twelfth counts were brought against all of the
Following a trial, the trial court filed a memorandum of decision that began with the tenth count of the complaint and rejected the plaintiffs’ piercing the corporate veil claim.
With respect to the plaintiffs’ damages, the trial court utilized the reasonable cost of construction method to determine the damages caused by the breach of the construction contract. The trial court noted that Dykins’ $113,511.48 repair estimate,
On appeal, the plaintiffs challenge several of the trial court’s factual findings and claim that the court improperly failed to: (1) award them the entire costs needed to repair their home, in particular the labor costs, profit and overhead estimate, and costs for painting, insulation and a replacement Pella window; (2) find that the defendants had violated CUTPA; (3) pierce the corpo
I
We begin with the plaintiffs’ claim that the trial court improperly failed to award them the full cost required to repair their home. Specifically, the plaintiffs argue that the trial court improperly declined to credit the portions of Dykins’ testimony and his report that estimated the labor cost of replacing the siding at $46,750, and also declined to award damages for interior painting, compensation for unknown damages ranging from $12,000 to $18,000, costs for insulation and a replacement Pella window. The plaintiffs claim that the trial court’s award is illogical and that a proper damages award in this case would be $148,540.23. In response, the defendants contend that the trial court was not obligated to accept all of the estimates in their entirety and that we should defer to the trial court’s assessment of Dykins’ credibility and the weight of the evidence. The defendants further emphasize that the trial court properly considered Dykins’ testimony to be speculative and uncertain on the bases of his limited inspection of the house and his inclusion of a range of an extra $12,000 to $18,000 for indeterminate “[ujnknown [d]am-ages.” We agree with the plaintiffs and conclude that the trial court’s damages finding was clearly erroneous to the extent that it failed to compensate them for the estimated labor, painting, insulation and replacement window costs for the repair of their home.
“The plaintiff has the burden of proving the extent of the damages suffered. . . . Although the plaintiff need not provide such proof with [m]athematical exactitude . . . the plaintiff must nevertheless provide sufficient evidence for the trier to make a fair and reasonable estimate. ... As we have stated previously, the deter
We conclude that the trial court’s damages award was clearly erroneous because of its failure to award the plaintiffs damages adequate to pay for the labor necessary to replace the trim and siding, as well as to repair and repaint damaged portions of the home’s interior. Although the trial court specifically found that “the amounts in Dykins’ estimate of $46,750 for labor to replace trim and siding, and $18,918.58 for profit and overhead ha[d] not been established with a sufficient degree of certainty,” the court did not point to any conflicting evidence or explain why it elected to discredit those discrete portions of the estimate while accepting the others verbatim. The apparent illogic in the award leaves us with a definite and firm conviction that a mistake has been committed; in awarding the plaintiffs $17,497 for the cost of new siding materials, the trial court plainly credited Dykins’ testimony that it was necessary to install new siding on the home after fixing the leaks, yet it failed to compensate the plaintiffs for the expense of installing those new materials on the house.
H
We next turn to the plaintiffs’ claim that the trial court improperly failed to find that the defendants had violated CUTPA. Relying on, inter alia, Willow Springs Condominium Assn., Inc. v. Seventh BRT Development Corp., supra, 245 Conn. 1, and Tessmann v. Tiger Lee
CUTPA provides: “No person shall engage in unfair methods of competition and unfair or deceptive acts or practices in the conduct of any trade or commerce.” General Statutes § 42-110b (a). “It is well settled that in determining whether a practice violates CUTPA we have adopted the criteria set out in the cigarette rule by the [F]ederal [T]rade [C]ommission for determining when a practice is unfair: (1) [W]hether the practice, without necessarily having been previously considered unlawful, offends public policy as it has been established by statutes, the common law, or otherwise — in other words, it is within at least the penumbra of some common law, statutory, or other established concept of unfairness; (2) whether it is immoral, unethical, oppressive, or unscrupulous; (3) whether it causes substantial injury to consumers, [competitors or other businesspersons]. . . . All three criteria do not need to be satisfied to support a finding of unfairness. A practice may be unfair because of the degree to which it meets one of the criteria or because to a lesser extent it meets
Moreover, “not every contractual breach rises to the level of a CUTPA violation.” Hudson United Bank v. Cinnamon Ridge Corp., supra, 81 Conn. App. 571; see also Lydall, Inc. v. Ruschmeyer, 282 Conn. 209, 247, 919 A.2d 421 (2007) (defendant employee’s breach of employment agreement and attempted takeover of plaintiff publicly traded corporation was insufficient to establish CUTPA violation in absence of showing that employee’s attempted takeover was “in and of itself’ unlawful); IN Energy Solutions, Inc. v. Realgy, LLC, 114 Conn. App. 262, 274-75, 969 A.2d 807 (2009) (breach of sales contract did not constitute CUTPA violation when trial court “specifically found that [the plaintiff] did not prove that [the defendant’s] conduct in failing to pay commissions [pursuant to the contract] was unethical, unscrupulous, wilful or reckless”); accord Tessmann v. Tiger Lee Construction Co., supra, 228 Conn. 55 (upholding CUTPA punitive damages award when “[t]he defendants’ actions clearly r[o]se above simple negligence and supported] a finding of reckless or intentional conduct by the defendants to the plaintiffs’ detriment”).
