Title: Richey v. Patrick

State: wyoming

Issuer: Wyoming Supreme Court

Document:

Richey v. Patrick1995 WY 174904 P.2d 798Case Number: 94-50Decided: 10/18/1995Supreme Court of Wyoming
 

Douglas B. RICHEY and 
Loretta M. Richey, husband and wife, 

Appellants 
(Defendants),

v.

Scott Robert PATRICK and 
Deborah Ann Patrick, husband and wife, 

Appellees 
(Plaintiffs).

Appeal from the District 
Court of Fremont County, Elizabeth Kail, J.

Sky D. Phifer of 
Phifer Law Office, Lander, for Appellants.

John T. Pappas 
of Western Law Associates, Lander, for Appellees.

Before 
GOLDEN, C.J., and THOMAS, MACY, TAYLOR and LEHMAN, JJ.

LEHMAN, Justice.

[¶1]      This case 
concerns the effect of a nondisclosure of sediment in a well system by the 
seller of realty under an "as is" contract. The district court concluded that 
the sellers' failure to disclose was negligent and amounted to a 
misrepresentation.

[¶2]      We 
reverse.

[¶3]      The sellers raise 
eight issues:

1. Did the Trial Court 
err in finding the contract void ab initio?

2. Did the Trial Court 
err in finding a fraudulent inducement?

3. Did the Trial Court 
err in failing to find that the purchasers had waived their right to claim there 
were misrepresentations which induced them to purchase the property?

4. Did the Trial Court 
err in failing to find that the purchasers were estopped to assert a 
misrepresentation, which misrepresentation was in contravention of the terms of 
purchasers' offer which was then accepted by the sellers?

5. Did the Trial Court 
err in finding a negligent misrepresentation?

6. Did the Trial Court 
err in failing to consider contributory negligence after finding that there had 
been a negligent misrepresentation?

7. Did the Trial Court 
err in awarding damages which included new replacements for the Culligan water 
treatment system, the reverse osmosis system and the water heater which were all 
operable?

8. Did the Trial Court 
err in failing to award the sellers attorney's fees for purchasers' breach of 
contract in bringing this lawsuit?

The purchasers 
state three issues:

1. What is the standard 
for reviewing the sufficiency of the evidence when the [sellers] argue that the 
District Court erred in its factual findings or in failing to find for the 
[sellers] in support of their positions?

2. Do the Trial Court's 
findings of fact and all other relevant evidence in this case support the 
conclusions of law made by the Court with regard to fraud in the inducement of 
the subject real estate contract by negligent misrepresentation and 
non-disclosure of material facts concerning the water supply?

3. When a ruling is made 
that there was fraud in the inducement which precedes the affirmance of a real 
estate contract, can the subsequently made terms of the contract itself be of 
any relevance or otherwise constitute a defense for the perpetrator of the 
fraud?

FACTS

[¶4]      In June of 1990, 
Scott and Deborah Patrick (the Patricks) became interested in purchasing a home 
owned by Douglas and Loretta Richey (the Richeys) in Lander, Wyoming. A well 
supplied the home with water. Since the water was hard, the home was equipped 
with a Culligan water treatment unit. Mrs. Patrick looked at the home on June 
21, and they made an offer on June 22. Three days later that offer was accepted 
by the Richeys.

[¶5]      Unbeknownst to 
the Patricks, the Richeys had experienced problems with black sediment coming 
through the well system. Twice the sediment had oozed out of the outside spigots 
when they were left on for long periods of time. Once the Richeys' renter had 
black sediment come into the bathtub, apparently because she had failed to 
maintain the Culligan unit. After each incident, the sediment problem went away 
after the Culligan man cleaned the treatment unit and replaced its 
filters.

[¶6]      Prior to making 
their offer on the house, the Patricks asked the real estate agent how the water 
was; and the agent told them that it was hard.1 The Patricks did not ask the real 
estate agent or attempt to contact the Richeys prior to closing on the house 
about the well, the Culligan system or ask if there had been any problems with 
sediment.

[¶7]      The contract 
signed by the Patricks contained the following provisions:

IX. CONDITION OF THE 
PROPERTY.

A. Seller represents that 
upon execution of this Contract:

1. There are no known 
violations of applicable city, county and/or state subdivision, zoning, building 
and/or public health codes, ordinances, laws, rules and regulations and any 
recorded covenants in force and effect as of that date except: none 
known

2. Property Condition 
Statement. (check a. or b.)

* * * * * *

xx b. A Property 
Condition Statement is not available. Purchasers are purchasing said property 
upon their own judgment and inspection in its present condition, and hereby 
waive any defects in the condition of the property, known or 
unknown.

3. Seller agrees to 
permit all electrical, mechanical, structural and/or environmental inspections 
of the property by Purchaser or third persons acting on behalf of Purchaser, at 
reasonable times and upon that notice required by Section X, Paragraph 1, below. 
Any such inspections shall be without expense to Seller unless otherwise agreed 
in writing.

B. Purchaser acknowledges 
and agrees that, upon execution of this Contract:

1. Purchaser is not 
relying upon any representations of the Seller or Seller's agents or sub-agents 
as to any condition which Purchaser deems to be material to Purchaser's decision 
to purchase this property; and

2. Purchaser has been 
advised by Seller's agents of the opportunity to seek legal, financial, 
construction, environmental and/or home inspection professional services 
regarding this purchase.

3. Purchaser has received 
a copy of and hereby approves all covenants of record.

X. 
INSPECTIONS.

1. Purchasers may obtain, 
at Purchaser's option and expense and upon the notice required herein, 
electrical, mechanical, structural and/or environmental inspections of the 
property. Purchaser or Purchaser's agents or inspectors shall not have access to 
the property for such inspections unless and until Purchaser has provided 
written notice to Broker of the type(s) of inspections, name(s) of inspectors 
and the date upon which such inspection(s) shall be performed. Purchaser must 
provide such notice on or before the 9th day of July, 1990, 
or it shall be deemed that the Purchaser approves and accepts the conditions of 
the property and waives any defects thereof.

