FOURTH D I VI SI ON

DI LLA R D, C. J.

, RA Y, P. J. and SELF, J.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

http://w w w .ga a ppe a l s .us /r ule s

October 27, 2017



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 7 A0 65 3

. O SPREY COVE REAL ESTATE, LLC v

. TOW ERVIEW

CONSTRUCTION, LLC. SE-0 2 7

S E LF , J u d g e.

In t h i s co n t ract d is p ut e ari s i n g fro m th e d ev el o pm en t an d s al e o f res i den t i al l o t s

i n Cam d en Co un t y

, To w erv i ew Co n s t ru ct i o n

, LLC (“ To werv i ew”) fi led a co m p l ai nt

ag ai n s t Os p rey Co v e Real Es t at e, LL C ( “ O s p rey Co v e”) al l eg i n g fo u rt een s ep arat e

cau s es o f a c tio n i n cl u di n g frau d an d decei t

, u nju st en ri ch m en t, b reach o f co n t ract

, an d

i n t en t i o n al i n fl i ct i o n of em o t io nal d i s t res s. Os prey Co ve an s wered an d fi l ed a m o t i o n

t o di s m i ss To w erv i ew’ s co m p l ai n t fo r fai l u re t o s t at e a cl ai m o r, in th e al tern at i v e, fo r

a m o re d efi n i t e s t at em en t t arg et i n g ei g ht 1 o f T owerv i ew’ s fo u rt een cau s es o f act i o n.

1 Sp eci fi cal l y

, Os p rey Co v e’ s m o t i o n s ou g h t a m o re d efi n i t e s t at em en t o n

To werv i ew’ s cl ai m s fo r s l an d er o f t i tl e, b reach o f co n t ract

, frau d an d d ecei t, frau d in

t h e i n du cem en t

, frau d u l en t m i s rep res en t at i o n, neg l i gen t m i s rep res en tat i o n

, t o rt i ou s

i n t erferen ce wi t h a b u s in es s rel at i o n s h i p, an d to rt i ou s i n t erferen ce wi th a co n t ract u alSee OCGA §§ 9 -1 1 -1 2 (b ) (6 ), 9 -1 1 -1 2 (e). Th e Su p eri o r Co u rt o f Cam d en Co u n t y

d en ied Os p rey Co ve’ s m ot io n i n i t s en t i ret y

, an d w e g ran t ed O s p r ey Co v e’ s

ap p li cat io n fo r d i s cret i o n ary ap p eal

. Becau se t here i s n o cu rren t p ro v i s i o n of Geo rg i a

l aw wh ich wo u l d s up p o rt a cl ai m o f i n t en t i o n al in fl ict i o n o f em o t i on al d is t res s b y a

b u s i n es s en t i t y

, an d b ecau s e To werv i ew fai l ed t o p l ead cert ai n co u n ts rel at ed t o frau d

wi t h p art icu l ari t y

, we rev ers e t h e tri al co u rt in p art fo r t h e reas o n s di s cu ss ed b el o w.

In al l o t her res p ect s , we affi rm t h e ju d g m en t o f t h e t ri al co u rt

.

1 . Un d er Geo rg ia l aw,

[a] m o t i o n t o d i s m i s s p u rs u an t t o OCGA § 9 -1 1-1 2 (b ) (6 ) w i l l no t be

s u s t ai n ed u n l es s (1 ) th e al l eg at i o n s o f t h e co m p l ai n t d i s cl o s e w i t h

cert ai n t y th at t he cl ai m an t wo u l d n o t b e en ti t led t o rel i ef u n d er an y s t at e

o f p ro v ab l e fact s as s e r t e d i n su p p o rt th ereo f; an d (2 ) t he m o v an t

es t ab l i sh es t h at t he cl ai m an t co u l d n o t po s si b l y i nt ro d u c e e v i d en ce

wi t h in t h e fram ewo rk o f t h e co m p l ai n t s uffi ci en t t o warran t a g ran t o f

t h e rel i ef s o u g h t.

(Ci t at i o n an d p u n ct u at i o n o m i t t ed .) S t a t e v. S i n g h , 2 9 1 Ga. 5 25 , 5 2 9 (3 ) (7 3 1 SE2 d

6 4 9 ) (2 0 1 2 ). To t hat en d

,

m i n i m um p l ead i n g req u i rem en t s are fo u n d i n OCGA § 9 -1 1 -8 (a) (2 )

(A), wh i ch req u i res t h a t t h e co m p l ai n t co n t ai n “ [a] s h o rt an d p l ai n

rel at i o n s h i p

.

2s t at em en t o f th e cl ai m s s h o wi n g t h at t h e p l e a d e r i s en t i t l ed t o rel i ef,”

an d we hav e h el d t h a t t h e t o u ch s t o n e is fai r n o t ice

— “ t h i s s h ort an d

p l ai n s t at em en t m

u st i n cl u d e en o u g h d et ai l t o affo rd t h e d efen d an t fai r

n o t i ce o f t h e n at u re o f t h e cl ai m an d a fai r o p p o rt u n i t y t o fram e a

res p on s i v e p l ead i ng .”