“It is well settled that whether a defendant’s acts constitute . . . deceptive or unfair trade practices under CUTPA, is a question of fact for the trier, to which, on appellate review, we accord our customary deference. . . . [W]here the factual basis of the court’s decision is challenged we must determine whether the facts set out in the memorandum of decision are supported by the evidence or whether, in light of the evidence and the pleadings in the whole record, those facts are clearly erroneous.” (Internal quotation marks omitted.) IN Energy Solutions, Inc. v. Realgy, LLC, supra, 114 Conn. App. 274.
Ill
The plaintiffs next claim that the trial court improperly rejected their claim, under both the “instrumentality” and “identity” tests, that Keystone, LLC, was a “mere shell,” whose corporate veil should be pierced to allow the plaintiffs’ to hold Bourbeau individually liable for his negligence. The plaintiffs contend that the record reveals that “Bourbeau is [Keystone, LLC] and [Keystone, LLC] is . . . Bourbeau,” and that Bourbeau improperly is attempting to hide behind Keystone, LLC, whose affairs he dominates. Despite the defendants’ briefing of this issue, which is sparse to the brink of inadequacy, we agree with their contention that the trial court’s finding on this issue is supported by evidence in the record, and is, therefore, not clearly erroneous.
“Courts will . . . disregard the fiction of a separate legal entity to pierce the shield of immunity afforded by the corporate structure in a situation in which the corporate entity has been so controlled and dominated that justice requires liability to be imposed on the real actor. . . . We have affirmed judgments disregarding the corporate entity and imposing individual stock
“In Zaist [v. Olson, 154 Conn. 563, 578, 227 A.2d 552 (1967)], we found the controlling stockholder and a related corporation liable under an alter ego theory, concluding that the corporate structure of the defendant in that case could properly have been disregarded under either the instrumentality rule or the identity rule. . . .
“The instrumentality rule requires, in any case but an express agency, proof of three elements: (1) Control, not mere majority or complete stock control, but complete domination, not only of finances but of policy and business practice in respect to the transaction attacked so that the corporate entity as to this transaction had at the time no separate mind, will or existence of its own; (2) that such control must have been used by the defendant to commit fraud or wrong, to perpetrate the violation of a statutory or other positive legal duty, or a dishonest or unjust act in contravention of [the] plaintiffs legal rights; and (3) that the aforesaid control and breach of duty must proximately cause the injury or unjust loss complained of. . . .
“The identity rule has been stated as follows: If [the] plaintiff can show that there was such a unity of interest and ownership that the independence of the corporations had in effect ceased or had never begun, an adherence to the fiction of separate identity would serve only to defeat justice and equity by permitting the economic entity to escape liability arising out of an operation conducted by one coiporation for the benefit of the whole enterprise.” (Citations omitted; internal quotation marks omitted.) Angelo Tomasso, Inc. v. Armor Construction & Paving, Inc., 187 Conn. 544, 552-54, 447 A.2d 406 (1982).
“The concept of piercing the corporate veil is equitable in nature. ... No hard and fast rule, however, as to the conditions under which the entity may be disregarded can be stated as they vary according to the circumstances of each case.” (Citations omitted; internal quotation marks omitted.) Angelo Tomasso, Inc. v. Armor Construction & Paving, Inc., supra, 187 Conn. 555-56. “Ordinarily the corporate veil is pierced only under exceptional circumstances, for example, where the corporation is a mere shell, serving no legitimate purpose, and used primarily as an intermediary to perpetuate fraud or promote injustice.” (Internal quotation marks omitted.) Id., 557. The improper use of the corporate form is the key to the inquiry, as “[i]t is true that courts will disregard legal fictions, including that of a separate corporate entity, when they are used for fraudulent or illegal purposes. Unless something of the kind is proven, however, to do so is to act in opposi
Whether the circumstances of a particular case justify the piercing of the corporate veil “presents a question of fact.” Id., 561; see also id., 556 n.7 (describing resolution of veil piercing cases as “particularly within the province of the trial court” since “each case in which the issue is raised should be regarded as sui generis” [internal quotation marks omitted]). Accordingly, we review the trial court’s decision whether to pierce Keystone, LLC’s corporate veil under the clearly erroneous standard of review. Id., 561-62; see also, e.g., Labbe v. Carusone, 115 Conn. App. 832, 837, 974 A.2d 738 (2009); Litchfield Asset Management Corp. v. Howell, supra, 70 Conn. App. 148.
