J-A09019-19

2019 PA Super 257

DANIEL PORTER AND CAROLYN 

PORTER

v.

TOLL BROTHERS, INC., TOLL PA II, 

L.P., TOLL PA GP, CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE, I, P.A. AND 

ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS., INC. TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC ANDTOLL 

ARCHITECTURE I, P.A.

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 894 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): September Term, 2017, No. 01002

MANOJ PRASAD AND CHETANA 

PRASAD

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 895 EDA 2018
J-A09019-19

-2-

Appeal from the Order March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901803

MATTHEW O'DONNELL AND JILL 

O'DONNELL

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 897 EDA 2018

Appeal from the Order March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 1709

RICHARD ORLANDO AND KRISTIN 

ORLANDO

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 898 EDA 2018
J-A09019-19

-3-

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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Appeal from the Order March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Oct. Term 2017 Case ID: 171003573

JOSHUA M. OWEN AND ALLISON R. 

OWEN

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 899 EDA 2018

Appeal from the Order March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901823

RAJESH PARNERKAR AND SHILPA 

PARNERKAR

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 900 EDA 2018
J-A09019-19

-4-

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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Appeal from the Order March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Oct. Term 2017, Case ID: 171003574

ROBERT T. ROSS AND DAWN D. 

ROSS

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 901 EDA 2018

Appeal from the Order March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901815

JOSEPH A. SAMARCO AND LORI 

LYNN SAMARCO

v.

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA
J-A09019-19

-5-

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 No. 902 EDA 2018

Appeal from the Order March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901903

ANDREW TURK

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 903 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Oct. Term 2017 Case ID: 171003572

VENKA REDDY SUNKARA AND 

ANITHA BADVELU SUNKARA

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA
J-A09019-19

-6-

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 No. 904 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sep. Term 2017 Case ID: 171003549

IGOR ZAVALNY AND TAMARA 

VOLKOVA

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 905 EDA 2018

Appeal from the Order Entered March 1, 2018
J-A09019-19

-7-

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Oct. Term 2017 Case ID: 171003433

TIMOTHY WELCH AND CYNTHIA 

WELCH

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., & TOLL PA GP 

CORP.,

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., & 

TOLL PA GP CORP.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 906 EDA 2018

Appeal from the Order Entered March 8, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Nov. Term 2016 Case ID: 161100904

MICHAEL A. ZISKIND AND INGRID C. 

ZISKIND

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 907 EDA 2018
J-A09019-19

-8-

Appeal from the Order Entered March 8, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Nov. Term 2016 Case ID: 161101721

MICHAEL MILEY AND JENNIFER 

MILEY

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 908 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901824

BRETT ADAMS, JILL O'DONNELL, 

JASON TEPFENHARDT, JESSICA 

TEPFENHARDT, JAMES WIEGERS & 

ANN MARIE WIEGERS

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 909 EDA 2018
J-A09019-19

-9-

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Jan. Term 2017 Case ID: 170101225

BRIAN G. BENTRIM AND CATHERINE 

S. BENTRIM

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 910 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Oct. Term 2017 Case ID: 171002359

AARON CARLSON AND SUZANNE 

CARLSON

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 911 EDA 2018
J-A09019-19

-10-

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901005

BENJAMIN LACSON AND EVELYN 

LACSON

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 912 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Oct. Term 2017, Case ID: 171003576

JULIAN CASTANEDA AND BRENNA 

CASTANEDA

v.

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA
J-A09019-19

-11-

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA IV, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA IV, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 No. 913 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Oct. Term 2017 Case ID: 171003533

JOHN J. COFFEY AND EILEEN COFFEY

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 914 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901200

JAMES COOKE AND TRACY COOKE :

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA
J-A09019-19

-12-

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA VI, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA VI, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 No. 915 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170903045

THOMAS DEANGELO AND CAGLAYAN 

DEANGELO

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 916 EDA 2018

Appeal from the Order Entered March 1, 2018
J-A09019-19

-13-

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901003

JAMES COY AND DENISE COY

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA, L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 917 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901196

TODD ELLIOTT AND JUDITH 

ELLIOTT

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA GP CORP., TOLL 

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 918 EDA 2018
J-A09019-19

-14-

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170901907

ROBERT KASPROW AND LAURA 

KASPROW

v.

TOLL BROTHERS, INC., TOLL BROS, 

INC., TOLL PA , L.P., TOLL PA GP 

CORP., TOLL ARCHITECTURE, INC., 

AND TOLL ARCHITECTURE I, P.A., 

AND ANDERSEN WINDOWS, INC.

APPEAL OF: TOLL BROTHERS, INC., 

TOLL BROS, INC., TOLL PA , L.P., 

TOLL PA GP CORP., TOLL 

ARCHITECTURE, INC., AND TOLL 

ARCHITECTURE I, P.A.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 919 EDA 2018

Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): Sept. Term 2017 Case ID: 170902048

FURRUKH MUNAWAR AND AAIYSHA 

MUNAWAR

v.