2. If Purchaser does have 
any inspection performed, Purchaser agrees to provide a copy of any written 
report of such inspection to Broker and to pay for any damage to the property 
caused by such inspection. Purchaser shall provide any written objections to the 
condition of the property on or before the 16th day of July, 
1990. If no written objections are received by Broker within such period 
it shall be deemed that Purchaser approves and accepts the condition of the 
property and waives any defects thereof.

3. If written notice of 
any objection to the condition of the property, signed by Purchaser, is 
delivered to Broker within such period and if Seller and Purchaser have not 
executed a written agreement which satisfies and resolves such objection(s) on 
or before the 23rd day of July, 1990, this contract shall be void and the 
earnest money deposit shall be returned to Purchaser.

4. Other than written 
objections raised by Purchaser as set out above, or in the event no inspections 
are required by Purchaser, Purchaser acknowledges that he has not been denied 
any opportunity to inspect property and has done so to his satisfaction. 
Purchaser accepts the property in its entirety in "as is, where is" condition 
without any implied or express warranty by Seller or Agent.

(Underlined type 
in original.) The Patricks admitted that they did not, or attempt to, do any 
inspections of any kind on the property.

[¶8]      After closing, 
the Patricks discovered black sediment in the water when they attempted to clean 
the carpet. An inspection of the Culligan unit disclosed that it was clogged 
with the sediment. The Patricks contacted a plumber who replaced the Culligan 
unit with one made by Kinetico. It took several more months before the plumber 
was finally able to solve the problem, and in the interim the Patricks had to 
have water brought to the house. The Patricks encountered another problem with 
the sediment shortly before trial which took six weeks to correct.

[¶9]      The Patricks 
brought this action raising claims of breach of contract, fraud, deceit, 
misrepresentation and nondisclosure. The district court found for the Patricks 
and awarded damages for costs incurred in fixing the sediment problem. The court 
also found that the Patricks were "fraudulently induced" into entering the 
contract and declared the contract void ab initio. The Richeys 
appeal.

DISCUSSION

[¶10]   The resolution of this case depends 
upon a determination of which of several interrelated but distinct torts should 
be the basis of reviewing the lower court's judgment since that judgment does 
not articulate the theory upon which it was found the Patricks should recover. 
The Patricks raised claims based on fraud, misrepresentation and nondisclosure. 
Thus our first task is to attempt to discern from the judgment which theory was 
the basis of the Patricks' judgment.

[¶11]   The district court found the 
following:

2. The [Richeys] failed 
to disclose material facts concerning the water system that they knew might 
justifiably induce a purchaser to enter into a contract into which he might not 
otherwise enter. The omission of the material facts amounts to a 
misrepresentation as though the defendants had actually misstated the 
nonexistence of the matter they failed to disclose.

3. The [Patricks] 
justifiably and reasonably relied upon the omitted facts concerning the true 
nature of the water system of the subject premises and were thereby induced into 
entering into the subject contract with the defendants.

4. The facts omitted by 
the [Richeys] regarding the true nature of the water system were 
negligent.

* * * * * *

9. The [Patricks] were 
fraudulently induced into entering into the aforesaid contract with the 
[Richeys], and, therefore, this action is in tort and not in contract and the 
contract is void ab initio and of no force and effect.

[¶12]   In reality there are only two main 
categories of torts involved here: misrepresentation and nondisclosure, either 
of which can be negligent or fraudulent in nature. See Restatement, Second, 
Torts (1977) §§ 525 (fraudulent misrepresentation or deceit); 550 (fraudulent 
concealment); 551 (nondisclosure); 552 (negligent misrepresentation).2

[¶13]   The district court found that the 
information omitted was negligent but concluded that the Patricks were 
"fraudulently induced" into the contract. Despite the use of that language by 
the district court, there was no fraud in this case. Fraud requires a finding 
that a party made a representation with the intent to induce action by another. 
Garner v. Hickman, 709 P.2d 407, 410 (Wyo. 1985); Restatement, Second, Torts §§ 
525 & 550. The specific finding that the omission was negligent 
automatically precludes a finding of the scienter required for fraud since, by 
definition, negligence is not intentional. Kobos by and through Kobos v. Everts, 
768 P.2d 534, 538 (Wyo. 1989) ("Intent is not a factor of negligence since 
negligence precludes intended conduct."). After a careful review of the record, 
we are satisfied that there is no evidence to support any finding of fraud on 
the part of the Richeys.

[¶14]   On appeal, both parties have 
assumed that the district court decided the case on a theory of negligent 
misrepresentation. In order for there to have been a negligent 
misrepresentation, the plaintiff must show that

[o]ne who, in the course 
of his business, profession or employment, or in any other transaction in which 
he has a pecuniary interest, supplies false information for the 
guidance of others in their business transactions, is subject to liability for 
pecuniary loss caused to them by their justifiable reliance upon the 
information, if he fails to exercise reasonable care or competence in obtaining 
or communicating the information.

Restatement, 
Second, Torts, § 552(1) (emphasis supplied); Duffy v. Brown, 708 P.2d 433, 437 
(Wyo. 1985). The Richeys did not supply false information to the Patricks. In 
fact, the Richeys did not supply any information to the Patricks. 
A nondisclosure of information cannot support a claim for misrepresentation; 
since nothing has been represented, an essential element of the claim is 
missing. Burman v. Richmond Homes Ltd., 821 P.2d 913, 919 (Colo. App. 
1991).

