Opinion ID: 2275522
Heading Depth: 2
Heading Rank: 1

Heading: Capital's contractual duty.

Text: Capital argues that the clear language of the expired contract stated that the project managed by Capital consisted of those apartment units listed in the agreement, but not the fire escapes attached to the units. Therefore, Capital argues that it had no duty to inspect or repair the exterior of the building, including the fire escape. This position ignores the fact that the agreement between Capital and Cathedral included more than just the expired written contract. The contract between Cathedral and Capital was implied-in-fact after the express written contract had expired. [A]n implied contract is one inferred from the conduct of the parties, though not expressed in words. [3] The parties' intent and mutual assent to an implied-in-fact contract is proved through conduct rather than words. [4] In analyzing the conduct of the parties, it becomes clear that Capital had a duty to maintain and repair the exterior, including the fire escape. After the written contract expired, Capital continued to manage the property, including painting, plumbing and electric. Hayman testified that there was no written contract in effect between Capital and Cathedral, but that Capital managed the property because, as a not-for-profit organization, Cathedral did not have the capacity to manage it. Capital recognized Cathedral's inability to maintain the building. Cathedral's incapacity was the reason Capital continued to maintain the buildings after the contract expired. The jury could have rationally concluded that if Capital realized that Cathedral did not have the ability to maintain the building itself, Capital must have similarly realized that Cathedral could not maintain specific exterior safety features of the building according to Code. A rational jury could easily conclude that Capital knew Cathedral intended and expected that Capital would maintain the exterior features of the property according to Code. Second, Capital argues that Cathedral's incapacity and Capital's agreement to maintain the project, did not make it responsible for exterior maintenance. Capital admitted at oral argument that if a window, which opened to the exterior, were broken, Capital would be responsible for repairing the window. Capital stated that the tenants from the interior units use the window, which would make it Capital's responsibility to repair. By that same reasoning, the fire escape would be Capital's responsibility because the fire escape, like the window, is located on the exterior and would logically be used by the tenants in the interior units in the event of fire. Who else, other than the tenants and their invitees, would use the fire escape? There is a clear factual basis for a jury to conclude that Capital had agreed to assume a duty to maintain the fire escape.