
By: Edward A. Jaeger, Jr. and William L. Doerler
In Conway v. Cutler Group, Inc., -- A.3d --, 2014 WL 4064261 (Pa.), the Supreme Court of Pennsylvania addressed the question of whether a subsequent home buyer can recover from a home builder pursuant to the builder’s implied warranty of habitability, a warranty that protects those who purchase a newly constructed home from latent defects. Concluding that a builder’s warranty of habitability is grounded in contract, the Court held that a subsequent purchaser of a previously inhabited home cannot recover damages from a builder-vendor based on the builder-vendor’s breach of the implied warranty of habitability. The Court’s decision leaves unanswered the question of whether a purchaser who is also the first user-purchaser of a new home can pursue a breach of warranty action against a builder with whom the purchaser is not in privity of contract.
In Conway, the Cutler Group, Inc. (Cutler) sold a new home to Davey and Holly Fields. The Fields subsequently sold the home to Michael and Deborah Conway. After the Conways discovered water infiltration problems in their home, they filed a one-count complaint against Cutler, alleging that Cutler breached its implied warranty of habitability. In response to the Conways’ complaint, Cutler filed preliminary objections, arguing that the warranty of habitability extends from the builder only to the first purchaser of a newly constructed home. The trial court sustained Cutler’s preliminary objections based on the lack of contractual privity between the parties and the Conways appealed the trial court’s decision. On appeal, the Superior Court reversed, stating that the implied warranty of habitability is based on public policy considerations and exists independently of any representations by the builder, and even in the absence of an express contract between the builder and the purchaser. Cutler appealed the Superior Court’s decision to the Supreme Court.
To address the question of whether the implied warranty of habitability extends to a subsequent purchaser of a used residence, the Court discussed the history of the implied warranty of habitability in Pennsylvania. As stated by the Court, the Court adopted the implied warranty of habitability in the context of new home sales to reject the traditional doctrine of caveat emptor (buyer beware) because the purchaser of a new home justifiably relies on the skill of the developer. Thus, as between the builder-vendor and the buyer, the builder should bear the risk that the home he builds is habitable and functional. In adopting the doctrine, the Court noted that the doctrine is rooted in the existence of a contract – an agreement of sale – between the builder-vendor and the buyer.
Although the Superior Court extended the doctrine to subsequent purchasers of a used residence on public policy grounds, the Supreme Court concluded that the question of whether the implied warranty of habitability should be extended to the subsequent purchaser of a used residence is a matter of public policy for the General Assembly, not the Court, to decide. Although the Court recognized that courts have the power to formulate public policy in the clearest cases, the Court found that the issue before it did not present such a case. Thus, the Supreme Court declined to extend the implied warranty of habitability beyond its current formulation, a formulation that requires privity of contract between the parties.
In reaching its decision, the Supreme Court distinguished the facts of the Conway case from the facts in Spivack v. Berks Ridge Corp., 586 A.2d 402 (Pa. Super. 1990), the case on which the Superior Court based its decision. In Spivack, the plaintiffs purchased a “yet-to-be-constructed” condominium from a developer, who was a separate and distinct entity from the builder/general contractor of the condominium. After finding deficiencies in the condominium, the plaintiffs sued the builder/general contractor based on a breach of the builder’s warranty of habitability. The Superior Court held that, where a builder knows or should know that a home’s first purchaser will not be its first user, the builder’s implied warranty must, necessarily, extend to the first user-purchaser. Thus, as stated by the Conway Court, the warranty of habitability adopted in Spivack applies only in circumstances where the first purchaser never used or occupied the home. This was not the situation that the Court addressed in Conway.
In holding that the implied warranty of habitability does not extend to a subsequent purchaser of a used residence, the Court declined to rule on the propriety of the Superior Court’s analysis in Spivack. Thus, despite the fact that the Supreme Court declined to extend the implied warranty of habitability to used home buyers who are not in privity with the builder-vendor, an injured party who falls within the Spivack fact pattern – as the first user-purchaser of a new home – should continue to assert implied warranty of habitability claims against his or her builder/general contractor. Ultimately, however, whether a first user-purchaser who is not in privity with the defendant builder will succeed on his or her implied warranty of habitability claim is, based on the analysis in Conway, an undecided question.
