Allen v. Labsap
Decision Date | 24 May 1905 |
Citation | 188 Mo. 692,87 S.W. 926 |
Parties | ALLEN v. LABSAP et al. |
Court | Missouri Supreme Court |
Appeal from St. Louis Circuit Court; Warwick Hough, Judge.
Action by William R. Allen against Nettie Labsap and others. From a judgment for plaintiff, defendants appeal. Affirmed.
Sigmund Labsap, for appellants. David Goldsmith, for respondent.
This is a suit to enforce the lien of a tax bill, levying the cost of certain street improvements against abutting properties, and, inter alia, against a lot, the property of appellant Nettie Labsap, fronting 28 feet 8 inches on Easton avenue, between Marcus avenue and Kingshighway Boulevard, in St. Louis. The bill was issued to one G. Eyerman, Jr., as original contractor, who assigned to respondent. Tried to the court without a jury, judgment was entered for plaintiff, from which defendants appealed. The pertinent facts will appear in the opinion.
1. It is contended by appellants that the street improvement was not completed by the contractor within the time limit, and hence the tax bill was void. No special or general ordinance of the city of St. Louis was put in evidence making time of the essence of the transaction, or requiring the work to be commenced by a day certain or completed by a given date. The matter relied upon as a defense is contained alone in the contract entered into between the city of St. Louis and the contractor in clauses 10 and 11, as follows:
Clause 11 ( ) is precisely the contract provision before this court in Heman v. Gilliam, 171 Mo., loc. cit. 265, 71 S. W. 163 et seq. In that case, as in this, there was no ordinance provision regulating the time; in that case, as in this, there was a contract provision that, if the contractor failed to complete the work within a specified time, deductions should be made from moneys payable under the contract; and in that case, as in this, it was insisted that a violation of the contract time limit was fatal to the tax bills. But we held in the Heman Case that such contract, when all its provisions were construed together, in the absence of a time provision in an ordinance, contemplated that the work might not be completed within the time stated, and made provisions for such contingency, and, upon its happening, for an extension of time upon terms. That an ordinance, prescribing a definite and mandatory time limit under which work is competed for and bid off, stands on a different footing than a contract made under the ordinance, is apparent from our decisions, and is agreeable to the common sense of the thing. So that, in the absence of a city ordinance requiring the work to be completed within a definite time, and in the presence, as here, of a contract provision specifying a definite time for the completion of the work, followed by other provisions, to which effect must be given, providing for deductions from the money due the contractor on a failure to complete the work within that time, the views of this court, on full consideration, have come to be that, if the work is completed within a reasonable time, the tax bills are not void. Heman v. Gilliam, supra; Schibel v. Merrill, 83 S. W. 1069 ( ); Barber Asphalt Paving Co. v. Munn, 83 S. W. 1062 ( ); Neill v. Gates, 152 Mo., loc. cit. 592, 54 S. W. 460. No sufficient reason is suggested why the reasoning of these cases is unsound, or why the doctrine should not be regarded as settled under the rule of stare decisis, and we accordingly hold the question no longer an open one in this state. In the Schibel Case, supra, the tax bill was canceled on the theory that the contractor, in the absence of an ordinance prescribing a definite time limit, and under such a contract provision, had a reasonable time, but that the time actually used was unreasonable, and hence the bill was void; but in the case at bar there is no contention made that the time used was unreasonable, and, if such contention were insisted upon, it is apparent from the record before us that the delay in completing the work arose from the acts of the city government in compelling the work of reconstructing the street to cease for a fortnight in order to lay water mains and change street railway tracks. In passing the point now in hand, it is well enough to say that in the issues presented below and in this court no contention is made that there should be a deduction from the tax bill because of any delay, but appellants stand squarely on the proposition the tax bill is void, not that it shall be shaved down.
2. The contract contained the following clause: ...
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