Court Opinion

ID: 9839667
Source: CourtListenerOpinion
Date Created: 2023-09-13 18:07:56.254575+00
Date Added: 2024-06-11T09:38:57.795884
License: Public Domain

J-A14027-23

                                  2023 PA Super 165

  JILL FREEMAN                                 :   IN THE SUPERIOR COURT OF
                                               :        PENNSYLVANIA
                                               :
                v.                             :
                                               :
                                               :
  AKILADELPHIA CREATIVE                        :
  CONTRACTING, LLC AND AKIL                    :
  BOWLER                                       :   No. 2394 EDA 2022
                                               :
                       Appellants              :

            Appeal from the Order Entered September 13, 2022
    In the Court of Common Pleas of Philadelphia County Civil Division at
                            No(s): 220800486

BEFORE: PANELLA, P.J., DUBOW, J., and SULLIVAN, J.

OPINION BY DUBOW, J.:                              FILED SEPTEMBER 13, 2023

       Appellants, Akiladelphia Creative Contracting, LLC and Akil Bowler, its

owner and sole member, appeal from the order entered by the Philadelphia

Court of Common Pleas on September 13, 2022, overruling Appellants’

Preliminary Objections seeking to compel arbitration pursuant to a home

improvement contract. After careful review, we affirm the order.

       In November 2021, Appellee, Jill Freeman, contracted with Appellants

to renovate her Philadelphia condominium (“the Contract”) for approximately

$55,800.00. The contract specified that Appellants “shall complete the work

on or before December 22, 2021, time being of the essence of this contract.” 1

____________________________________________

1 Contract, Nov. 17, 2021, at ¶ 11.
J-A14027-23

       Relevantly, the Contract contained the following “Dispute Resolution”

provision purporting to mandate arbitration:

       DISPUTE RESOLUTION. The parties will attempt to resolve any
       dispute arising out of or relating to this Agreement through
       friendly negotiations amongst the parties. If the matter is not
       resolved by negotiation, the parties will resolve the dispute using
       the below Alternative Dispute Resolution (ADR) procedure.

       Any controversies or disputes arising out of or relating to this
       Agreement will be submitted to mediation in accordance with any
       statutory rules of mediation. If mediation is not successful in
       resolving the entire dispute or is unavailable, any outstanding
       issues will be submitted to final and binding arbitration under the
       rules of the American Arbitration Association. The arbitrator’s
       award will be final, and judgment may be entered upon it by any
       court having proper jurisdiction.

Contract at ¶ 22 (“Section 22”).

       Ultimately, in June 2022, Appellee notified Appellants that they were in

default for, inter alia, failing to complete the work in a timely and workmanlike

manner.2 On August 3, 2022, Appellee filed a complaint raising claims under

the Unfair Trade Practices and Consumer Protection Law (“UTPCPL”), the

Home Improvement Consumer Protection Act (“HICPA”),3 and negligence.

She sought damages for uncompleted work, the retention of a new contractor

to remedy Appellant’s work, and for the loss of use and enjoyment of her

home.

____________________________________________

2 The details of the construction project and the alleged breaches by Appellants

are not relevant to the issues on appeal.

3 73 P.S. §§ 201-1 -201-10 (UTPCPL); 517.1-517.19 (HICPA).

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        On August 16, 2022, Appellants filed Preliminary Objections seeking to

dismiss the complaint and compel arbitration based upon Section 22 of the

Contract.4 Appellee responded on August 30, 2022.5

        By order of September 13, 2022, the trial court overruled Appellants’

Preliminary Objections. Appellants filed a Notice of Appeal on September 19,

2022.6 The trial court and Appellants subsequently complied with Pa.R.A.P.

1925.

        Appellants raise the following question for our review:

        Did the trial court err in denying Appellants’ preliminary objections
        to Appellee’s Complaint and in finding that, in accordance with
        Section 22 of the Construction Contract entered by and between
        Appellee and Akiladelphia (the “Construction Contract”),
        Appellee’s claims against Appellants are first not required to [be]
        submitted to mediation and, in the event that mediation is not
        successful in resolving the entire dispute between Appellee and
____________________________________________

4  Appellants relied upon Pa.R.Civ.P. 1028(a)(6), permitting preliminary
objections based upon the “pendency of a prior action or agreement for
alternative dispute resolution.”