The case law applying the principles articulated in the leading case of Angelo Tomasso, Inc. v. Armor Construction & Paving, Inc., supra, 187 Conn. 544, is illustrative with respect to the equitable nature of piercing the corporate veil, and shows that courts decline to pierce the veil of even the closest corporations in the absence of proof that failure to do so will peipetrate a fraud or other injustice. Compare Campisano v. Nardi, 212 Conn. 282, 293-94, 562 A.2d 1 (1989) (rejecting attempt to hold principal of dissolving construction corporation personally liable for breach of contract when “[t]he plaintiffs do not claim that the [principal] used his control over the corporation in order to commit or to avoid liability for any personal wrongful act”), and Lewis v. Frazao Building Corp., 115 Conn. App. 324, 336-37, 972 A.2d 284 (2009) (upholding finding of fact declining to pierce corporate veil because, although construction company left incomplete work, “there was no wrongful or deceitful intent on its part” or principal’s part, and even if princi
Thus, viewing the plaintiffs’ claims in light of these cases, we disagree with their argument that the trial court improperly failed to find that they had proven, under the instrumentality test, that Keystone, LLC’s corporate veil should be pierced and Bourbeau held per
For the same reasons, the plaintiffs’ claims also fail under the identity rule, pursuant to which they were required to “show that there was such a unity of interest and ownership that the independence of the corporations had in effect ceased or had never begun, an adherence to the fiction of separate identity would serve only to defeat justice and equity by permitting the economic entity to escape liability arising out of an operation
IV
Finally, we address the plaintiffs’ claim that the trial court improperly failed to award damages for unjust enrichment because the defendants had been enriched by the receipt of more than $650,000, without having provided the quality construction services for which the plaintiffs had contracted. This claim warrants little discussion, as we agree with the defendants that the trial court properly concluded that the damages for that cause of action were compensated by the judgment for the plaintiffs on the breach of contract and warranties act claims. See, e.g., Stein v. Horton, 99 Conn. App. 477, 485, 914 A.2d 606 (2007) (“[p]arties routinely plead alternative counts alleging breach of contract and unjust enrichment, although in doing so, they are entitled only to a single measure of damages arising out of these alternative claims”).
The judgment is reversed in part and the case is remanded for a new trial limited to the issue of the damages awarded pursuant to counts one and eleven of the amended complaint. The judgment is affirmed in all other respects.
In this opinion the other justices concurred.
Keystone, LLC, is the coiporate successor to the named defendant, which is the entity that had contracted with the plaintiffs to build their home. The parties have stipulated that Keystone, LLC, will be responsible for any damages that otherwise would have been paid by the named defendant.
The plaintiffs appealed from the judgment of the trial court to the Appellate Court, and we transferred the appeal to this court pursuant to General Statutes § 51-199 (c) and Practice Book § 65-1.
After subsequent changes to the contract specifications, the plaintiffs ultimately paid approximately $680,000 for their home.
Tyvek is a synthetic material that protects a structure from the elements during the construction process, and later serves to keep exterior air and moisture from penetrating the walls of a completed building while also permitting indoor moisture to escape.
The plaintiffs’ home insurer denied their claim for coverage pursuant to policy exclusions for wear and tear, and faulty or defective design, construction or workmanship.
Both Dykins and Justin Farnsworth, aproduct specialist for the wholesaling company that sold the Tyvek barrier used on the plaintiffs’ home, testified that the Tyvek barrier had not been installed properly because its seams did not overlap and were not taped together.
In response to an oral motion made by the defendants at the conclusion of the plaintiffs’ case, the trial court ruled that the only remaining claims were counts one, two, eight, and ten through twelve of the amended complaint. These surviving claims were, respectively, breach of contract and unjust enrichment against the named defendant, negligence as to Bourbeau, the count seeking to pierce the corporate veil against all of the defendants, and the counts alleging violations of the warranties act and CUTPA against all defendants. The corut’s oral ruling rendered judgment for the defendants on counts three through seven, as well as count nine, of the amended complaint, which had alleged against the named defendant fraud and intentional misrepresentation, intentional misrepresentation by nondisclosure, and negligent misrepresentation, as well as fraud and intentional misrepresentation against Keystone, LLC, violations of the transfer act against all defendants, and fraud and misrepresentation against Bourbeau personally. The trial court’s conclusions relating to these claims have not been challenged on appeal.