TOLL BROTHERS, INC., TOLL PA, II, 

L.P., TOLL PA GP CORP., TOLL 

BROS., INC., TOLL ARCHITECTURE, 

INC., TOLL ARCHITECTURE I, P.A., 

AND ANDERSON WINDOWS

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 920 EDA 2018
J-A09019-19

-15-

APPEAL OF: TOLL BROTHERS, INC., 

TOLL PA II, L.P., (IMPROPERLY PLED 

AS TOLL PA, II, L.P.,) TOLL PA GP 

CORP., TOLL BROS., INC., TOLL 

ARCHITECTURE, INC. AND TOLL 

ARCHITECTURE, I., P.A.

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Appeal from the Order Entered March 1, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): No. 171003571

KEVIN MARCIANO AND ANGELA 

MARCIANO

v.

TOLL BROTHERS INC., TOLL BROS, 

INC., TOLL PA II, L.P., TOLL PA. GP 

CORP., AND ANDERSEN WINDOWS, 

INC.

APPEAL OF: TOLL BROTHERS INC., 

TOLL BROS, INC., TOLL PA II, L.P., 

TOLL PA. GP CORP.

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 1640 EDA 2018

Appeal from the Order Dated April 30, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): September Term, 2017, No. 170903704

JAMES WOJNICKI AND KIMBERLY 

WOJNICKI

v.

TOLL BROTHERS, INC., TOLL PA, 

L.P., TOLL PA GP CORP., TOLL BROS, 

INC., AND ANDERSEN WINDOWS, 

INC.,

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 1912 EDA 2018
J-A09019-19

-16-

APPEAL OF: TOLL BROTHERS, INC., 

TOLL PA, L.P., TOLL PA GP CORP., 

TOLL BROS, INC. ( COLLECTIVELY, 

THE "TOLL 

Defendants

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Appeal from the Order Dated May 22, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): 02349 February Term, 2018

MENG KOUCH AND LISA C. KOUCH

v.

TOLL BROTHERS, INC., TOLL PA, 

L.P., TOLL PA II, L.P., TOLL PA GP 

CORP., TOLL BROS, INC., AND 

ANDERSEN WINDOWS, INC., 

APPEAL: TOLL BROTHERS, INC., 

TOLL PA II, L.P., TOLL PA, L.P., TOLL 

PA GP CORP., AND TOLL BROS., INC. 

( COLLECTIVELY, THE "TOLL”)

Defendants

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 1913 EDA 2018

Appeal from the Order Dated May 22, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): 02432 March Term, 2018

JAMES MCFADDEN V. TOLL 

BROTHERS, INC., TOLL PA, L.P., 

TOLL PA GP CORP., TOLL BROS, 

INC., AND ANDERSEN WINDOWS, 

INC.

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA
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APPEAL OF: TOLL BROTHERS, INC., 

TOLL PA, L.P., TOLL PA GP CORP., 

TOLL BROS, INC., AND ANDERSEN 

WINDOWS, INC.

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 No. 2869 E1DA 2018

Appeal from the Order Entered August 14, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): 180502212

BEFORE: KUNSELMAN, J., MURRAY, J., and PELLEGRINI*, J.

CONCURRING OPINION BY KUNSELMAN, J.: FILED AUGUST 21, 2019

I join the Majority Opinion in all respects except for one. I agree with 

my learned colleagues that (1) the warranty at issue does not bind any 

homeowners who did not execute Toll Brothers’ TB Form 1302, (2) the 

homeowners are not third-party beneficiaries under the warranty, and (3) the 

language in the homeowners’ complaints does not constitute admissions that 

the homeowners accepted the warranty and arbitration clause. 

However, unlike the Majority, I believe that Toll Brothers sufficiently 

argued their claim of equitable estoppel. After citing and explaining the 

background of Scottsdale Ins. Co. v. Kinsale Ins. Co., 253 F.Supp.3d 796 

(E.D.Pa. 2017), and E.I. DuPont v. Rhone Poulec Fiber & Resin 

Intermediates, S.A.S., 269 F.3d 187 (3d. Cir. 2001), as well as other Third

Circuit and district court cases, Toll Brothers applies their holdings to the 

homeowners’ allegations as follows:

____________________________________________

*Retired Senior Judge assigned to the Superior Court.
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Under Pennsylvania law, non-signatories may be 

estopped from disclaiming an arbitration agreement. 

Bouriez v. Carnegie Mellon Univ., 359 F.3d 292, 294 (3d.

Cir. 2004). That is, Pennsylvania contract law does not 

permit a party “to claim the benefits of the contract and 

simultaneously avoid its burdens.” Scottsdale 253 F. 