5 Appellee also filed a Motion to Void the Arbitration Clause on August 18,
2022. The trial court granted the motion in part on October 21, 2022, one
month after Appellants filed the instant appeal. Appellants then appealed the
October 21, 2022 Order. This Court vacated that order and quashed the
appeal, given that the trial court did not have jurisdiction to proceed in the
matter after Appellants filed the instant appeal. See Order, No. 2857 EDA
2022, 1/20/23.

6 “An order denying a petition to compel arbitration is an interlocutory order

appealable as of right.” Fineman, Krekstein & Harris, P.C. v. Perr, 278
A.3d 385, 389 (Pa. Super. 2022); see Pa.R.A.P. 311(a)(8) (providing that
“[a]n appeal may be taken as of right [from an] order that is made final or
appealable by statute . . . .”); 42 Pa.C.S. §§ 7321.29(a)(1) (stating that “[a]n
appeal may be taken from . . .an order denying a motion to compel
arbitration”); 7342(a) (applying Section 7321.29 to common law arbitration).

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      Appellants or [if ]mediation is not available, then any remaining
      outstanding issues between Appellee and Appellants shall be
      required to be submitted to final and binding arbitration in
      accordance with the rules of the American Arbitration Association?

Appellant’s Br. at 5.

                                      A.

      Our review of an order overruling “preliminary objections in the nature

of a petition to compel arbitration is . . . limited to determining whether the

trial court’s findings are supported by substantial evidence and whether the

trial court abused its discretion in denying the petition.” Fineman, Krekstein

& Harris, P.C. v. Perr, 278 A.3d 385, 389 (Pa. Super. 2022) (citation

omitted). When addressing a petition to compel arbitration, courts apply a

two-part test in which courts first “examine whether a valid agreement to

arbitrate exists[,]” and then “determine whether the dispute is within the

scope of the agreement.” Id. (citation omitted).

      In considering whether an agreement to arbitrate exists, we recognize

that “Pennsylvania has a well-established public policy that favors arbitration,

and this policy aligns with the federal approach expressed in the Federal

Arbitration Act (‘FAA’).” Pisano v. Extendicare Homes, Inc., 77 A.3d 651,

660 (Pa. Super. 2013) (citing 9 U.S.C. §§ 1–16). Indeed, echoing the FAA,

the General Assembly has decreed that an arbitration agreement “is valid,

enforceable and irrevocable, save upon such grounds as exist at law or in

equity relating to the validity, enforceability or revocation of any contract.”

42 Pa.C.S. § 7303; see also 9 U.S.C. § 2 (same).

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J-A14027-23

       Appellee challenged the instant arbitration agreement based upon the

requirements of the HICPA. The HICPA applies to the Contract as it involved

an agreement “for the performance of a home improvement” where Appellants

are “contractor[s]” and Appellee is an “owner” of a private residence. 73 P.S.

§ 517.2 (defining “Home improvement contract[,]” “contractor[,]” and

“owner”); 517.7 (setting forth provisions relating to “home improvement

contract[s]”).7

       The HICPA provides as follows in regard to arbitration clauses in home

improvement contracts:

       (d) Arbitration clause. — Nothing in this act shall preclude the court
       from setting aside an arbitration clause on any basis permitted under
       Pennsylvania law. If the contract contains an arbitration clause, it shall
       meet the following requirements or be deemed void by the court upon
       motion of either party, filed prior to the commencement of arbitration:

       (1) The text of the clause must be in capital letters.

       (2) The text shall be printed in 12-point boldface type and the arbitration
       clause must appear on a separate page from the rest of the contract.

       (3) The clause shall contain a separate line for each of the parties to
       indicate their assent to be bound thereby.

       (4) The clause shall not be effective unless both parties have assented
       as evidenced by signature and date, which shall be the date on which
       the contract was executed.

       (5) The clause shall state clearly whether the decision of the arbitration
       is binding on the parties or may be appealed to the court of common
       pleas.

