Court Opinion

ID: 9533739
Source: CourtListenerOpinion
Date Created: 2023-08-07 04:34:15.115745+00
Date Added: 2024-06-11T13:29:09.198273
License: Public Domain

BUTTLER, P. J.,
dissenting.
The trial court concluded that the statements made in the earnest money agreement under the heading “Special Conditions” were conditions to the plaintiffs obligation to close the transaction covered by the earnest money agreement. Because I conclude that the trial court was correct, and because the damages that plaintiff has alleged flow from his having moved his duplex onto the property before the transaction was to close (and it did not ever close), I would affirm.
The printed form earnest money agreement attached to the complaint contains a line headed “SPECIAL CONDITIONS,” which is followed by the handwritten statement: “Lot is buildable now for duplex property. Corners to be identified by seller. (See Addendum for additional conditions).” The addendum attached to the agreement goes on with the conditions:
“No other improvements are needed except half street and curbs on 104th only. Sewer, water and elec to be in street in front of property, no further extensions of utilities are needed. Approval of elevations of building and site to be approved by Building Dept. No deed restrictions. (Note) Sales associate is related to purchaser. (Note) Addendum to earnest money dated 9/18/81 [sic] purchaser will receive a $500.00 cash discount at closing from seller for cashing seller out at closing. Both seller and purchaser have agreed to this. 9/22/81.”
*759Inartfully worded as they are, the statements made as conditions mean that, if the property is not “buildable now for duplex” or if there is a deed restriction preventing the intended use, plaintiff, as buyer, is entitled to the return of his earnest money and to be free of any obligation to buy. That this construction of the agreement is correct is borne out by the language following the second “(Note)” in the addendum, which is intended to be an agreement by the seller to give plaintiff a discount for cash — not a condition.
That conclusion should end the case. If it does not, it is apparent that the damages plaintiff claims actually flow from his having moved the duplex onto the property before the transaction was closed and after he knew that the property was not “buildable now for duplex,” because, at the least, he was required to obtain a conditional use permit. Although he does not so allege in his fifth amended complaint, he alleged in several earlier complaints that defendants frustrated his efforts to comply with the conditions set forth in the conditional use permit that defendant agreed to and did obtain. The difficulty with that allegation is that it is apparent from the face of the complaint that there was no way for either party to obtain authority from the city of Tigard that would have permitted plaintiff to put a duplex on the property, because the deed restriction prohibited that use.
Plaintiff is entitled to a return of his earnest money ($1,000), not to $182,576.69, which he claims. After giving plaintiff six opportunities to state a claim, the trial court did not err in dismissing plaintiffs complaint without leave to amend. I would affirm.