For more information regarding this alert, please contact Ed Jaeger (215.864.6322 / jaegere@whiteandwilliams.com) or Bill Doerler (215.864.6383
/ doerlerw@whiteandwilliams.com).
Recent Posts
Categories
- Products Liability
- CPSC Recalls
- Construction Defects
- Statute of Limitations-Repose
- Minnesota
- California
- Experts – Daubert
- Maryland
- Jurisdiction
- CPSC Warning
- Rhode Island
- Experts - Reliability
- Podcast
- Anti-Subrogation Rule
- Workers' Compensation
- Uncategorized
- Negligence
- New York
- Contracts
- Cargo - Transportation
- Landlord-Tenant
- Sutton Doctrine
- Waiver of Subrogation
- Arbitration
- Texas
- Pennsylvania
- AIA Contracts
- Evidence
- Florida
- Economic Loss Rule
- Malpractice
- Wyoming
- Spoliation
- Tennessee
- Water Loss
- Indiana
- Michigan
- Comparative-Contributory Negligence
- Contribution-Apportionment
- Assignment
- Missouri
- Parties
- Public Policy
- Civil Procedure
- New Jersey
- Res Judicata
- Arkansas
- Damages
- Damages – Personal Property
- Product Liability
- Arizona
- Certificate of Merit
- Litigation
- West Virginia
- Oklahoma
- Builder's Risk
- Contractual Subrogation
- Equitable Subrogation
- Georgia
- Illinois
- Insurable Interest
- Limitation of Liability
- Mississippi
- Made Whole
- Delaware
- Settlement
- Subrogation – Equitable
- Construction
- Premises Liability
- Joint or Several Liability
- Montana
- Duty
- Privity
- New Mexico
- Right to Repair Act
- Massachusetts
- Landlord
- Tenant
- Building Code
- Causation
- Architects-Engineers
Tags
- Subrogation
- Products Liability
- Construction Defects
- Product Liability
- Podcast
- Minnesota
- California
- Subro Sessions
- Experts
- Jurisdiction
- Maryland
- Texas
- Statute of Repose
- Jurisdiction - Personal
- Statute of Limitations - Accrual
- Experts – Daubert
- Waiver of Subrogation
- Rhode Island
- CPSC Recalls; Products Liability
- Contracts
- Negligence
- Civil Procedure
- Landlord-Tenant
- Experts - Reliability
- Pennsylvania
- Georgia
- Certificate of Merit
- Louisiana
- Amazon-eBay
- Made Whole
- Economic Loss Doctrine
- New York
- Florida
- Construction Contracts
- Anti-Subrogation Rule
- Illinois
- Experts – Qualifications
- New Jersey
- Parties
- Ohio
- Right to Repair Act
- Statute of Limitations - Tolling
- Contracts - Enforcement
- Arizona
- Sutton Doctrine
- West Virginia
- Indiana
- Design Defect
- Spoliation
- Water Damage
- Evidence
- Evidence - Hearsay
- Connecticut
- Damages
- Privity
- Condominiums
- Massachusetts
- Tennessee
- Statute of Limitations
- workers' compensation subrogation
- Limitation of Liability
- Apportionment
- Expert Qualifications
- Exculpatory Clause
- Amazon
- Arbitration
- Negligence – Duty
- Wisconsin
- Workers’ Compensation
- Public Policy
- Missouri
- Negligent Undertaking
- Statute of Limitations - Contractual
- Delaware
- Loss of Use
- Vehicles
- Indemnification
- Architects-Engineers
- Washington
- AIA Contract
- Warranty - Implied
- Res Judicata
- Settlement
- Statute of Limitations - Repose
- Improvement
- Michigan
- Malpractice
- Idaho
- Internet Sales
- Non-Party at Fault
- Spoliation – Fire Scene
- Gross Negligence
- Malfunction Theory; Design Defect
- Mississippi
- Statute of Limitations – Discovery Rule
- Independent Duty
- Cargo-Transportation
- Contribution
- Implied Warranty of Habitability
- Warranty - Construction
- North Carolina
- Utah
- Standing
- Comparative Fault
- Circumstantial Evidence
- Res Ipsa
- New Mexico
- Contracts - Formation
- Unconscionable
- Failure to Warn
- Manufacturing Defect
- Pleading
- Removal