(Ci t at i o n s o m i t t ed .) Aet n a W or ker s ’ Co m p A cces s v. Co l i s eu m Med i ca l Cen t er

, 3 2 2

Ga. Ap p

. 6 4 1

, 6 5 1 (4 ) (7 46 SE2 d 1 4 8) ( 2 0 1 3 )

. Wh i l e “ [a] t ri al co u rt ’ s ru l i n g o n a

m o ti o n t o d i s m i s s fo r fai l u re t o s t at e a cl ai m i s s u b ject t o de n o v o rev i ew[,] ” In f i n i t e

En er g y, In c. v. Pa r d

u e

, 3 1 0 Ga. Ap p. 3 5 5

, 35 6 (1 ) (7 13 SE2 d 4 5 6 ) (2 0 1 1 ), we “ accep t

t h e al l eg at i o ns o f fact t h at ap p ear i n t h e co m p l ai nt an d v iew t ho s e al l eg at i o n s i n t h e

l i gh t m o s t fav o rab l e to t h e p l ai n t i ff.” Bu s h v. B an k o f N. Y

. Mel l o n

, 3 1 3 Ga. Ap p

. 8 4,

8 9 (7 20 SE2 d 3 70 ) (2 0 1 1 ).

So v i ewed

, T o werv i ew an d O s p rey Co v e ex e c u t e d fo u r co ns t ru ct i o n l o an

ag reem en t s (t h e “ co n s t ru ct i o n co n t ract s ”) t o d ev el op fo ur res i d en t i al l o t s i n Cam d en

Co u n t y

. Gen eral l y

, the c o n str uc tion c on t ract s d eed ed t he l o t s t o To werv i ew “ as o wn er

an d

. . . as t h e g en eral co n t ract o r an d bu i l d er fo r t h e res i d en ces to b e co n s tru ct ed o n

each res pect i v e lo t,” wh i l e Os p rey Co v e “ act ed as t h e m ort g ag ee by p r o v i d i n g

[To werv i ew] wi th a co n s t ru ct i o n l o an an d l o t l o an fo r each res p ect i v e lo t

. ” On ce t h e

3res i den ce o n each res p ect i ve l o t s o l d

, t h e co n s t ru ct i o n lo an fo r t h e lo t w o u l d b e

s at i s fi ed an d T o werv i ew wo u l d recei ve a “ co st -p l u s fee fo r i t s co n s t ru ct i o n s erv i ces .”

Du ri n g co n s t ru ct i o n

, To werv i ew al leg ed th a t Os p rey Co v e “ i n t erfered ” wi th

i t s wo rk b y

im p ro p erl y co n t act i n g [To werv i ew] ’ s v ari o u s subc ontr a c t or s outside the

p res e n c e o f [To werv iew]

, g i v i n g [To werv i ew] ’ s su b co n t ract ors

d ras ti cal l y d i fferen t d i rect i v es an d i n s t ru ct i o n s fro m wh at [To werv i ew]

h ad g i v en t hem to co m

p l et e t he wo rk u n der t h e p re-ap p ro v ed p l an s an d

s p eci fi cat io n s

, an d m ad e fal s e s tat em en t s an d al l eg at i o ns i nv o l v i n g

[To werv i ew] t h at s ev erel y i n t erfered wi t h t h e wo rk i n g rel at i o n s h i p

b et ween [To w erv i ew] an d i t s s u b co n t ract ors

.

To werv i ew al s o co n t en d ed t h at cert ai n p ro v i s i o n s o f t he co n s t ru ct i o n co n t ract s were

i n t ern al l y i n co n s i s ten t

. Fo r ex am p l e, Sect i on 2 (b ) o f th e co n s t ru ct i o n co n t ract s

p ro v id e t h at To werv i ew “ is

. . . i n d efeas ib l y s ei zed o f m ark et ab l e t i tl e to t h e Pro p ert y

i n fee s i m p l e ab s o l u t e an d h as fu l l po wer an d l awfu l ri g ht t o co n v ey an d en cu m b er

t h e s a m e

. ” Ho wev er, Sect i o n 9 (a) s t at es t h at Os p rey Co v e “ sh al l hav e t h e so l e

au t h o ri t y t o d et erm in e t h e s al e p ri ce o f t h e pro p ert y an d t h e so l e ri g h t t o d i rect i t s s al e

[1 2 m on t h s aft er t h e cl o s i n g o f t h e p u rch as e by To werv i ew fro m Os p rey Co v e o f t h e

Pro p ert y ] an d th ereaft er.” In ad d it i o n

, o n e p a r a g rap h o f Sect i o n 9 (b ) d i rect ed

To w e r v i e w t o “ l i st t h e Pro p ert y fo r s al e wi t h St

. M ary s Real t y o r an o t her b ro k er

4d i rect ed b y [Os p rey Co v e] ” an d no t ed t h at an y p ro c e e d s f r o m t h e sal e o f a l o t

,

fo l l o w i n g s at i s fact i o n o f t h e co n s t ru ct i o n l o an an d b u i ld e r f e e s

, “ s h al l b e p ai d to

[Os p rey Co v e]

. . . .” In sh o rt

, To werv i ew al leg ed t h at Os p rey Co v e “ n ev er i n t en d ed

t o co n v ey t o [To werv i ew] t h e fu l l p ro p ert y ri g h ts o f an o wn er” an d t h at Os p rey Co v e

i n t erfered wi t h To werv i ew’ s s ub co n t ract ors t o cau se d el ay i n an effo rt t o t ri g g er t h e

d efau l t p ro v i s i o n s o f t h e co n s t ru ct i o n l o an s

.