The trial court concluded that the continuing course of conduct doctrine barred the defendants’ laches and statute of limitations defenses because Bourbeau’s actions in returning to the plaintiffs’ home several times to correct the defects acted to toll the statute of limitations. This conclusion is not at issue in this appeal.
The defendants presented an expert witness, Jonathan Van Dine, an engineer who worked in the field of environmental problems with residences, including moisture and mold. The trial court noted that Van Dine testified that his inspection of the residence revealed moisture problems in the residence, specifically peeling paint and mildew, and that Van Dine’s testimony did not contradict Dykins’ testimony.
Dykins’ $113,511.48 estimate was comprised of the following items: “Demolition”: “Removal from house of existing siding and exterior trim,” $14,850.
“Windows”: “New master bedroom window with trim on interior and exterior to match existing,” $670.
“Materials”: “Exterior trim and casework on house, around doors and windows,” $12,688.40.
“Materials”: “Lap cedar siding to re-side house,” $17,497.
“Labor rot repair”: “Estimated labor to replace exterior trim and siding,” $46,750.
“Roofing”: “The following estimate to replace roofing . . . disturbed to reinsulate, [r]e-roof and tie into existing house, roofing material to match existing,” $1237.50.
“Dump fee”: “Cost to remove construction refuse,” $900.
“Construction cost”: $94,592.90.
“Overhead”: “Profit and overhead,” $18,918.58.
The plaintiffs’ $15,818.75 painting estimate was comprised of the following items: “Exterior Painting”: “Entire house will be [p]ower [w]ashed prior to painting or staining,” $350.
“Exterior Painting”: “All exterior [sjiding and [djoors will receive one complete coat of Benjamin Moore or Cabot solid color stain or soft gloss trim paint ([djoors). Colors to match original,” $3520.
“Materials Estimate”: “Estimate of all trim paint materials,” $325.
“Materials Estimate”: “Estimate of all [sjiding and [djoor materials,” $450.
“Inferior] Painting”: “Ceiling repairs and painting for [mud room, kitchen, family room and living room (labor and materials)],” $1713.75.
The defendants subsequently filed a cross appeal from the judgment of the trial court. Prior to the appeals being transferred to this court; see footnote 2 of this opinion; the Appellate Court granted the plaintiffs’ motion to dismiss the cross appeal. That dismissal is not at issue in this appeal.
As a result of our conclusion with respect to the damages issue, we need not reach the plaintiffs’ claim that the trial court improperly applied a standard of proof higher than the preponderance of the evidence standard in its damages determination.
The apparent reasonableness of Dykins’ labor estimate is supported by his uncontradicted testimony that removing the trim alone would take four or five workers five to six weeks, and possibly longer given the landscaping around the plaintiffs’ home.
Conceivably, the trial court could have found Dykins’ profits and overhead estimate of $18,918.58 to be speculative and, therefore, insufficient, as Dykins did not explain it in either his testimony or written estimate. See Viejas Band of Kumeyaay Indians v. Lorinsky, 116 Conn. App. 144, 163, 976 A.2d 723 (2009) (“[e]vidence is considered speculative when there is no documentation or detail in support of it and when the party relies on subjective opinion”). Nevertheless, in the absence of attack on this component amount by the defendants — whose damages argument before the trial court focused on the fact that the claimed damages in toto approached 25 percent of the value of the home — it strikes us as illogical to deny entirely the plaintiffs the resources they need to have repair work, which the trial court found necessary, performed on their home.
As the plaintiffs point out, the trial court’s damages award also does not compensate them for the $1713.75 estimated cost of repairing the ceilings inside the home, and repainting the damaged surfaces in the mud room, kitchen, family room and living room, the $1085 cost of installing new insulation in the ceiling or $125 for a replacement Pella window. The trial court also did not address the additional $12,000 to $18,000 in separate structural damage caused by water leakage that Dykins opined existed in the sheathing at the comers of the home and around the windows. These omissions conceivably may be an oversight, as the trial court did not specifically reject the sums stated, as it did with Dykins’ estimates of the labor costs and profit and overhead. Indeed, although the plaintiffs raised these sums in the damages section of their trial brief, they too did not mention them in their motion for reargument. Accordingly, on retrial, the trial court’s revised damages award should account for these claimed items.
