Court Opinion

ID: 9615441
Source: CourtListenerOpinion
Date Created: 2023-08-22 04:36:41.589379+00
Date Added: 2024-06-11T18:03:47.941545
License: Public Domain

EAGLES, Chief Judge,
dissenting.
I respectfully dissent from the portion of the majority’s opinion which holds that the “plaintiffs contractually relinquished their right to sue in a court of law for breach of’ implied warranty. The majority *361concludes that language in the limited warranty agreement served to waive plaintiffs’ implied warranty of habitability or workmanlike quality of construction. I disagree.
“The doctrine of implied warranty of habitability requires that a dwelling and all of its fixtures be ‘sufficiently free from major structural defects, and . . . constructed in a workmanlike manner, so as to meet the standard of workmanlike quality then prevailing at the time and place of construction.’ ” Allen v. Roberts Constr. Co., 138 N.C. App. 557, 571, 532 S.E.2d 534, 543, disc. review denied, 353 N.C. 261, 546 S.E.2d 90 (2000) (quoting Hartley v. Ballou, 286 N.C. 51, 62, 209 S.E.2d 776, 783 (1974)). “The implied warranty of workmanlike quality of construction [or habitability] does not exist by reason of a representation or inducement made by the builder-vendor, nor does it exist by reason of a representation or inducement made by the builder’s sales agent, the real estate broker. Instead, it exists by operation of law.” Griffin v. Wheeler-Leonard & Co., 290 N.C. 185, 202, 225 S.E.2d 557, 568 (1976) (emphasis in original).
“[A] builder-vendor and a purchaser could enter into a binding agreement that such implied warranty would not apply to their particular transaction.” Id. at 202, 225 S.E.2d at 567. However, “[s]uch an exclusion, if desired by the parties to a contract for the purchase of a residence, should be accomplished by clear, unambiguous language, reflecting the fact that the parties fully intended such result.” Id. at 202, 225 S.E.2d at 568 (emphasis added).
Here, the language that purports to exclude the warranties is: “Other than the Expressed Warranties contained herein, there are no other warranties expressed or implied including Implied Warranty of Merchantibility or Implied Warranty for Particular Purpose, which implied warranties are specifically excluded.” This language does not clearly and unambiguously show that both parties intended to exclude the implied warranty of habitability or workmanlike quality of construction.
Further, the limited warranty agreement in its “General Terms Governing Interpretation and Operation” provides that: “This agreement is separate and apart from your contract with your Builder. It cannot be altered or amended in any way by any other agreement which you have. Contractual disputes shall not involve [Quality Builders Warranty Corporation (“QBW”)].”
Here, the defendant is Wolfe Construction, the residential home-builder from whom plaintiffs bought their home. “[A] builder-vendor *362impliedly warrants to the initial purchaser that a house and all its fixtures will provide the service or protection for which it was intended under normal use and conditions.” Lyon v. Ward, 28 N.C. App. 446, 450, 221 S.E.2d 727, 729 (1976) (emphasis added). “The warranty arises by operation of law and imposes strict liability on the builder-vendor.” Becker v. Graber Builders, Inc., 149 N.C. App. 787, 792, 561 S.E.2d 905, 909 (2002) (emphasis added). The limited warranty agreement, by its terms, “is separate and apart from” plaintiffs’ contract with Wolfe Construction.
Accordingly, I would hold that the plaintiffs are not barred by the limited warranty agreement with QBW from maintaining an action for breach of the implied warranty of habitability or workmanlike quality of construction against the builder, Wolfe Construction. For these reasons, I would affirm the order of the trial court.