[¶15]   The crux of the Patricks' complaint 
is that the Richeys should have informed them of prior sediment problems with 
the well, i.e., the Richeys owed the Patricks a duty to disclose, and their 
nondisclosure breached that duty resulting in damages. The appropriate claim in 
this case is one for nondisclosure:

Liability for 
Nondisclosure

(1) One who fails to 
disclose to another a fact that he knows may justifiably induce the other to act 
or refrain from acting in a business transaction is subject to the same 
liability to the other as though he had represented the nonexistence of the 
matter that he has failed to disclose, if, but only if, he is under a duty to 
the other to exercise reasonable care to disclose the matter in 
question.

(2) One party to a 
business transaction is under a duty to exercise reasonable care to disclose to 
the other before the transaction is consummated,

(a) matters known to him 
that the other is entitled to know because of a fiduciary or other similar 
relation of trust and confidence between them; and

(b) matters known to him 
that he knows to be necessary to prevent his partial or ambiguous statement of 
the facts from being misleading; and

(c) subsequently acquired 
information that he knows will make untrue or misleading a previous 
representation that when made was true or believed to be so; and

(d) the falsity of a 
representation not made with the expectation that it would be acted upon, if he 
subsequently learns that the other is about to act in reliance upon it in a 
transaction with him; and

(e) facts basic to the 
transaction, if he knows that the other is about to enter into it under a 
mistake as to them, and that the other, because of the relationship between 
them, the customs of the trade or other objective circumstances, would 
reasonably expect a disclosure of those facts.

Restatement, 
Second, Torts § 551. We have never had a previous opportunity to determine 
whether § 551 can be the basis of a cause of action in this state. Since we 
conclude that even if we accepted the Restatement the Patricks' claim would 
fail, we do not need to make that determination today. However, we do note that 
a majority of jurisdictions have either accepted § 551 of the Restatement or 
cited it with approval.3

[¶16]   The question of whether in a 
contract for sale an "as is" clause protects a seller from claims of negligent 
nondisclosure has never before been addressed by this court, though courts in 
two other jurisdictions have done so. In Kaye v. Buehrle, 8 Ohio App.3d 381, 457 N.E.2d 373, 375-76 (1983), the Ohio appellate court concluded that an "as is" 
contract, coupled with a right to inspect clause, placed the risk of a leaky 
basement on the buyer. The rationale for that result can be found in Comment j 
to § 551 of the Restatement, Second, Torts:

If the parties expressly 
or impliedly place the risk as to the existence of a fact on one party or if the 
law places it there by custom or otherwise the other party has no duty of 
disclosure.

Kaye, 457 N.E.2d  
at 376. This rule, of course, only applies to negligent nondisclosure. In the 
case of an actual misrepresentation or fraud, then an "as is" clause will not 
relieve the seller of liability. Id.; see also Mackintosh v. Jack Matthews & 
Co., 109 Nev. 628, 855 P.2d 549, 552-53 (1993); Stemple v. Dobson, 184 W. Va. 
317, 400 S.E.2d 561, 566-67 (1990). A Wisconsin court reached the same result as 
the court in Kaye noting that:

[W]hile the "as is" 
clause is not a complete bar to these causes of action, its effect is to put the 
burden upon a buyer to determine the condition of the property purchased. 
[Omernik v. Bushman, 151 Wis.2d 299, 444 N.W.2d 409 (1989).] This shifting of 
the burden, with nothing more [i.e., misrepresentations or fraud], protects a 
seller and his or her agent from claims premised upon nondisclosure. See, e.g., 
Kaye v. Buehrle, 8 Ohio App.3d 381 [383], 457 N.E.2d 373 (1983).

Grube v. Daun, 
173 Wis.2d 30, 496 N.W.2d 106, 117 (1992). Furthermore, two other courts, in 
dicta, have concurred with the reasoning expressed by the Ohio and Wisconsin 
courts: Raynor v. United States, 604 F. Supp. 205, 209 (1984) (absent allegation 
of fraud or misrepresentation of the condition of a house sold "as is," caveat 
emptor applies); Wilhite v. Mays, 239 Ga. 31, 235 S.E.2d 532, 533 (1977) (court 
expressed "apprehension" about an appellate court's rule that passive 
concealment was an exception to the rule of caveat emptor and rejected rule 
concluding that the nondisclosure under the facts of the case constituted 
fraud).

[¶17]   It has been suggested by some 
authorities that the Ohio rule is a minority one. Frank J. Wozniak, Annotation, 
Construction and Effect of Provision in Contract for Sale of Realty by Which 
Purchaser Agrees to Take Property "as is" or in its Existing Condition, 8 
A.L.R.5th 312 § 4 (1992). However, an examination of the cases cited therein 
demonstrates that, in fact, the only courts that have directly addressed the 
issue in regard to negligent nondisclosure reach the same result as that reached 
by the court in Kaye. See also Grube. A review of the cases cited by the 
annotation which are supposedly to the contrary discloses that each involved 
fraud or misrepresentation, not negligent nondisclosure. See for example, Wilson 
v. Century 21 Great Western Realty, 15 Cal. App. 4th 298, 18 Cal. Rptr. 2d 779 
(1993) (fraud); Rayner v. Wise Realty Co., 504 So. 2d 1361 (Fla.App. 1987) 
(misrepresentation and fraudulent nondisclosure); Ferguson v. Cussins, 713 S.W.2d 5 (Ky.App. 1986) (fraudulent inducement); Shechy v. Lipton Industries, 
Inc., 24 Mass. App. 188, 507 N.E.2d 781 (1987) (misrepresentations); V.S.H. 
Realty, Inc. v. Texaco, Inc., 757 F.2d 411 (1st Cir. 1985) (misrepresentation); 
Gopher Oil Co., Inc. v. Union Oil Co., 955 F.2d 519 (8th Cir. 1992) (fraud); 
Wagner v. Cutler, 232 Mont. 332, 757 P.2d 779 (1988) (misrepresentations); 
Holmes v. Couturier, 452 N.W.2d 135 (S.D. 1990) (fraud in the inception); 
Stemple v. Dobson, 184 W. Va. 317, 400 S.E.2d 561 (1990) (fraud).

