Court Opinion

ID: 9604152
Source: CourtListenerOpinion
Date Created: 2023-08-22 02:15:41.731382+00
Date Added: 2024-06-11T12:17:14.101442
License: Public Domain

BAKES, Justice
Pro Tern., dissenting:
This case should be resolved by an application of basic contract law concerning offers and counteroffers. Mr. Lipsky offered in writing to purchase Mrs. Wayne’s property. This was his third offer, the two previous offers having been rejected by Mrs. Wayne. Lipsky’s third offer to purchase the property was prepared on a printed real estate earnest money agreement form, and contained the express provision that, “Buyer’s offer is made subject to the acceptance of Seller on or before twelve o’clock midnight of October 2,1987.” Mrs. Wayne did not accept the offer by October 2,1987, apparently not even being aware of it until she returned to Blaine County on October 12, 1987, at which time she attempted to accept the offer by signing it.
The law is clear that, where an offer contains a limitation “of the right to accept to a specific day or hour, it is clear that if this day or hour has passed no effectual acceptance can be made.” Samuel Williston, A Treatise on the Law of Contracts, 11 63 (3d ed. 1955). Snow’s Auto Supply, Inc. v. Dormaier, 108 Idaho 73, 76, 696 P.2d 924, 927 (Ct.App.1985) (“[Wjhen signed earnest money offers expired, they lost their legal potential to ripen, upon acceptance, into contracts.”); Williams v. Singleton, 723 P.2d 421 (Utah 1986); Bob Barnes Realty, Inc. v. Moore, 69 Or.App. 435, 685 P.2d 490 (1984); Coleman v. St. Paul & Tacoma Lumber Co., 110 Wash. 259, 188 P. 532 (1920).
Mrs. Wayne could not accept Lipsky’s offer on October 12th because, by its terms, the offer had lapsed. There being no offer on October 12, 1987, there could be no acceptance and no contract. The equitable doctrine of waiver cannot substitute for a valid offer and acceptance. You cannot “waive” yourself into a contract, particularly a contract for the purchase of real property where the acceptance, under the statute of frauds, I.C. § 9-503, must be in writing and signed by the party to be charged.
Furthermore, “waiver” requires an intentional relinquishment of a known right. Hecla Mining Co. v. Star-Morning Mining Co., 122 Idaho 778, 782, 839 P.2d 1192, 1196 (1992) (“In order to establish waiver the intention to waive must clearly appear____”); Tiffany v. City of Payette, 121 Idaho 396, 825 P.2d 493 (1992) (waiver is a voluntary, intentional relinquishment of a known right or advantage); Soloaga v. Bannock County, 119 Idaho 678, 809 P.2d 1157 (Ct.App.1990) (waiver is a voluntary, intentional relinquishment of a known right or advantage); Brand S. Corp. v. King, 102 Idaho 731, 639 P.2d 429 (1981). Lipsky refused to close the transaction, so there was no clear intent to waive anything.
In sum, because Lipsky’s October 2, 1987, offer expired by its own terms, Wayne’s attempt to accept that offer on October 12, 1987, was a nullity and was at best a counteroffer which Lipsky could have accepted had he chosen to. Any such acceptance of Wayne’s counteroffer would have to be in writing, signed by Lipsky, as required by the statute of frauds, I.C. § 9-503. There is no document in the record establishing a written acceptance by Lipsky of plaintiff Wayne’s counteroffer dated October 12, 1987. Thus, there is no contract. Judgment should have been entered for appellant Lipsky.