W h en t h e fi rs t lo t s ol d i n Au g u s t 2 0 1 5

, To w e r v i ew al l eg ed t h at i t d i d n ot

recei v e an y p ay m en t fro m t h e s al e p ro ceed s

. At ab o u t t h e s am e t i m e, St

. M ary s Real t y

s t op p ed li s t i n g h om es fo r s al e i n t h e St

. M ary s area, an d O s p rey Co v e becam e a

l i cen sed real es t at e b ro k erag e co m p an y

. Th ereaft er, To werv i ew at tem pt ed t o l i s t t h e

t h ree rem ai n i n g p ro p ert i es w i t h o t h er ag en t s an d bro k ers

, b u t Os prey Co v e refu s ed

t o ap p r o v e t h e l i s ti n g s

. Aft er Au g u s t 2 0 1 5

, Os p rey Co v e o n l y ap pro v ed l i s t i n g s by

To werv i ew i f Os p rey Co v e was t h e l i s t i n g ag en t

. To werv i ew al s o al l eg ed th at Os p rey

Co v e “ fai l ed t o co n t i n u o us l y li s t [t h e t h ree rem ai ni n g l o ts ] fo r s al e, refu sed t o accep t

o ffers an d refu s ed t o co n s u m m at e an y s al es ,” an d u s ed t w o o f t h e l o t s as m o d el u n i t s

rat h er t h an l i s ti n g t h em fo r s al e

. T o werv i ew fu rt h er co n t en d ed t hat Os prey Co v e

“ t h reat en [ed ] ” o t h er ag en t s an d b ro k ers w hen T o werv i ew at tem pt ed t o l i s t t h e l o t s fo r

s al e wi t h an y o n e o t h er t han Os p rey Co v e.

5Acco rd i ng t o To werv i ew, Os p rey Co v e ’ s a c t ions und er th e “ sh am an d il l u s o ry ”

co n st ru ct i o n co n t ract s creat ed an en v i ro n m en t i n wh ich Os prey Co v e, “ wh i l e act i n g

as l i s t i n g ag en t an d b ro k er co ul d del ay i n s el l i n g th e s u b j ect p ro p ert ies

, an d wh i l e

ac t i n g a s m o rt g ag ee co u l d t h en d ecl are [To w erv iew] in d efau lt o f t h e co ns t ru ct i o n

l o an s an d l o t l o an s an d fo recl o s e o ut [To w erv iew] ’ s i n t eres t s o t h a t [To werv i ew]

wo u l d recei ve n o p a ym e n t fo r i t s co n s t ru ct i o n serv i ces .” Ul ti m at el y

, T owerv i ew

al l eg ed t h at O s p rey Co v e’ s “ i n t en t fro m t h e b eg in n in g wa s t o f

r u s trat e th e p u rp o s e

o f t he Co n s t ru ct io n C o n t r act s

, t o es tab l i s h a s ch em e t o defrau d [To w erv i ew] o f

re c e i v in g an y p ay m en t at al l [,] an d t o d ecl are [To werv i ew] i n defau l t o f t h e

Co n s t ru ct i o n Co n t ract s t h ro u g h n o fau l t o f [To werv i ew] .” 2

2 Al t h o u g h T o w e r v i ew’ s b ri ef i n t h i s Co u rt refers t o a t ran s cri p t o f t h e t ri al

co u rt ’ s h eari n g o n To werv i ew’ s req u es t fo r a t em p orary res t rai ni n g o rd er, t h ere i s n o

i n d i cat i o n t h e t ri al co u rt co n s i dered t h e ev id en ce fro m t h at h eari n g i n r u l in g u p o n

Os p rey Co v e’ s m o t i o n t o di sm i s s

. M o reo ver, i t wo u l d h av e b een i m p ro p er fo r t h e t ri al

co u rt t o co n s i der s u ch ev i d e n c e wh en ev al u at i ng a m o t io n t o d i s m i s s p u rs u an t to

OCGA § 9 -1 1 -1 2 (b ) (6 ). See gen eral l y Ca m p b el l v. Ai l i o n

, 3 3 8 Ga. A p p

. 3 8 2 , 3 8 3

(7 9 0 SE2 d 6 8) (2 0 1 6) (i n rev i ewi n g m o t io n t o d i s m i s s fo r fai l u re t o st at e a cl ai m

, we

“ t reat [] al l m at eri al al l eg at i o n s s et fo rt h i n t h e co m p l ai n t as t ru e, t reat [] al l d en i al s s et

fo rt h i n th e an s w er as fal s e, an d res ol v [e] an y d o ub t s i n fav or o f th e p l ai n t i ff”).

R a t h e r

, co n si d erat i o n o f ev i d en ce o u ts id e t h e p l ead i n g s “ co n v ert s [a] m o t i o n t o

d i s m i s s i n t o a m o t i o n fo r s u m m ary ju d g m en t[,] ” an d t h at wa s n o t d o n e h ere. Id

. Acco rd in g ly

, we hav e n o t i nco rp o rat ed an y ev i d en ce d ev el o p ed i n t h at h eari n g i n to

o u r an al y s i s

.

