Court Opinion

ID: 9704119
Source: CourtListenerOpinion
Date Created: 2023-08-26 00:23:05.609843+00
Date Added: 2024-06-11T18:21:57.273262
License: Public Domain

JUSTICE WEBBER, specially concurring: Although I agree with the result reached by my brothers, I respectfully disagree with the theory upon which they reached it. The principal opinion speaks in various places of “substantial performance” and “substantial breach.” These are concepts which relate to a contract which is sufficiently definite and certain as to be susceptible of specific performance. No such contract exists here. It is even questionable whether a contract exists at all in this case as the evidence showed no manifestation of mutual assent. The only sound theory upon which the trial court’s judgment can be affirmed is that of quantum meruit. A contract must be clear, definite, and complete in all of its material terms to be enforceable. Although a lack of nonessential details will not render a contract unenforceable, a contract will only be deemed to be sufficiently definite and certain if a court is able to determine, from its terms, what the parties have agreed to do. (First National Bank v. Minke (1981), 99 Ill. App. 3d 10, 425 N.E.2d 11.) In the case at bar the contract in no way provides what the parties have agreed to do. The agreement signed by the parties specified that the addition was to be constructed pursuant to plans and specifications which were to be attached to the contract. No such plans or specifications were ever attached, although blueprints were obtained from sketches made by defendant Susan Phillips. The parties apparently reviewed these blueprints prior to beginning construction of the addition. However, it is obvious from the evidence that the blueprints were drafted in such a manner as to be susceptible to at least two conflicting interpretations, i.e., that the blueprints called for an addition of two stories, or that they called for an addition of three stories. Consequently, the contract was uncertain as to its very subject matter; a contract must be reasonably certain as to its subject matter. (17 Am. Jur. 2d Contracts sec. 81 (1964).) This uncertainty of the subject matter extends to the price and time terms. Without knowing whether a two-story or a three-story addition was to be constructed, the parties could not have known the ultimate price with any definiteness or the time in which the project was to be completed. The record reveals that the parties referred to the third story variously as an “attic,” a “playroom,” and a “sewing room.” Only a necromancer could say what they had in mind individually, and certainly there is no evidence of agreement upon any one of these terms, or any other term, for this third story. Yet, the trial court and the majority seize upon a six-foot eight-inch door, obviously a minor item in an $80,000 project, as conclusive evidence of intent. For the same reasons it is questionable whether a contract existed between the parties at all. One of the essential elements for formation of a contract is manifestation of agreement or mutual assent by the parties to the terms thereof. The failure to agree upon an essential term may indicate that mutual assent is lacking. Allen v. Amber Manor Apartments Partnership (1981), 95 Ill. App. 3d 541, 420 N.E.2d 440. The terms of a contract are reasonably certain if they provide a basis for determining the existence of a breach and for giving an appropriate remedy. (Restatement (Second) of Contracts sec. 33(2) (1981).) The document which purports to be the contract between the parties in the case at bar is so uncertain that it is not capable of specific performance. Specific performance will not be granted unless the terms of a contract are sufficiently certain to provide a basis for an appropriate order. (Restatement (Second) of Contracts sec. 362 (1981).) Without knowing what plaintiff was to construct, a court could not order him to specifically perform. Further, the agreement is not susceptible to an order of damages in the event of breach. Again, without knowing what it was that plaintiff was to do, there would be no way of determining damages in the event of his breach. Moreover, without knowing what it was plaintiff was to do there is no way of knowing the ultimate price defendants were to pay and therefore no way of assessing damages in the event of their breach. Likewise, without knowing what it was that plaintiff was to do, there is no way to determine whether there has been substantial performance. A court’s primary object in construing a contract is to give effect to the intentions of the parties. (First National Bank.) It is not necessary that a party perform perfectly. (Brewer.) However, where, as here, the contract is so uncertain as to be unenforceable the intentions of the parties are not discernible and it becomes impossible to define substantial performance. Since the contract is not clear, definite, and complete in all of its material terms it is not enforceable. (First National Bank.) Moreover, as has been indicated above, it is questionable that a contract even existed between the parties. Consequently recovery may only be had under the doctrine of quantum meruit. In this regard the evidence at trial is of little assistance. The evidence of cost and value is at best suspect. The value of the addition was viewed in isolation, rather than being viewed in relation to the increased value of the entire existing structure by virtue of the addition. Nevertheless, the evidence of the cost of the existing addition and a three-story addition is unrefuted. Therefore the trial court and the court on review are limited to ruling based on that evidence. Further, the evidence of repairs is uncontested. Under the doctrine of quantum meruit a quasi-contract, or a contract implied in law, is not based on the apparent intentions of the parties but is an obligation created by law for reasons of justice. (Restatement (Second) of Contracts sec. 4, Comment b (1981).) In order to be successful upon a contract implied in law the plaintiff must prove the performance of services, the reasonable value of those services, and the receipt by the defendant from the plaintiff of a benefit which it would be unjust for him to retain without paying the plaintiff. A contract implied in law, which is equitable in nature, exists only where there is a plain duty and a consideration. O’Neil & Santa Claus, Ltd. v. Xtra Value Imports, Inc. (1977), 51 Ill. App. 3d 11, 365 N.E.2d 316. In the instant case the plaintiff has proved performance of services. The only evidence of value is the suspect cost evidence that what defendants have now would cost $73,246 to replace. Finally, it is obvious that it would be unfair to allow defendants to retain the benefit conferred on them by plaintiff without paying therefor. The addition constitutes the consideration on the part of plaintiff and results in a duty on the part of the defendants to pay for the addition. Defendants have paid plaintiff $84,216. Plaintiff conceded that there were approximately $9,000 worth of defects in construction which needed repair. Consequently, after performing the repairs, or paying defendants to have them done, plaintiff would receive approximately $75,000. Quantum meruit means literally that which he deserves. (Black’s Law Dictionary 1408 (4th ed. 1968).) Since the only evidence of the cost of building the addition as it now exists was approximately $73,000 and plaintiff after the cost of repairing defects will have received approximately $75,000, he has received no more than that which he deserves based on the evidence. For the foregoing reasons I would affirm the judgment of the circuit court of Champaign County, but only on a quantum meruit basis. If the evidence of value were to reveal that the addition has enhanced the entire property more than $73,000 (as may be suspected), I would reverse.