       (6) The clause shall state whether the facts of the dispute, related
       documents and the decision are confidential.
____________________________________________

7 A violation of the HICPA “shall be deemed a violation” of the UTPCPL.        73
P.S. § 517.10.

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J-A14027-23

73 P.S. § 517.7(d).

       The trial court found, and Appellants do not dispute, that the arbitration

clause satisfied only one of the six requirements.8

                                               B.

       Appellants maintain that while Section 517.7(d) “allows a [c]ourt to set

aside an arbitration clause” that does not meet the enumerated requirements,

the statute does not mandate “a [c]ourt to do so.” Appellant’s Br. at 24. They

also argue that the first two sentences of Section 517.7(d) create an “absurd

result” because the second sentence provides that arbitration agreements that

do not meet the enumerated requirements may “be deemed void,” whereas

the first sentence permits the court to set aside an arbitration clause under

“any basis permitted under Pennsylvania law[,]” even if it meets the

enumerated requirements. Id. at 18-19.

       Appellants also argue that because Appellee agreed to submit her claims

to arbitration, the trial court erred in not enforcing the Contract’s arbitration

clause. Id. at 28. They urge this Court to reverse the order overruling the

preliminary objections and “remand Appellee’s claims against Appellants to

____________________________________________

8 Specifically, the court found that the arbitration clause satisfied the fifth
requirement, as it indicated that arbitration was binding. The court, however,
held that the clause did not meet the other five requirements because it was
not in capital letters, was not in boldface type on a separate page, did not
contain a separate signature line, was not signed and dated by the parties,
and did not state that the details of the dispute are confidential. Tr. Ct. Op.,
10/18/22, at 5-6.

                                           -6-
J-A14027-23

mediation” and, if necessary, arbitration. Id. at 19. Appellants’ argument

garners no relief.

      We reject Appellants’ assertion that the first two sentences of Section

517.7(d) create an “absurd result.”      Rather, the two sentences set forth

independent bases upon which a trial court may invalidate an arbitration

provision in a home improvement agreement: either because the agreement

violates another provision of Pennsylvania law or because it does not meet the

enumerated requirements of Section 517.7(d). The fact that an arbitration

clause may meet the enumerated requirements but fail under another

provision of Pennsylvania law does not create an absurd result. We conclude

that the provisions do not conflict.

      With respect to its application, Section 517.7(d) permits a trial court to

deem an arbitration clause void if it fails to meet the enumerated

requirements. The trial court did exactly that in the instant case by deeming

Section 22 of the Contract void because it indisputably failed to satisfy five of

the six requirements. As noted above, the clause was not in capital letters,

was not in boldface type on a separate page, did not contain a separate

signature line, was not signed and dated by the parties, and did not state that

the details of the dispute are confidential. Tr. Ct. Op., 10/18/22, at 6. We

                                       -7-
J-A14027-23

find no error in the trial court following the plain language of the statute and

deeming the arbitration clause void.9

       Accordingly, the court concluded that the arbitration clause “was not a

valid arbitration clause” for a home improvement contract under the HICPA

Id. Finding the arbitration clause invalid under Section 517.7(d), the court

overruled Appellants’ preliminary objections seeking to compel arbitration.

Id. at 7.

       We agree. Absent a valid arbitration clause under Section 517.7(d), the

trial court did not abuse its discretion in refusing to compel arbitration and in

overruling Appellant’s preliminary objections.     Accordingly, we affirm the

court’s order overruling Appellants’ preliminary objections.

       Order affirmed.

____________________________________________

9 We recognize, however, that the FAA may preempt the HICPA’s requirements

for arbitration clauses in home improvement contracts. See Taylor v.
Extendicare Health Facilities, Inc., 147 A.3d 490, 509 (Pa. 2016)
(explaining that“[t]he only exception to a state’s obligation to enforce an
arbitration agreement is provided by the [FAA’s] savings clause, [9 U.S.C. § 2,
]which permits the application of generally applicable state contract law
defenses such as fraud, duress, or unconscionability, to determine whether a
valid contract exists”). We do not address this issue because Appellants have
not raised it.

                                           -8-
J-A14027-23

Judgment Entered.

Joseph D. Seletyn, Esq.
Prothonotary

Date: 9/13/2023

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