62

. In i t s fi rs t en u m erat i o n o f erro r, O s p rey Co v e co nt en d s t h e t ri al co u rt erred

i n d en y i n g i t s m o t i o n to d i s m i s s To werv i ew’ s c l a i m f o r i n t en t i o n al i n fl ict i o n o f

em ot i o n al d i s t res s b ecau s e T o w e r v i ew, as a bu s i nes s en t i t y

, i s u n ab le t o s u ffer

em ot i o n al d i s t res s . W e ag ree.

W h i l e n ei t h er p art y has i d en t i fi ed an y Geo rg i a au th o ri t y o n p oi n t

, an d o u r

res earch h as y i el d ed n o n e, o t h er co u rt s h av e ad d res s ed s i m i l ar cl ai m s

. In La mp l it er

Di n ner Th ea ter v. Li b er t y Mu t

. In s

. Co

. , 7 9 2 F2 d 1 0 3 6, 1 0 3 9

, n

. 2 (I) (1 1 t h Ci r.

1 9 8 6 ), t h e El ev en t h Ci rcu i t no t ed th at Al ab am a’ s t h e n n e w l y-reco g n i zed “ t o rt o f

o u t rag eo u s co n du ct

. . . i s al s o k n own as t he i n t en t i o n al i n fl i ct i o n o f em o t i o n al

d i s t res s .” Id

. Th e co u rt ag reed wi t h t he d i s t r i c t co u rt ’ s d i s m i s s al o f t h e p l ai n t i ff

b u s i n es s ’ s cl ai m fo r o u trag eo u s co n d u ct becau s e “ co rp o rat i o n s can no t ex p eri en ce

em ot i o n al d i s t res s an d can no t t h erefo re m ai n tai n a s u i t fo r o u t rag eo u s co n d u ct .” Id

.

See al s o FDIC v. Hu l

s ey

, 2 2 F 3 d 1 4 7 2

, 1 4 8 9 (III) (1 0 t h Ci r. 1 9 94 ) (ap p l y i n g

Ok l ah o m a l aw; “ Si n ce a co rp o rat i o n l ack s t h e co g n i zan t ab i l i t y t o ex p eri en ce

em ot i o n s

, a co rp o rat io n can n o t s u ffer em o t i on al d i s t r e s s

. Th u s

, n o cl ai m fo r

i n t en t i o n al i n fl i ct i o n o f e m o t io n al d i s t res s l i es .”); HM Ho tel Pr o p er t ies v. Peer l es s

In d em. In s

. Co

. , 8 74 FSu p p .2 d 8 5 0

, 8 5 4 (III) (A) (1 ) (D. Ari z. 2 0 1 2 ) (ap p l y i n g

Ari zo n a law; p l ai nt iff “ fai led t o s t at e a cl ai m fo r i n ten t io n al or n eg l i g en t i n fl i ct i o n o f

7em ot i o n al d i s t res s b ecau s e, as [a n L L C]

, i t can n o t ex p eri en ce em o t io n al d i s t res s ”);

Tekd o c Svcs

., LLC v. 3 i -In f o t ech

, In c.

, No

. 0 9 -6 5 7 3 (M LC), 2 0 1 2 U.S. Di s t

. LEXIS

1 1 5 7 2 8

, * 5 9 (II) (B) (2 ) (f) (D.N.J

. 2 0 1 2 ) (ap p l y i n g Ne w J e r s ey l aw; “ Bu s i n es s

o rg an i zat i o n s can n ot ex p eri en ce em o t i o n s an d

, as su ch

, can n o t ex p eri en ce em o t i o n al

d i s t res s .”); Ba r r eca v. Ni cko l a s

, 6 8 3 NW 2 d 1 1 1

, 12 4 (III) (B) (Io wa 2 0 0 4 ) (“ Th e

Fact o ry

, as a l i m i t ed l i ab i l i t y co m p an y

, c e r t ai nl y can no t s u ffer em o t i o n al d i s t res s ;

s u ch wo u l d s t ret ch t h e b o un d s o f t h e l eg al fi ct io n of co rp o rat e p ers o n ho o d t oo far.”).

W e fi n d t he l og i c o f t h es e au t h o ri t i es p ers u as i v e. Th erefo re, we co n cl u d e t h at

b u s i n es s en t it i es

, i n cl u d i n g l i m i t ed li ab i l i t y co m p an i es

, can n o t reco v er o n cl ai m s o f

i n t en t i o n al o r neg l i g en t i nfl i ct io n o f em o t i o n a l d i s t res s as a m at t er of l aw b ecau s e

b u s i n es s en t i t i es l ack “ t he co g n i zan t ab i l i t y to ex p eri en ce em o ti o n s.

. . .” 3 H u l s ey

, 2 2

F3 d at 14 8 9 (III). Co m

p are Og l et ho r

pe Po we r C o

. v

. E

s ta te o f Fo r ri s t er

, 3 3 2 Ga.