Supp. 3d at 801. In fact, this sort of “cherry picking” is 

“precisely the situation the doctrine of equitable estoppel 

seeks to prevent.” Id. Otherwise stated, a non-signatory 

cannot embrace an agreement or receive direct benefits 

under it, but avoid the burdens of that agreement. DuPont, 

269 F.3d 187 at 200.

The plaintiffs embraced (i.e., relied on) the Limited 

Warranty in at least two ways to their benefit. First, the 

plaintiffs rely predominately on statements in the Limited 

Warranty to assert the claims in their complaints. See, e.g., 

R. 65a, 509a, 918a, 1314a, 1687a, 2198a, 2574a, 2955a, 

3335a, 3714a, 4089a, 4485a, 4897a, 5305a, 5772a, 6213a, 

6593a, 7033a, 7446a, 7824a, 8259a, 8690a, 9124a, 9567a,

10005a, 10427a, 11002a, 11380a, 12125a, 12384a (“Toll 

Brothers represented in its warranty that it acknowledged 

that . . . Toll Brothers had an ‘obligation to build in

accordance with applicable building codes.’”); R. 280a, 541a 

-542a, 949a, 1344a - 1345a, 1720a, 2228a -2229a, 2606a, 

2987a, 3365a, 3744a, 4119a, 4510a, 4920a, 5338a, 5805a, 

6244a, 6625a, 7064a, 7479a, 7855a, 8292a, 8723a, 9157a, 

9600a, 10037a, 10457a, 11026a, 11408a, 12151a -

12152a, 12409a (“Toll Brothers, and/or the other Toll 

Defendants, made misrepresentations in the warranty 

extended on the Home that it was obligated by law to 

comply with Applicable Building Code and so complied with

Applicable Building Code.”).

Second, for at least eleven of the homes at issue, the 

plaintiffs have submitted explicit warranty requests for the 

damages at issue in their complaints (whether using Toll’s 

warranty request form, sending an email, or through their 

counsel). R. 679a, 3485a, 3855a, 4281a -4282a, 5032a -

5034a, 6584a ¶¶137,139, 7182a, 8885a, 11174a -11175a, 

11730a ¶¶155,158, 11550a; Tr. 11:14-20; 33:12-14. At 

least four other homes also have warranty requests 

submitted by the plaintiffs. There is no question that these 

particular plaintiffs embraced and availed themselves of the
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benefits conferred by the Limited Warranty by asserting 

warranty claims for Toll to address.

It is obvious that the plaintiffs embraced the Limited 

Warranty. And, simply put, the plaintiffs cannot have their 

cake and eat it too. They have availed themselves of the 

Limited Warranty such that they cannot circumvent the 

corresponding agreement to arbitrate. Accordingly, the 

plaintiffs are estopped from disavowing the arbitration 

agreement given that they availed themselves of the 

benefits of the Limited Warranty for other purposes.

Toll Brothers’ Brief at 52 – 54. Given all those citations to the homeowners’ 

complaints, I believe Toll Brothers adequately explained why the federal 

authority in Scottsdale and DuPont applies in this case. Thus, I would reach 

the merits of the equitable estoppel claim.

Congress, in passing the FAA, drew no distinction between arbitration 

demands made in state or federal court. Indeed, the FAA preempts state law 

disfavoring arbitration agreements. See, e.g., AT&T Mobility LLC v. 

Concepcion, 563 U.S. 333 (2011). Moreover, due to FAA preemption, I 

would apply the Third Circuits’ precedents on this issue. I would apply

DuPont and Bouriez, just as this Court did in Washburn v. Norther Health 

Facilities, Inc., 121 A.3d 1008 (Pa. Super. 2015), but refuse to compel 

arbitration for the reasons I discuss below. To do otherwise might subject our 

case law to a preemption challenge in federal court. See AT&T, supra.

Turning to the merits of Toll Brothers’ equitable estoppel claim, I 

conclude no appellate relief is due. The party seeking to compel arbitration 

by a non-signatory can succeed under a claim of equitable-estoppel if the 
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other “person embraces the agreement and directly benefits from it.” 

Bouriez, 359 F.3d at 295 (emphasis added).

In making its argument, Toll Brothers has misrepresented the federal 

precedent upon which it relies. Beginning with the false premise that this is 

an “or” test, Toll Brothers claims that “a non-signatory cannot embrace an 

agreement or receive direct benefits under it, but avoid the burdens of that 

agreement.” Toll Brothers’ Brief at 52 (emphasis added). The Bouriez Court, 

which first applied DuPont to a Pennsylvania contract, directs otherwise. 

In fact, Bouriez refused to compel arbitration based on the absence of 

a benefit to the non-signatory. “[T]here is simply no evidence in the record 

to indicate that Mr. Bouriez directly benefited from the 1996 Agreement 

[containing the arbitration clause].” Id. at 295.

The same is true here. There is no evidence that the homeowners 

benefited from Toll Brothers’ warranty, despite their alleged reliance upon it. 

Indeed, nowhere in Toll Brothers’ brief does it indicate how the homeowners 

actually benefited from the now-expired warranties on their homes. 

In every instance where one of the homeowners here attempted to seek 

remuneration under the warranty, Toll Brothers rejected the claim for one 

reason or another. Thus, no benefit at all came to any of these homeowners 

under the warranty. That is why the homeowners sued Toll Brothers. 

Accordingly, Toll Brothers may not force the non-signatory homeowners into 

arbitration based upon a warranty under which they received no benefit.
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In sum, I concur with the decision to affirm the order entered below; 

the trial court rightfully denied the petition to compel arbitration.