[¶18]   We find the Ohio cases to be 
persuasive and, in concurrence with every other jurisdiction which has addressed 
this issue, hold that absent an allegation of fraud, an "as is" clause bars a 
claim for nondisclosure.

[¶19]   In this case, the burden of 
discovering defects in the property was placed upon the Patricks. The contract 
stated that the "Purchaser accepts the property in its entirety in `as is, where 
is' condition without any implied or express warranty by Seller or Agent." The 
contract also provided for inspections by experts hired by the Patricks, of 
which they failed to take advantage. The Patricks also failed to look at the 
water system, ask about the condition of the well, or even turn on a faucet. The 
Patricks were provided an opportunity to obtain information on the house; and in 
their rush to purchase, they simply failed to do so. Since the burden of 
discovery was placed on the Patricks under the contract, they are barred from 
seeking relief based on negligent nondisclosure.

CONCLUSION

[¶20]   A contract to sell realty, which 
contains an "as is" clause, bars any claims for nondisclosure absent the 
existence of fraud or misrepresentations. There being no evidence of fraud on 
the part of the Richeys, the decision of the district court is hereby 
reversed.

[¶21]   THOMAS and MACY, JJ., each 
filed separate dissenting opinions.

THOMAS, Justice, 
dissenting.

[¶22]   I would affirm the decision of the 
trial court in this case. The majority opinion quotes the RESTATEMENT (SECOND) 
OF TORTS § 551 (1977), op. at 802, and states that the majority of jurisdictions 
have adopted that rule. I would opt to adopt that majority rule.

[¶23]   The adoption of the RESTATEMENT 
(SECOND) OF TORTS § 551 is consistent with Wyoming precedent. In Twing v. 
Schott, 80 Wyo. 100, 115, 338 P.2d 839, 844 (1959), the court dealt with a 
response by a seller of real estate to the purchaser's inquiry about the water, 
saying:

Perhaps the obligation of 
a party to make a full and fair disclosure if he discloses at all is also 
applicable to the words of defendant Schott regarding the water which was to be 
used on the premises. True, his statement was somewhat equivocal; and when he 
said that it was "city water" he may have in a manner of speaking been giving it 
a proper designation since the water was originally brought through the city 
lines, but the fact of there having been at that time some trouble and 
misunderstanding about the water would seem to have placed upon him in all 
fairness an obligation to disclose all facts.

[¶24]   This case falls within the 
contemplation of RESTATEMENT (SECOND) OF TORTS § 551 which provides:

(2) One party to a 
business transaction is under a duty to exercise reasonable care to disclose to 
the other before the transaction is consummated,

* * * * * *

(e) facts basic to the 
transaction, if he knows that the other is about to enter into it under a 
mistake as to them, and that the other, because of the relationship between 
them, the customs of the trade or other objective circumstances, would 
reasonably expect a disclosure of those facts.

That provision, 
if followed, leads to affirming the decision of the trial court. The comments on 
clause (e), following this section of the RESTATEMENT (SECOND) OF TORTS, lend 
assistance in its application. Pertinent comments read:

Comment on Clause 
(e):

j. "Facts basic to the 
transaction." The word "basic" is used in this Clause in the same sense in 
which it is used in Comment c under § 16 of the Restatement of Restitution. A 
basic fact is a fact that is assumed by the parties as a basis for the 
transaction itself. It is a fact that goes to the basis, or essence, of the 
transaction, and is an important part of the substance of what is bargained for 
or dealt with. Other facts may serve as important and persuasive inducements to 
enter into the transaction, but not go to its essence. These facts may be 
material, but they are not basic. If the parties expressly or impliedly place 
the risk as to the existence of a fact on one party or if the law places it 
there by custom or otherwise the other party has no duty of disclosure. * * 
*

Illustrations:

3. A sells to B a 
dwelling house, without disclosing to B the fact that the house is riddled with 
termites. This is a fact basic to the transaction.

* * * * * *

Comment:

k. Nondisclosure of 
basic facts. The rule stated in Subsection (1) reflects the traditional 
ethics of bargaining between adversaries, in the absence of any special reason 
for the application of a different rule. When the facts are patent, or when the 
plaintiff has equal opportunity for obtaining information that he may be 
expected to utilize if he cares to do so, or when the defendant has no reason to 
think that the plaintiff is acting under a misapprehension, there is no 
obligation to give aid to a bargaining antagonist by disclosing what the 
defendant has himself discovered. To a considerable extent, sanctioned by the 
customs and mores of the community, superior information and better business 
acumen are legitimate advantages, which lead to no liability. The defendant may 
reasonably expect the plaintiff to make his own investigation, draw his own 
conclusions and protect himself; and if the plaintiff is indolent, inexperienced 
or ignorant, or his judgment is bad, or he does not have access to adequate 
information, the defendant is under no obligation to make good his deficiencies. 
This is true, in general, when it is the buyer of land or chattels who has the 
better information and fails to disclose it. Somewhat less frequently it may 
be true of the seller. (Emphasis added.)

* * * * * *

l. The continuing 
development of modern business ethics has, however, limited to some extent this 
privilege to take advantage of ignorance. There are situations in which the 
defendant not only knows that his bargaining adversary is acting under a mistake 
basic to the transaction, but also knows that the adversary, by reason of the 
relation between them, the customs of the trade or other objective 
circumstances, is reasonably relying upon a disclosure of the unrevealed fact if 
it exists. In this type of case good faith and fair dealing may require a 
disclosure.