Ap p

. 6 9 3

, 7 1 2 (3 ) (b ) (7 74 SE2 d 7 5 5 ) (2 0 15 ) (i n n u i s an ce cas es

, “ a l i m it ed l i ab i l i t y

co m p an y m ay h av e a cau s e of act i o n fo r “ d i s co m fo rt an d an n oy an ce” affect i n g t h e

u s e o f i t s p ro p ert y fo r t he p u rp o s es i n t en ded b y i t s m em b ers an d t h o s e th ey perm i t to

jo i n t h em ”; “ di s co m fo rt an d an n o y an ce” d am ag es are t herefo re sep arat e fro m

3 Becau se n o s u ch cl ai m s h av e b een rai s ed

, we n eed n o t deci d e h ere wh et h er

c l a i m s fo r t h e i n t en ti o n al o r n eg l i g en t i n fl i ct i o n o f em o t i on al d i s tres s m i g ht a c c r u e

t o i nd i v i d u al m em

b ers o f a l i m i t ed l i ab il i t y

co m p an y

.

8em ot i o n al d i s t r e s s ; s ee i d. at 7 0 7 -7 1 0 (3 ) (a)] ). As a res u l t

, we fi nd t h at “ t h e

al l eg at i o n s o f [To werv i ew’ s ] co m p l ai nt d i s cl os e wi t h cert ai n t y t h at [ T o w erv i ew]

wo u l d n ot b e en ti t led to rel i ef u n d er an y s t at e o f p ro v ab l e fact s as s ert ed i n s u p p o rt [o f

i t s cl ai m fo r i n t en t i o n al in fl ict i o n o f em o t i on al d i s t res s]

. . . .” S in g h , 2 91 Ga. at 5 2 9

(3 ). Acco rd i n g l y

, w e rev ers e t h e t ri al co u rt ’ s d en i al o f Os p rey Co v e’ s m o t i o n to

d i s m i s s To werv i ew’ s cl ai m o f i n t en t i o n al i n fl i ct i o n o f em ot i o n al d i st res s

.

3 . Os p rey Co v e n ex t as sert s t h at t h e t ri al co u rt erred i n d en y i n g i ts m o t i o n t o

d i s m i s s To werv iew’ s cl ai m s o f frau d an d d ecei t

, frau d i n t h e i n d ucem en t

, frau d u l en t

m i s rep res en t at i o n , an d n eg l i g en t m i s rep res en t at i o n

. 4 In p art , we ag ree.

In p arag rap h s 5 t h ro u g h 4 6 o f i t s co m pl ai n t

, To werv i ew reci t ed v ari o u s fact s

co n cern in g t he ex ecu t i o n o f t h e co n s t ru ct i o n co n tract s at i s s u e, th e rel at i o n s h ip

b et ween t h e p art i es

, a n d h o w t h at rel at i o n s h i p so u red ov er ti m e. Th es e fact u al

4 See Ci t y Do dg e, In c. v. Ga r d

n er

, 23 2 G a. 7 6 6

, 7 6 9 -7 7 0

, n

. 1 (2 0 8 SE2 d 7 9 4 )

(1 9 7 4) (el em en ts o f frau d an d d ecei t ); Gr a n d Ma st er Co nt r a ct i n g v. Li n c o ln

Ap a r t me n t M

g m t

. , 3 1 4 Ga. Ap p

. 4 4 9

, 4 5 1 (2 ) (7 2 4 SE2 d 4 56 ) (2 01 2 ) (el em en t s o f

frau du l en t m i s rep res en t at i o n ); Li b er t y Ca p i t a l

, LLC v. Fi r

s t Ch a t h a m Ba n k

, 3 3 8 Ga.

Ap p

. 48

, 5 4 (2 ) (a) (7 8 9 SE2 d 3 0 3 ) (2 0 16 ) (el em en t s o f neg l i g en t m i s rep res en t at i o n ).

See al s o Ro b er t

s v. JP Mo r

g a n Ch a s e Ba n k , 3 4 2 Ga. Ap p

. 7 3, 7 8 -7 9 (3 ) (8 0 2 SE2 d

8 8 0 ) (2 0 17 ) (co m

p ari s o n o f frau d an d n eg l i g en t m i s rep res en t at i o n ); Ken t v. A.O.

Wh i te, Jr

. Co n s u l t i n g En gi n eer s

, 25 3 Ga. Ap p

. 4 9 2

, 4 9 9 (4 ) (a) (5 5 9 SE2 d 7 3 1 )

(2 0 0 2), o v erru l ed o n o t h er gro u n d s

, Ti m e W a r n er En t er t a i n m e n t v. S i x F la g s Over

Geo rg i a

, 2 5 4 Ga. Ap p

. 5 9 8 (5 63 SE2 d 1 7 8 ) (2 0 02 ) (co m p ari s on o f frau d an d d ecei t

an d frau d u l en t m i s rep res en tat i o n ).

9as s ert i o n s wer e i n co rp o rat ed i n t o each co u n t o f To w erv i ew’ s co m p l ai nt

, wh i ch

m erel y reci t ed t h e el em en ts fo r each s ep arat e cau s e o f act i on

. Ho we v e r

, wh at i s

l ack i ng i s an y al l eg at i on c o n cern i n g a frau d u len t s t at em en t b y O s p rey Co v e. At i t s

co re, To werv i ew’ s co m

p l ai n t ap p ears t o fo cu s u p o n t h e al l eg ed o ne-s i d ed nat u re o f

t h e co n s t ru ct i o n co n tract s i t ex ecu t ed wi t h Os p rey Co v e. Bu t ev en wh e n v i ewed in

s u ch a m an n er, t h e co m

p l ai n t l ack s an y fact u al al l eg at io n s wh i ch co u l d b e co n s t ru ed

as frau d

. In s h o rt

, n o s p eci fi c i n s tan ce o f frau d w as pl e d

. Th e t ri al co u rt d en i ed

Os p rey Co v e’ s m o t i o n t o d i s m i s s o r, i n th e al t ern at i v e, fo r a m o re d efi n i t e s t at em en t

rel at ed t o t hes e co u n t s an d, i n s o ru l i n g

, i t erred i n p art

.

