Kenford Co. v. County of Erie, 73 N.Y.2d 312 (1989)
In breach of contract cases, consequential damages are recoverable only if they were reasonably foreseeable or contemplated by both parties at the time the contract was executed.
Summary
Kenford Co. sued Erie County for breach of contract after the County failed to build a domed stadium, resulting in Kenford’s loss of anticipated appreciation in the value of its surrounding land. The New York Court of Appeals held that Kenford could not recover these damages because the County’s liability for Kenford’s lost land appreciation was not within the contemplation of both parties when they entered into the contract. The court emphasized that the damages recoverable are limited to those that were reasonably foreseeable at the time of contracting to limit unassumed risks.
Facts
Kenford owned land near a proposed stadium site. Kenford offered to donate land to Erie County for the stadium in exchange for the County allowing Kenford’s affiliate, Dome Stadium, Inc. (DSI), to manage the stadium. The agreement stipulated that DSI would lease and manage the stadium for 40 years, generating revenues for the County, including taxes from the peripheral lands owned by Kenford. After the County solicited construction bids that exceeded its budget, it terminated the contract. Kenford sued for breach of contract, seeking damages for lost land appreciation.
Procedural History
The trial court awarded Kenford $18 million for lost land appreciation. The Appellate Division affirmed the finding of liability but ordered a new trial on damages for land appreciation, finding the appraisal evidence improper. On appeal concerning DSI’s claim, the Court of Appeals held that DSI’s lost profits were not recoverable because they were not foreseeable and were too speculative (67 N.Y.2d 257). Following the Appellate Division’s decision, a retrial on Kenford’s land appreciation damages resulted in a $6.5 million award, which the Appellate Division affirmed based on law of the case. The County appealed.
Issue(s)
- Whether Erie County could be held liable for Kenford’s lost appreciation in the value of land near the proposed stadium site due to the County’s breach of contract.
Holding
- No, because there was no indication that the parties contemplated that the County would assume liability for Kenford’s loss of anticipated appreciation in the value of its peripheral lands if the stadium were not built.
Court’s Reasoning
The Court of Appeals reversed the damage award, applying the principle that contract damages are limited to those reasonably foreseen or contemplated by the parties at the time of contracting. The court reasoned that while both parties expected the stadium to increase land values, this expectation did not mean the County assumed liability for Kenford’s lost appreciation if the stadium wasn’t built. The court emphasized that there was no contractual provision or evidence suggesting the County agreed to be responsible for Kenford’s land appreciation expectations. Quoting their previous decision on DSI’s lost profits, the court reiterated that “the commonsense rule to apply is to consider what the parties would have concluded had they considered the subject.” The court distinguished “bare notice of special consequences” from circumstances implying that liability for those consequences formed the basis of the agreement. The court emphasized the importance of limiting liability to assumed risks, citing Hadley v. Baxendale, to promote business enterprise. Therefore, Kenford voluntarily assumed the risk that the stadium might not be built, and the County had not agreed to insure Kenford against this risk.