It is extremely difficult 
to be specific as to the factors that give rise to this known, and reasonable, 
expectation of disclosure. In general, the cases in which the rule stated in 
Clause (e) has been applied have been those in which the advantage taken of the 
plaintiff's ignorance is so shocking to the ethical sense of the community, and 
is so extreme and unfair, as to amount to a form of swindling, in which the 
plaintiff is led by appearances into a bargain that is a trap, of whose essence 
and substance he is unaware. In such a case, even in a tort action for deceit, 
the plaintiff is entitled to be compensated for the loss that he has sustained. 
Thus a seller who knows that his cattle are infected with tick fever or 
contagious abortion is not free to unload them on the buyer and take his money, 
when he knows that the buyer is unaware of the fact, could not easily discover 
it, would not dream of entering into the bargain if he knew and is relying upon 
the seller's good faith and common honesty to disclose any such fact if it is 
true.

There are indications, 
also, that with changing ethical attitudes in many fields of modern business, 
the concept of facts basic to the transaction may be expanding and the duty to 
use reasonable care to disclose the facts may be increasing somewhat. This 
Subsection is not intended to impede that development.

Illustrations:

9. A sells B a dwelling 
house, without disclosing the fact that drain tile under the house is so 
constructed that at periodic intervals water accumulates under the house. A 
knows that B is not aware of this fact, that he could not discover it by an 
ordinary inspection, and that he would not make the purchase if he knew it. A 
knows also that B regards him as an honest and fair man and one who would 
disclose any such fact if he knew it. A is subject to liability to B for his 
pecuniary loss in an action of deceit.

* * * * * *

m. Court and jury. 
Whether there is a duty to the other to disclose the fact in question is always 
a matter for the determination of the court. If there are disputed facts bearing 
upon the existence of the duty, as for example the defendant's knowledge of the 
fact, the other's ignorance of it or his opportunity to ascertain it, the 
customs of the particular trade, or the defendant's knowledge that the plaintiff 
reasonably expects him to make the disclosure, they are to be determined by the 
jury under appropriate instructions as to the existence of the duty.

[¶25]   A more complete statement of the 
facts and the decision of the trial court is useful in analyzing the issues in 
this case. The Richeys acquired the rural residential property involved in this 
case in 1984, and they lived there until 1989. In the spring of 1985, the 
Richeys experienced a problem with black sediment in the water supply. They 
dealt with that problem by having a serviceman clean the head of the water 
softener, rerouting the plumbing to accommodate irrigation of the lawn, and not 
using the well for a few days.

[¶26]   Again, in 1986, the Richeys 
encountered a serious problem with black sediment in the water system. An 
outside faucet was left on which caused the water system to be without pressure 
and the sediment to be deposited on the ground beneath that faucet. Again, a 
serviceman found black sediment on the heads of the water softener. The Richeys 
then replaced the existing water softener head with a newer model.

[¶27]   During the time they lived in this 
home, Mr. Richey diligently maintained the water system. He replenished the salt 
bin and a solution and changed the prefilter every month during the summer and 
every other month during the winter. The Richeys did not experience the problem 
with black sediment again while they lived in the home. They did not limit their 
use of water which included bathing, laundry, kitchen use, including the dish 
washer, and irrigation of the lawn and some trees and shrubs.

[¶28]   In the fall of 1989, the Richeys 
listed the property for sale with Hugh Jones Realty. They moved to Montana and, 
subsequently, rented the rural residence. At the time they listed the property 
for sale, the Richeys did not disclose the problems with sediment, the need to 
limit the use to conserve water, and the diligence and procedures required to 
maintain the water system.

[¶29]   The first renters from the Richeys 
lived in the residence from January through April, 1990. They experienced 
problems of black sediment in the toilet and bathtub on one occasion and 
complained about it. Mr. Richey ascertained that the tenants were not performing 
the water system maintenance. Again, the serviceman changed the water filter 
which the tenant testified was coal black. After that, the serviceman was 
engaged to conduct monthly maintenance, which remedied the problem of black 
sediment for the remaining time those tenants lived there. They did complain to 
the Richeys, though, that the reverse osmosis system didn't supply enough water 
for their needs. The Richeys advised the tenants that problem could not be 
remedied. Those tenants also were cautioned not to water certain plants because 
the water would cause the plants to die.

[¶30]   Even though the system was serviced 
by a serviceman, Mr. Richey still discovered the filter on the system needed to 
be changed, and all of the supplies had to be replenished after those tenants 
moved. A second tenant lived in the residence for two months during the summer 
of 1990 and did not experience any problems with the black sediment.

[¶31]   During the time the second tenant 
lived in the home, Mrs. Patrick viewed the house accompanied by a real estate 
agent for Pride Realty, a member of the local multiple listing service. Prior to 
viewing the residence, Mr. and Mrs. Patrick had discussed problems with water in 
other rural properties and had rejected them because of those water problems. 
Because of their discussions about water problems in real properties, Mrs. 
Patrick asked the real estate agent "how the water was" before she viewed the 
property. The agent testified as to her interpretation of that question: "Does 
it have water? Is it on a cistern or a well? And if it's on a well, how is the 
water? Is there enough water and is the water of a quality that you can use?" 
Subsequently, the showing agent called the listing agent and inquired about the 
water. The listing agent advised the water was hard, and the home had a reverse 
osmosis system. Problems with sediment were not known by the listing agent and, 
therefore, they were not mentioned.

[¶32]   The next day, the Patricks 
submitted an offer to the Richeys with respect to this property. The standard 
"Offer, Acceptance and Receipt Specific Performance Contract (Residential)" was 
used for this purpose. The provisions of the offer relevant to our disposition 
included a paragraph that a property condition statement was not available, and 
it specified that the "purchasers are purchasing said property upon their own 
judgment and inspection in its present condition, and hereby waive any defects 
in the condition of the property, known or unknown." The contract provided the 
seller would permit inspections by the purchaser or third persons acting on 
behalf of the purchaser. The form also stated the purchaser acknowledged and 
agreed that "[p]urchaser is not relying upon any representations of the Seller 
or Seller's agents or sub-agents as to any condition which Purchaser deems to be 
material to Purchaser's decision to purchase this property * * *." The section 
titled "Inspection," which related to the right of the purchasers to obtain an 
inspection, provided a copy of any written report would be made available to the 
broker and provided a right of rejection by the purchaser. Among other matters 
this section provided:

4. Other than written 
objections raised by Purchaser as set out above, or in the event no inspections 
are required by Purchaser, Purchaser acknowledges that he has not been denied 
any opportunity to inspect property and has done so to his satisfaction. 
Purchaser accepts the property in its entirety in "as is, where is" condition 
without any implied or express warranty by Seller or Agent.