W h i l e we ag ree t h at Os p rey Co v e fai l ed t o p l e a d i t s cl ai m s o f frau d wi th

p art i cu l ari ty

, s ee OCGA § 9 -1 1 -9 (b ), t h e p ro p er rem ed y t o ad dres s s u ch d efi ci en ci es

i n p l ead i n g i s a m o t i o n f o r “ a m o r e d efi n i te st at em en t

, n o t a d i s m i ss al o f t h e

co m p l ai n t o r ju d g m en t on t h e pl ead in g s

, at leas t s o l o n g as t h e p l ai n t i ff i s ab l e an d

wi l l i ng t o am en d hi s p lead i n g s t o co n fo rm t o t h e s t at u to ry req u irem en ts .” (Ci t at i o n

an d p u n c t u a t i o n o m i t t ed .) Ca mp b el l v. Ai li o n

, 3 3 8 G a. Ap p

. 3 82

, 3 8 8 -3 8 9 (4 ) (7 9 0

SE2 d 6 8 ) (2 0 1 6). Os p rey Co v e req u es t ed t h e rel i ef o f a m o re d efi n i te s t at em en t as an

al t ern at i v e arg u m en t i n it s m o t i o n t o d is m i s s

, b u t t h e t ri al c o u rt d en i ed t h at p o rt i o n

o f Os prey Co v e’ s m ot i o n

. Acco rd i n g ly

, we rev ers e t h e t ri al co u rt ’ s o rd er d en y i n g

10Os p rey Co v e’ s m o t i on fo r a m o re d efi n i t e s t at em en t a s t o To werv i ew’ s cl ai m s o f

frau d an d d ecei t, frau d i n t h e i n d u c em en t

, 5 frau d u l en t m is rep res en t at i o n

, an d

n eg li g en t m i s rep res en tat i o n

.

4

. Os p rey Co v e al s o en u m erat es as erro r t h e tri al co u rt ’ s d en ial o f i t s m o t i o n

t o d i s m i s s To werv i ew’ s cl ai m fo r wro ng fu l fo recl o su re. As wi t h Os p rey Co v e’ s o t h er

arg u m en t s

, we rev i ew t h e t ri al co u rt ’ s ru l i n g d e n o v o

. In f i n i t e En er g y

, 3 1 0 Ga. Ap p.

at 3 5 6 (1 ).

In t h at v ei n

, we n ot e t hat To wer v i e w’ s co m p l ai nt co n t ai n s an al l eg at i o n t h at

Os p rey Co v e s t at ed an “ i n ten t t o i m m ed i at el y pro ceed w i t h a n o n ju d i ci al fo recl o s u re”

a n d a p ray er t h at th e t ri al co u rt “ can cel t h e u p co m i n g fo recl o s ure s al e” o f t wo l o t s

.

As a res ul t

, t h e al l eg at io n s of t h e co m p lai n t s h o w t h at

, at t h e t i m e To werv i ew fi l ed

i t s co m pl ai nt

, a fo recl o s u re s al e h ad n o t y et o ccu rred

. “ [A] s a m at t er o f l aw, a p l ai n t i ff

can n ot s t at e a cl a i m f

o r w r o n gfu l fo recl o su re w h en n o fo recl o s u re s al e h as t ak en

5 Sp eci fi cal l y reg ard i n g To werv i ew’ s cl ai m fo r frau d i n t h e i n du cem en t

, i t s

co m p l ai n t co n t ai n s n o al l eg at i on t h at it res ci nd ed t h e co n s t ru ct i o n co nt ract s p ri o r to

fi li n g t h e p res en t act i o n

. See No va r e Gr o u p v. S ar i f

, 29 0 G a. 18 6

, 1 8 8 (1 ) (7 1 8 SE2 d

3 0 4 ) (2 0 1 1 ). Ei t h er To werv i ew res ci n d ed t h e co ns t ru ct i o n co n t ract s p re-s u i t o r i t d id

n o t

, an d we are un ab l e t o d eci d e t hat i s s u e at t h is earl y s t ag e of t h e pro ceed i n g s

. If

d i s co v ery o r fu rt h er p l ead i n g s d em o n s t rat e t h at To werv i e w d i d n o t res ci n d t h e

co n st ru ct i o n co n tract s p ri o r t o fi l i n g su i t

, To werv i ew’ s cl ai m fo r frau d i n t h e

i n d u cem en t m ay

b e ri pe fo r d i s m i s s al . See i d

.

