Alton's, Inc. v. Long
Decision Date | 27 July 1984 |
Docket Number | No. 10550,10550 |
Citation | 352 N.W.2d 198 |
Parties | ALTON'S, INC., Plaintiff, Appellee and Cross-Appellant, v. D.K. LONG, William R. Geyer, a/k/a Bill Geyer, and Harry Dix, Defendants, Appellants and Cross-Appellees. Civ. |
Court | North Dakota Supreme Court |
Rolfstad, Winkjer, McKennett, Kaiser, Stenehjem & Walters, Williston, for plaintiff, appellee and cross-appellant; argued by Richard A. McKennett, Williston.
McIntee & Whisenand, Williston, for defendants, appellants and cross-appellees; argued by Fred E. Whisenand, Williston.
D.K. Long, William R. Geyer, and Harry Dix ("the Sellers") appeal from a district court judgment declaring a contract for deed void as rescinded and awarding damages to Alton's, Inc., ("Alton's") in the amount of $81,714.79. We reverse and remand.
On December 1, 1981, Alton's purchased property in Williston known as the Northern Hotel from the Sellers on a contract for deed. The total purchase price was $300,000, with a $50,000 down payment and monthly payments at 14 percent interest. Alton's intended to renovate the property into a rooming house and then sell it at a profit.
Between December 1981, and May 1982, Alton's made numerous repairs to fix leaks in the roof of the building. On May 15, 1982, a heavy downpour occurred in Williston, causing the roof of the building to leak heavily. Because water was running through the walls and electrical fixtures, Alton's shut the power off as a safety precaution and shortly thereafter closed the building. Alton's made no further payments on the contract for deed, and it commenced this action against the Sellers seeking avoidance of the contract by rescission and damages for loss of improvements to the building, labor costs, and loss of anticipated profits. The Sellers counterclaimed for cancellation of the contract for deed.
The court found that the Sellers had fraudulently misrepresented the condition of the building and held that Alton's was entitled to avoid the contract by its rescission. The trial court also found that Alton's had promptly rescinded the contract after learning of the defects and had made a sufficient offer to return the property to the Sellers. The court awarded Alton's damages of $81,714.79, including return of amounts paid on the contract, cost of repairs and improvements, and cost of labor for Alton's officers.
The Sellers have appealed, raising numerous issues. Alton's has filed a cross-appeal, raising additional issues. We deem the following issue to be dispositive of the appeal, making it unnecessary to discuss the other issues raised by the parties:
Did Alton's comply with the statutory requirements for rescission under Section 9-09-04, N.D.C.C.?
The Sellers contend that Alton's, in violation of Section 9-09-04, N.D.C.C., failed to tender everything of value which it had received under the contract to the Sellers before initiating suit. We agree.
Section 9-09-04 sets forth the statutory rules governing rescission:
Compliance with these rules is a condition precedent to the maintenance of an action to rescind. Robertson Companies, Inc. v. Kenner, 311 N.W.2d 194, 197-198 (N.D.1981); Gerhardt v. Fleck, 256 N.W.2d 547, 553 (N.D.1977); Volk v. Volk, 121 N.W.2d 701, 706 (N.D.1963).
In Schaff v. Kennelly, 61 N.W.2d 538 (N.D.1953), this Court considered the effect of failure to comply fully with the requirements of Section 9-09-04. In that case, the plaintiff had purchased a house on a contract for deed. After problems developed with the property, he sent a written notice of rescission offering to return the property to the seller if the seller would return the amount already paid on the contract. We held that the notice failed to satisfy the requirements of Section 9-09-04, N.D.C.C.:
...
To continue reading
Request your trial-
Borsheim v. O & J Properties
...make restoration ... except as permitted by Section 9-09-04, N.D.C.C." Blair v. Boulger, 358 N.W.2d at 523; see also Alton's, Inc. v. Long, 352 N.W.2d 198, 200 (N.D.1984). We have said that "compliance with these rules is a condition precedent to the maintenance of an action to rescind." Bl......
-
Industrial Com'n of North Dakota v. Noack
...for rescission. West v. Carlson, 454 N.W.2d 307, 309 (N.D.1990); Blair v. Boulger, 358 N.W.2d 522, 524 (N.D.1984); Alton's, Inc. v. Long, 352 N.W.2d 198, 200 (N.D.1984). Compliance with the statute is a condition precedent to an action to rescind. Blair, at [¶ 17] In her notice of rescissio......
-
Bourgois v. Montana-Dakota Utilities Co.
...West, 454 N.W.2d at 309. Compliance with these requirements is a precondition to maintaining a rescission action. Altons, Inc. v. Long, 352 N.W.2d 198, 199 (N.D.1984). What Bourgois did upon discovering the concrete, however, was to complete the demolition of the steam plant, accept payment......
-
Holcomb v. Zinke
...reasonable value of using the premises during the period of occupancy and cannot be conditioned upon payment of damages. Alton's, Inc. v. Long, 352 N.W.2d 198 (N.D.1984). As the foregoing principles demonstrate the propriety of the trial court's decision to grant rescission is dependent on ......