[¶33]   After the offer was submitted, but 
prior to the time it was accepted, Mr. Patrick viewed the house and asked, 
"[h]ow is the water?" The showing agent replied at least twice, "[t]he water is 
very hard." No other information was provided and, three days after the Patricks 
made the offer, it was accepted by the Richeys. After the sale closed, but 
before they moved into the property, the Patricks discovered black sediment when 
they drew water for the purpose of cleaning the carpets. An inspection of the 
water treatment unit disclosed it was clogged with the black sediment. The 
Patricks contacted a plumber, but he was unable to solve the problem. After 
several months, he did solve the problem but, during that interim, the Patricks 
were required to haul water to the house. The Patricks encountered another 
problem with the sediment shortly before the trial, and that problem required 
six weeks to correct.

[¶34]   The Patricks filed this action 
against the Richeys, asserting claims of breach of contract, rescission, fraud, 
and misrepresentation. The Patricks based their complaint on the proposition 
that the Richeys owed them a duty to disclose the basic facts relating to the 
sediment problems, and their failure to disclose that fact constituted a breach 
of the duty and caused damages to the Richeys.

[¶35]   The trial court found for the 
Patricks, and among its Findings of Fact are:

3. The defendant did not 
mention to the plaintiffs nor to the listing agent Hugh Jones nor to any of his 
agents or employees that they had experienced problems with the water system 
with regard to a shortage of water or a grey or black sediment which would come 
through the water system from time to time. Neither did the defendants explain 
to the plaintiffs or any of their real estate agents or employees that certain 
procedures and regular filter changes were necessary to prevent or regulate the 
grey or black substances from coming through the water system. Consequently, the 
plaintiffs were not informed about such problems with the water 
system.

4. The plaintiffs, prior 
to the sale, inquired of the selling agent for Pride Realty, Sally Davis, as to 
the condition of the water at the premises prior to entering into a contract 
with the defendants or making the offer to purchase the property from the 
defendants, and were told that the water was "adequate but hard."

* * * * * *

7. On the day the 
plaintiffs took possession of the property * * *. Within a short period of time 
that day large quantities of grey and black sediment started coming through the 
water lines and the machine and onto the carpets.

* * * * * *

11. After months of 
research, testing, consultation, and investigation, a water system was installed 
by Kinetico that has, for the most part, solved the problem with some 
maintenance costs and time involved, at a cost of $11,422.40 to the 
plaintiffs.

In its 
Conclusions of Law, the trial court said:

1. The condition of the 
water system of the subject premises is a material fact to be considered by any 
prospective purchaser of the real property, and, the defendants should have 
revealed the prior problems with black sediment in the water system referred to 
herein, as well as the shortage of water from time to time, and the necessity of 
regularly changing the filters to avoid having any sediment at all come through 
the system.

2. The defendants failed 
to disclose material facts concerning the water system that they knew might 
justifiably induce a purchaser to enter into a contract into which he might not 
otherwise enter. The omission of the material facts amounts to a 
misrepresentation as though the defendants had actually misstated the 
nonexistence of the matter they failed to disclose.

3. The plaintiffs 
justifiably and reasonably relied upon the omitted facts concerning the true 
nature of the water system of the subject premises and were thereby induced into 
entering into the subject contract with the defendants.

* * * * * *

6. The defendants owed a 
duty to the plaintiffs to disclose all facts concerning the water system because 
such facts are material and are basic to the transaction for the purchase and 
sale of a house when a buyer is about to enter into the contract under a mistake 
as to the facts.

7. The customs of the 
real estate trade and the circumstances of this transaction, as well as the law 
in the State of Wyoming, dictate that the true facts concerning the quality and 
quantity of the water source be made known to any prospective buyer of real 
estate.

[¶36]   The approach reflected in the 
Judgment entered in the trial court follows precisely the RESTATEMENT (SECOND) 
OF TORTS § 551(1):

One who fails to disclose 
to another a fact that he knows may justifiably induce the other to act or 
refrain from acting in a business transaction is subject to the same liability 
to the other as though he had misrepresented the nonexistence of the matter that 
he has failed to disclose, if, but only if, he is under a duty to the other to 
exercise reasonable care to disclose the matter in question. 

[¶37]   Mr. Richey, his selling agent, and 
a real estate broker with thirty-two years of experience all testified that the 
quality and quantity of the water in a residential rural property were important 
in selling real estate in Fremont County. I reiterate that a basic fact as 
one:

[T]hat is assumed by the 
parties as a basis for the transaction itself. It is a fact that goes to the 
basis, or essence, of the transaction, and is an important part of the substance 
of what is bargained for or dealt with.

Comment j to the 
RESTATEMENT (SECOND) OF TORTS § 551(2)(e).

[¶38]   The trial court treated the failure 
of the Richeys to reveal prior problems with black sediment in the water system 
as well as shortage of the water from time to time and the necessity of 
regularly changing the filter to avoid having any sediment come through the 
system as a failure to disclose basic facts. The decision of the trial court is 
consistent with the rule of good faith that attaches to contracts for the 
transfer of real estate. Stockton v. Sowerwine, 690 P.2d 1202 (Wyo. 1984); 
Wendling v. Cundall, 568 P.2d 888 (Wyo. 1977).