- Entire Controversy Doctrine
- Motion to Intervene
- Subrogation; High-Net-Worth; Damages; Art; Cargo-Transportation; Anti-Subrogation Rule
- Nevada
- Virginia
- Products Liability – Risk-Utility
- Lithium-ion battery
- Burden of Proof
- Anti-Subrogation Rule; Wyoming; Landlord-Tenant; Sutton Doctrine
- New Hampshire
- Oklahoma
- Sanctions
- Builder’s Risk
- Contractual Subrogation
- Equitable Subrogation
- Insurable Interest
- Joint-Tortfeasors
- Arkansas
- Kentucky
- Daubert
- Fire - Cigarettes
- Colorado
- Causation
- Third Party
- Discovery-Sanctions
- Accepted Work
- Malfunction Theory
- Montana
- Independent Contractor
- Privilege
- Betterment
- Damages-Code Upgrades
- Insurance Coverage
- First Party Claims
- Forum-Venue
- Warranty – Express
- AIA Contracts
- Anti-Indemnity Statutes
- Products Liability - Foreseeability
- Discovery - Experts
- MCS-90
- Substantial Completion
- Reimbursement
- Assignment
- Counterclaim
- Products Liability; Malfunction Theory
- Economic Loss Rule
- Unfair Trade Practices
- Evidence – Probative Value
- Parties – Real Party in Interest
- Status of Repose
- Evidence - Public
- Construction Defects - Fixtures
- Subrogation – Equitable
- Additional Insured
- Trespass
- Contract
- COVID-19
- Incorporation by Reference
- Damages – Emotional Distress
- Oregon
- Third Party Spoliation
- No-Fault Subrogation
- Products Liability; Mississippi
- Inverse Condemnation
- Jury Instructions
- Food and Beverage
- South Carolina
- California Court of Appeals Holds Subrogating Carrier Cannot Assert Claims of Its Suspended Insured
- Debt Collection
- Medical Benefits
- Montreal Convention
- Immunity
- Products Li
- Wyoming
- Release
- Liens
- Kansas
Authors
Archives
- March 2025
- February 2025
- January 2025
- December 2024
- November 2024
- October 2024
- September 2024
- August 2024
- July 2024
- June 2024
- May 2024
- April 2024
- March 2024
- February 2024
- January 2024
- December 2023
- November 2023
- October 2023
- September 2023
- August 2023
- July 2023
- June 2023
- May 2023
- April 2023
- March 2023
- February 2023
- January 2023
- December 2022
- November 2022
- October 2022
- September 2022
- August 2022
- July 2022
- June 2022
- May 2022
- April 2022
- March 2022
- February 2022
- January 2022
- December 2021
- November 2021
- October 2021
- September 2021
- August 2021
- July 2021
- June 2021
- May 2021
- April 2021
- March 2021
- February 2021
- January 2021
- December 2020
- November 2020
- October 2020
- September 2020
- August 2020
- July 2020
- June 2020
- May 2020
- April 2020
- March 2020
- February 2020
- January 2020
- December 2019
- November 2019
- October 2019
- September 2019
- August 2019
- July 2019
- June 2019
- May 2019
- April 2019
- March 2019
- February 2019
- January 2019
- December 2018
- November 2018
- October 2018
- September 2018
- August 2018
- July 2018
- June 2018
- May 2018
- April 2018
- March 2018
- February 2018
- January 2018
- December 2017
- November 2017
- October 2017
- September 2017
- August 2017
- July 2017
- June 2017
- May 2017
- April 2017
- March 2017
- February 2017
- January 2017
- December 2016
- November 2016
- October 2016
- September 2016
- August 2016
- July 2016
- June 2016
- May 2016
- April 2016
- March 2016
- February 2016
- January 2016
- December 2015
- November 2015
- October 2015
- September 2015
- August 2015
- July 2015
- June 2015
- February 2015
- January 2015
- November 2014
- October 2014
- September 2014
- May 2014
- April 2014
- December 2013
- August 2013
- May 2013
- February 2013