11p l ace.” 6 (Ci t at i o n an d fo o t n o te o m i t t ed ). Hu mp h r ey v. JP Mo rg a n Ch a s e Ba n k

, 3 3 7

G a

. Ap p

. 3 3 1

, 3 3 3 (1 ) (a) (7 8 7 SE2 d 3 0 3) (2 0 1 6 ). No t wi t h s t an di n g To werv i ew’ s ri ght

t o s eek su p p l em en t at i on o f i ts o ri g i n al co m p lai n t wi t h a ll eg at i o n s co n cern i n g an y

fo recl o s ure s al e t h at o ccu rred aft er th e fi l i n g o f i t s co m p l ai n t

, see O CGA § 9 -1 1 -1 5

(d ) 7

, we are b o u n d b y t h e reco rd an d ou r d u t y t o co n fi n e o u r rev iew t o To werv i ew’ s

co m p l ai n t t o co n cl u d e t hat t h e t ri al co u rt erred i n den y i n g Os p rey Co v e’ s m o t i o n to

d i s m i s s To werv iew’ s cl ai m fo r wro n gfu l fo recl o s u re. See Hu mp hr ey

, 3 37 Ga. Ap p.

at 3 3 3 (1 ) (a); Sp a r ra , 3 3 6 Ga. Ap p . at 4 2 0 (1 ) (a).

6 T h e reco rd s u g g es ts a fo recl o s u re s al e o f t he t wo l o t s m a y h a v e occu rred

b efo re t h e t ri al co u rt i s s u ed i ts o rd er d en yi n g Os p rey Co v e’ s m o t i o n t o d i s m i s s

. Co m p are Hu mp h r ey

, 3 37 Ga. A p p

. at 3 33 (1 ) (a) (“ Geo rg i a l aw reco g n izes s ep arat e

cau s es of act i o n fo r wro n g f u l f o r ecl o s u re an d wro ng fu l at t em p t ed fo recl o s u re. Bu t

[To werv i ew] ’ s co m

p l ai nt cl earl y r eferen ced wro n gfu l fo recl o s u re, rat h er t h an an

at t em p t ed fo recl o s ure.”) (ci t at i o n s an d fo o t n o t es o m i t t ed ). See al s o S p a r r a v.

Deu ts ch e Ba n k Na t

. Tr u s t Co

. , 3 3 6 Ga. Ap p

. 4 1 8

, 4 20 (1 ) (a) (7 8 5 SE2 d 7 8 ) (2 0 1 6 )

(n o fo recl o s u re s al e); Pa t el v. JP Mo r ga n Ch a s e B a n k

, 3 2 7 G a. Ap p. 3 2 1

, 3 2 6 (2 )

(7 5 7 SE2 d 4 60 ) (2 0 1 4 ) (n o fo recl o su re s al e at t i m e o f m ot i o n fo r s um m ary ju d g m en t ).

7 “ Up o n m o t i o n o f a p art y t h e co u rt m ay

. . . p erm i t hi m t o s erv e a s u p pl em en t al

p l ead i n g s et t i n g f

o r t h t r an s act io n s o r o ccu rren ces o r ev en ts wh i ch h av e h ap p en ed

s i nce t he d at e o f t he p l ead i n g s ou g h t t o b e s up p l em en t ed

. Perm i s s i on m ay b e g ran t ed

ev en t h ou g h t h e o ri g in al p l ead i n g is d efect i v e i n i ts s t at em en t o f a cl ai m fo r rel i ef o r

d efen s e.” Se e al s o Bl an t o n v. Du r u

, 2 4 7 Ga. Ap p. 1 7 5

, 1 77 (2 ) (5 4 3 SE2 d 4 4 8 )

(2 0 0 0 )

. N o t h i n g i n t h i s o p i ni o n s h o u l d b e co n s t ru ed as a ru l i n g on wh et h er

To werv i ew s h o ul d be al l o wed t o s u p p l em en t i ts co m p l ai n t u nd er OCGA § 9 -1 1 -1 5

(d ). Su ch m at t ers are co m m i t t ed t o t h e di s cret i o n o f t he t ri al co u rt

. See Bl a n t o n

, 2 4 7

Ga. Ap p . at 1 7 7 (2 ).

125

. N ex t

, Os p rey Co v e co n t en d s t h at t h e t ri al co u rt erred i n d en y i n g i t s m o t i o n

t o d i s m i s s To werv i ew’ s cl ai m of u n ju s t en ri ch m en t b ecau s e T o werv iew’ s co m p l ai nt

“ es tab li s h es t h e ex i s t en ce o f t h e v al i d [co n s t ru ct i o n co n t ract s ] b et ween Os p rey Co v e

a n d To werv i ew, wh i ch p recl u d e To werv i ew’ s cl ai m o f u n ju s t en ri ch m en t

. . . .”

Ho wev er,

Geo rg i a l aw perm it s a pl ai n t i ff t o p ro ceed t o t ri al o n al t ern at i v e th eo ri es

o f reco v ery

. Th u s

, i f a fact fi n d er co n cl u d es t h at [Os p rey Co v e] i s l i ab l e

o n [To werv i ew’ s ] b reach o f co n t ract t h eo ry

, t h e i s su e o f [Os p rey

Co v e’ s ] l i ab i l i ty u n d er t h e al t ern at i ve t h eo ry o f u n j u s t en ri ch m en t

. . .

wo u ld b eco m e m o o t

. Co n v e rs el y

, i f t h e fact fi n d er co ncl u d es t hat

[Os p rey Co v e] d i d n ot b r e ach an y ex p res s co n t ract

, q u es t i o n s o f fact

wo u ld ex i s t as t o wh et h er [Os p rey Co v e] is l iab l e u n der th e al t ern at iv e

t h eo ry

.