[¶39]   Agreeing that the nature of the 
water supply is a basic fact, the other elements of nondisclosure are clear to 
me. First, the Richeys were in a seller/purchaser relationship with the Patricks 
in a business transaction. The Richeys were aware of ongoing problems with 
sedimentation in 1985, 1986, and the winter of 1990, and they knew that 
continuous and diligent maintenance of the water system was required. They did 
not disclose that fact to the Patricks or the real estate broker nor any of his 
agents so that it could be conveyed to the Patricks. The Richeys had a duty to 
exercise reasonable care to disclose the existence of the sediment. Further, the 
Patricks reasonably could expect disclosure of those facts, especially when they 
inquired about the water.

[¶40]   General principles of agency law 
provide that, even if the response of the agent is innocent, the liability for 
its inaccuracy falls upon the seller. Had the question of the Patricks, "[h]ow 
is the water," been directly addressed to the Richeys, they could not justify 
their failure to make a complete response. Neither can they avoid liability 
because the failure to make the complete response was the failure of the 
agent.

[¶41]   The majority, relying upon Ohio 
cases, concludes that the "as is" clause in the contract would shield the 
Richeys from liability for non-disclosure. The reliance by the majority upon 
Ohio law is significantly diminished upon analysis of Wilson v. Zender, No. 
14263, 1991 WL 11602 (Ohio Ct. App. 1991). While the rationale appears to refute 
the theory of nondisclosure, the fact remains that the plaintiffs were awarded 
judgment in that case for constructive fraud. The logical inference is that the 
Ohio court, in a case with facts like this case where specific inquiry was made, 
would adopt the theory of liability for non-disclosure if it were alleged. I 
would rule that Kaye v. Buehrle, 457 N.E.2d 373 (Ohio Ct. App. 1983), if not 
distinguishable, was not correctly decided, since the rule adopted by the courts 
whose decisions are cited in Frank J. Wozniak, Annotation, Construction and 
Effect of Provision in Contract for Sale of Realty by which Purchaser Agrees to 
Take Property "as is" or in its Existing Condition, 8 A.L.R.5th 312 § 4 (1992), 
is clearly more fair.

[¶42]   A minority of jurisdictions have 
adopted this philosophy, but we should not. The strict common law doctrine of 
caveat emptor has lost much of its thrust which was premised upon an 
individualistic philosophy associated with freedom of contract.

In the present stage of 
the law, the decisions show a drawing away from this idea, and there can be seen 
an attempt by many courts to reach a just result in so far as possible, but yet 
maintaining the degree of certainty which the law must have. The statement may 
often be found that if either party to a contract of sale conceals or suppresses 
a material fact which he is in good faith bound to disclose then his silence is 
fraudulent.

W. Page Keeton, 
Fraud - Concealment and Non-disclosure, 15 Tex.L.Rev. 1, 31 (1936).

[¶43]   Other courts have ruled an "as is" 
provision in a contract for the sale of real estate will not serve to relieve a 
vendor of the obligation to disclose a condition which substantially affects the 
value or habitability of the property, was known to the vendor, but not the 
purchaser, and which would not be disclosed by reasonable and diligent 
inspection. These cases are discussed in the Annotation in 8 A.L.R.5th 312 § 
4.1 It is a just rule that in 
circumstances like this case a negligent failure to disclose is treated the same 
as an affirmative misstatement made with the intention to mislead.

[¶44]   The trial court was not definitive 
as to whether it was relying upon misrepresentation or non-disclosure, but it is 
clear that it was treating the claim as one sounding in tort. The general rule 
in tort cases is that integration clauses in contracts which negate the 
existence of any representations not incorporated into the contract may not be 
invoked to escape liability for misrepresentations. Grube v. Daun, 173 Wis.2d 
30, 496 N.W.2d 106 (1992).

[¶45]   As a matter of public policy, 
disclaimers in contracts will not be honored unless the disclaimer is specific 
with respect to the tort disclaimed, and it is apparent that an express bargain 
was struck to forgo possibility of tort recovery in exchange for negotiated 
alternative economic damages. Grube. The waiver of tort liability by the 
purchaser in such a contract is permitted, but only with knowledge and if 
bargained for in the exchange. We have said:

The final Schutkowski 
factor requires us to determine whether the release agreement evidences the 
parties' intent to abrogate negligence liability in clear and unambiguous 
language. Generally, agreements designed to exculpate parties from negligence 
liability are disfavored for public policy reasons, and we scrutinize such 
language closely. In Schutkowski we joined the majority of courts in holding 
that clear and unambiguous exculpatory language can eliminate negligence 
liability without expressly stating the word "negligence." Schutkowski v. Carey 
[725 P.2d 1057 (Wyo. 1986)], supra, at 1062; * * *.

Boehm v. Cody 
Country Chamber of Commerce, 748 P.2d 704, 711 (Wyo. 1987).

The exculpatory 
language, the "as is" clause, relied upon by the Richeys here is general form 
language found in the Offer, Acceptance and Receipt Specific Performance 
Contract (Residential), a standard form used in the real estate 
business.

[¶46]   The trial court in this case very 
perceptively adopted a recognized legal precept in awarding judgment to the 
Patricks. I would affirm the judgment for the reasons set forth 
above.

MACY, Justice, 
dissenting.

[¶47]   I dissent. I respectfully disagree 
with the policy of permitting a seller to hide behind an "as is" contract in 
order to justify not disclosing a material fact which would induce a buyer to 
refrain from buying the property.

[¶48]   The evidence is undisputed that the 
Richeys were well aware of the on-going problems with regard to the black 
sediment in their water system, and yet they did not say anything about the 
problems to their real estate agent or to the buyers. The evidence is also 
undisputed that, on separate occasions, the Patricks each inquired about the 
water supply at the Richey residence and were merely told that the water was 
hard. The evidence is clear that the water quality was a material fact for the 
Patricks to consider when they were purchasing the rural residence.

[¶49]   RESTATEMENT (SECOND) OF TORTS § 551 
(1977) provides a just remedy which protects unwary buyers from sellers who fail 
to reveal known latent defects, even though the purchase contract contains an 
"as is" clause.