The plaintiffs rely on Willow Springs Condominium Assn., Inc. v. Seventh BRT Development Corp., supra, 245 Conn. 1, in support of their claim that “[t]here is case law in Connecticut that holds specifically that a violation of the [warranties act] is a violation of CUTPA.” To the extent that the plaintiffs claim that a violation of the warranties act is a per se CUTPA violation, we disagree. Unlike the Home Improvement Act; General Statutes § 20-418 et seq.; which provides specifically that a violation “shall be deemed an unfair or deceptive trade practice under subsection (a) of section 42-110b”; General Statutes § 20-427 (c); the warranties act contains no such per se provision. Moreover, Willow Springs Condominium Assn., Inc., is distinguishable from the present case because in Willow Springs Condominium Assn., Inc., the trial court made factual findings that the builder fraudulently had concealed ongoing problems with a sewage treatment plant on the site of a newly constructed condominium complex. See Willow Springs Condominium Assn., Inc. v. Seventh BRT Development Corp., supra, 40-44.
In support of their CUTPA claim, the plaintiffs also rely on the fact that the defendants had failed to disclose to the plaintiffs that, two months after the completion of construction, Bourbeau had ceased doing business through the named defendant, electing on the advice of his accountant and attorney to simplify his business filings by using a new entity, Keystone, LLC. Given the fact that Bourbeau continued to interact with the plaintiffs and attempted to address the problems with their home, and his testimony that nothing had changed operationally with his business after the change in entity, the trial court reasonably could have determined that this organizational change was not a fact that required it to find a CUTPA violation, particularly given the parties’ stipulation that Keystone, LLC, will be responsible for and pay any damages that otherwise would have been paid by the named defendant. See footnote 1 of this opinion.
Compare also Labbe v. Carusone, supra, 115 Conn. App. 838-39 (declining to pierce corporate veil because property transfer from corporation to principal was not made fraudulently or with knowledge of pending personal injury action), with Litchfield Asset Management Corp. v. Howell, supra, 70 Conn. App. 153-58 (upholding conclusion finding new limited liability companies and their principal liable for debt against principal and her former limited liability company because she had used corporate funds for personal purposes and also had transferred funds from older limited liability company to new limited liability companies before plaintiff judgment creditor could enforce in Connecticut judgment obtained in Texas), and Davenport v. Quinn, 53 Conn. App. 282, 302-303, 730 A.2d 1184 (1999) (upholding pierce of corporate veil given lack of corporate formalities, principal’s exclusive control over two corporations, free transfers of money between corporations and principal’s personal accounts, including $75,000 after plaintiff filed original complaint in personal injury action, and posljudgment property execution showed that corporation had insufficient funds to satisfy judgment), and Falcone v. Night Watchman, Inc., 11 Conn. App. 218, 220-23, 526 A.2d 550 (1987) (affirming judgment piercing corporate veil of closely held restaurant corporation because principal owned 100 percent of stock, corporation had no assets of its own, he had promised vendor that he would assume personal responsibility for unpaid corporate bills, and corporate formalities were not observed until business closed and claim had been filed against principal).
We acknowledge the plaintiffs’ reliance on the close relationship between Bourbeau’s personal finances and those of his business, as well as his failures to comply with corporate formalities by keeping corporate minutes and other records, such as an operating agreement.
We disagree with the plaintiffs’ reliance on the order denying the motion to dismiss in Sellner v. Beechwood Construction Co., 175 Conn. 753, 386 A.2d 257 (1978), and argument that the “facts of the [present] case fit squarely within the four comers of th[at] case.” Presuming that the plaintiffs meant instead to cite the published opinion on the merits of that appeal; Sellner v. Beechwood Construction Co., 176 Conn. 432, 407 A.2d 1026 (1979); we note that, in that case, although the trial court had rendered judgment in that case in accordance with the jury’s verdict piercing the corporate veil to render the defendant constmction company’s president personally liable on the contract, none of the issues on appeal pertained to the factual or legal correctness of that determination. Id., 433. The only analysis therein that related to the veil piercing issue was this court’s rejection of the defendants’ claim that the trial court had abused its discretion by permitting the plaintiffs to amend their complaint late in the trial to allege that the construction company was a “ ‘mere instrumentality’ ” for its president. Id., 437-38. Thus, we strongly disagree with the plaintiffs’ claim that Sellner stands for the proposition that this court “held the president personally
Concurring Opinion
concurring. I agree with and join the well reasoned opinion of the majority in this matter. I write only to express my concern that, since the passage of the Connecticut Unfair Trade Practices Act (CUTPA), General Statutes § 42-110a et seq., we increasingly have ignored the directive in the statute that “[i]t is the intent
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