(Ci t at i o n an d p u n ct u at i on o m i t t ed .) R eyn ol d s v. CB& T

, N o

. A1 7 A0 8 9 1, 2 0 1 7 Ga.

Ap p

. L EXIS 4 2 6

, at * 1 5 (4 ) (Sep t

. 2 2

, 2 0 1 7 )

. See al s o Ca mp b el l

, 3 3 8 G a. Ap p

. at

3 8 7 -3 8 8 (2 ). Ev i d e n c e d ev el o p ed t h ro u gh d i s co v ery m ay rev eal Os p rey Co v e

en co urag e d T o w e r v i ew t o co n fer a b en efi t u p o n Os prey Co ve b y co m p l et i n g

co n st ru ct i o n o n t h e l o t s b efo re O s p rey Co v e fo recl o s ed

. See Reyn o l d s

, 20 1 7 Ga. Ap p.

LEXIS 4 26 at * 1 6

. As a res u l t

, w e co n cl u de t h at t h e t ri al co urt d i d n o t err in d en y i n g

Os p rey Co ve’ s m o t io n t o d i s m i s s To werv i ew’ s cl ai m fo r u n ju s t en ri ch m en t

.

136

. Si m i l arl y

, i n s ev eral en u m erat i o n s o f erro r, Os p rey Co v e as s ert s t h at t h e t ri al

co u rt erred i n fai li n g to d i s m i s s T o w e r v i e w’ s cau s es o f act i o n fo r s l an der o f t i t l e,

b reach o f co n t ract

, t o rt i o u s i n t erferen ce wi th a bu s in es s rel at i o n s h i p

, t o rt i o u s

i n t erferen ce wi t h a co n t ract u al rel at i o n s h i p , b reach o f fi d u ci ary d u t y

, an d b reach o f

t h e co v en an t o f g o o d fai t h an d fai r d eal i n g

. Aft er rev i ew o f To werv i ew’ s co m p l ai n t

,

i n cl u d i n g t h e fact u al al leg at i o n s co u p l ed wi t h th e i nd i v i d u al cau s es o f act i o n

, as wel l

as t h e l i b eral n o t i ce p l ead i ng req u i rem en t s co d i fi ed at OCGA § 9 -1 1 -8 (a) (2 ) (A), we

can n o t c o n cl u de t hat Os prey Co v e h as d em o n s t rat ed t hat T owerv i ew “ co u l d n ot

p o s s i b l y i n t ro du ce ev i d en ce wi t h i n t h e fram ewo rk o f t h e co m pl ai n t s u ffi ci en t to

warran t a g ran t of t h e rel i ef s o u g h t

. ” S i n gh

, 2 9 1 G a. at 5 29 (3 ). See al s o Di l l i n g h a m

v. Do ct o rs Cl i n i c

, 2 3 6 Ga. 3 0 2

, 3 0 3 (2 2 3 SE2 d 6 2 5 ) (1 97 6 ) (“ [T] h e o b ject i ve o f t h e

[Ci v i l Pract i ce Act ] i s t o av o i d t e c h n i c a l i t i es an d t o req u i re o n l y a s h o rt an d p l ai n

s t at em en t o f t h e cl ai m t h at wi l l gi v e t h e d efen dan t fai r n o t i ce o f wh at t h e cl ai m i s an d

a gen eral i n d i cat i o n o f t h e t y p e o f l i t i g at i on i n v o l v ed ; t h e d i sco v ery pro ces s b ears t h e

b u rd en o f fi l l i n g i n d et ai l s.”); Ca mp b el l

, 3 3 8 Ga. Ap p

. at 3 84 -3 8 5 (“ [I] t i s n ot

n eces s ary fo r a co m

p lai n t t o s et fo rt h al l o f t h e el em en t s of a cau s e o f act i o n i n o rd er

t o su rv i v e a m o t i o n t o d i s m i s s fo r fai lu re t o s t at e a cl ai m [; ] [r] at h er, t h e Geo rg i a Ci v i l

Pract i ce Act req u i res o nl y no t i ce p l e a d i n g a n d

. . . p l ead in g s are t o be co n s t ru ed

14l i beral l y an d reas o nab l y t o ach i ev e s u b s t an t i al ju s ti ce.

. . .”). In s tead

, we ag ree wi th

t h e t ri al co urt t h at “ b as i c d i s co v ery s h o u l d el i m in at e an y u n cert ai n ty ab o ut t h e b as i s

o f [To werv i ew] ’ s cl ai m s .” Acco rd i n g ly

, we affi rm t h e rem ai n der o f t he t ri al co urt ’ s

d en ial o f Os p rey Co v e’ s m o ti o n t o d i s m i s s or, i n t h e al t ern at i v e, fo r a m o re d efi n i t e

s t at em en t

.

Ju d g men t a f f ir med in p a r t a n d r ever

s ed i n p a r t

. Di l l a r d

, C. J., a n d Ra

y, P. J.,

co n cu r

.

15