[¶50]   The majority opinion states that an 
"as is" clause should not bar a claim when an allegation of fraud or 
misrepresentation has been made. It seems to me that it is equally as wrong for 
sellers to fail to mention a known water problem as it is for them to 
fraudulently or negligently misrepresent that such a problem does not exist; 
i.e., it is as wrong to fail to tell the truth as it is to tell an 
untruth.

Footnotes

1 There is no dispute 
about the veracity of that reply. Also, at trial Mrs. Patrick stated that when 
she asked the question she was, in fact, inquiring about the hardness of the 
water.

2 The 
distinctions are important. Unlike negligence, fraud must be pled with 
particularity and proved by clear and convincing evidence. W.R.C.P. 9(b); Duffy 
v. Brown, 708 P.2d 433, 437 (Wyo. 1985).

3 See Matthews v. Kincaid, 
746 P.2d 470, 471-72 (Alaska 1987); Frazier v. Southwest Sav. & Loan Ass'n, 
134 Ariz. 12, 653 P.2d 362, 367-68 (1982); Burman v. Richmond Homes Ltd., 821 P.2d 913, 918 (Colo. App. 1991); Wedig v. Brinster, 1 Conn. App. 123, 469 A.2d 783, 788 (1983); Molokoa Village Dev. Co., Ltd. v. Kauai Elec. Co., Ltd., 60 
Haw. 582, 593 P.2d 375, 381 (1979); Tusch Enterprises v. Coffin, 113 Idaho 37, 
740 P.2d 1022, 1026-28 (1987); Peoples Bank & Trust Co. v. Lala, 392 N.W.2d 179, 187-88 (Iowa App. 1986); Finch v. Hughes Aircraft Co., 57 Md. App. 190, 469 A.2d 867, 888 (1984), cert. denied 300 Md. 88, 475 A.2d 1200 (1984); Underwood 
v. Risman, 414 Mass. 96, 605 N.E.2d 832, 836 (1993); U.S. Fidelity & 
Guaranty Co. v. Black, 412 Mich. 99, 313 N.W.2d 77, 89 (Mich. 1981); Vikse v. 
Flaby, 316 N.W.2d 276, 283 (Minn. 1982); Kitchen Krafters v. Eastside Bank, 242 
Mont. 155, 789 P.2d 567, 573 (1990); Bank of Valley v. Mattson, 215 Neb. 596, 
339 N.W.2d 923, 927 (1983); Strawn v. Canuso, 271 N.J. Super. 88, 638 A.2d 141, 
149 (1994); R.A. Peck, Inc. v. Liberty Fed. Sav. Bank, 108 N.M. 84, 88, 766 P.2d 928, 932 (1988); Dewey v. Lutz, 462 N.W.2d 435, 440 (N.D. 1990); Kaye v. 
Buehrle, 8 Ohio App.3d 381, 457 N.E.2d 373, 375-76 (1983); Slaybaugh v. Newman, 
330 Pa. Super. 216, 479 A.2d 517, 521 (1984); Maybee v. Jacobs Motor Co., Inc., 
519 N.W.2d 341, 344 (S.D. 1994); Patton v. McHone, 822 S.W.2d 608, 614-16 (Tenn. 
App. 1991); Castillo v. Neely's TBA Dealer Supply, Inc., 776 S.W.2d 290, 295 
(Tx.App. 1989); First Sec. Bank v. Banberry Dev. Corp., 786 P.2d 1326, 1330-31 
(Utah 1990); Pearson v. Simmonds Precision Products, Inc., 624 A.2d 1134, 
1135-36 (Vt. 1993); Ware v. Scott, 220 Va. 317, 257 S.E.2d 855, 858 (1979); 
Haberman v. Pub. Power Supply Sys., 109 Wn.2d 107, 744 P.2d 1032, 1070 (1987), 
appeal dismissed 488 U.S. 805, 109 S. Ct. 35, 102 L. Ed. 2d 15 (1988); Ollerman v. 
O'Rourke Co., Inc., 94 Wis.2d 17, 288 N.W.2d 95, 100 (1980).

Footnotes for Thomas 
Dissent

1 Wilson v. Century 21 
Great W. Realty, 15 Cal. App. 4th 298, 18 Cal. Rptr. 2d 779 (1993) (problems with 
the foundation); Rayner v. Wise Realty Co. of Tallahassee, 504 So. 2d 1361 
(Fla.Ct.App. 1987) (damage done to the home as a result of prior termite 
infestation); Ferguson v. Cussins, 713 S.W.2d 5 (Ky. Ct. App. 1986) (badly 
rusted underground gasoline tanks); Sheehy v. Lipton Indus., Inc., 24 Mass. App. 
188, 507 N.E.2d 781 (1987) (hazardous waste problems); V.S.H. Realty, Inc. v. 
Texaco, Inc., 757 F.2d 411 (1st Cir. 1985) (applying Massachusetts law to the 
problem of seeping oil at the east and west ends of the property); Gopher Oil 
Co., Inc. v. Union Oil Co. of California, 955 F.2d 519 (8th Cir. 1992) (applying 
Minnesota law to the problem of misrepresentation by vendor that the real 
property was not subject to hazardous waste contamination); Wagner v. Cutler, 
232 Mont. 332, 757 P.2d 779 (1988) (latent defects in the construction of a 
home); Dygert v. Leonard, 138 A.D.2d 793, 525 N.Y.S.2d 436 (1988) (extensive 
foundation repairs); Holmes v. Couturier, 452 N.W.2d 135 (S.D. 1990) (defects in 
the septic tanks and electrical system); Stemple v. Dobson, 184 W. Va. 317, 400 S.E.2d 561 (W. Va. 1990) (structural damage due to prior termite infestation); 
and Grube v. Daun, 173 Wis.2d 30, 496 N.W.2d 106 (1992) (gasoline contamination 
resulting from underground tank leak).