93 N.Y.2d 229 (1999)

To successfully invoke the part performance exception to the Statute of Frauds, a plaintiff must demonstrate actions unequivocally referable to the alleged oral agreement and detrimental reliance on that agreement; inaction, without detrimental reliance, is insufficient, and the part performance must be by the party seeking to enforce the contract.

Summary

Messner Vetere sued Aegis Group, claiming Aegis had orally agreed to assume obligations under a lease. Aegis argued the Statute of Frauds barred the claim. Messner Vetere argued part performance was an exception. The Second Circuit certified questions to the New York Court of Appeals about whether “inaction” and the defendant’s actions alone sufficed for part performance. The Court of Appeals held that the plaintiff’s inaction, absent detrimental reliance, was insufficient, and that part performance must be by the party seeking to enforce the oral agreement. The court emphasized that part performance requires actions unequivocally referable to the oral agreement coupled with detrimental reliance to prevent unjust enrichment.

Facts

HBM Creamer Inc. entered a 20-year lease in 1979. Aegis purchased Creamer’s stock in 1986. In 1987, Creamer moved its operations and merged into Della Femina McNamee Inc. (DFM). Aegis and other entities occupied the leased space. In 1988, Aegis sold 20% of DFM to Messner Vetere, then sold additional shares in 1989 and 1992. Messner Vetere alleged Aegis orally agreed to assume lease obligations and hold Creamer harmless. Aegis made lease payments until 1995, then terminated involvement. Messner Vetere then sued Aegis.

Procedural History

Messner Vetere sued Aegis in Federal District Court for breach of contract and a declaratory judgment. The District Court dismissed the complaint, finding Aegis’s conduct wasn’t unequivocally referable to the oral agreement. The Second Circuit certified two questions to the New York Court of Appeals: (1) whether “inaction” based on the oral promise constitutes part performance, and (2) whether the defendant’s actions alone constitute part performance.

Issue(s)

1. Whether the part performance doctrine is adequately invoked at the pleading stage by a claim that the plaintiff ‘took no action’ with respect to a pre-existing written agreement, relying on an oral promise allegedly made by the defendant to the plaintiff that the defendant would act in place of the plaintiff and fulfill all of the plaintiff’s obligations under that agreement.

2. Whether the plaintiff’s allegation of part performance by the defendant alone states a claim under the part performance doctrine.

Holding

1. No, because the plaintiff’s inaction, as pleaded, is insufficient to defeat a Statute of Frauds defense without detrimental reliance.

2. No, because the acts of part performance must have been those of the party insisting on the contract, not those of the party insisting on the Statute of Frauds.

Court’s Reasoning

The Court of Appeals emphasized that an oral agreement to convey an interest in real property is unenforceable under the Statute of Frauds unless the party seeking to enforce the agreement can demonstrate part performance unequivocally referable to the agreement. While inaction could theoretically constitute part performance, it must be pleaded as a term of the oral agreement, be unequivocally referable to the agreement, and be coupled with detrimental reliance. Here, the plaintiff’s “inaction” was not the result of satisfying the alleged oral agreement, and the plaintiff did not allege detrimental reliance. Any payment of rent by Aegis benefitted, rather than harmed, Messner Vetere.

The court also stated that the part performance must be by the party seeking to enforce the contract, not the party asserting the Statute of Frauds. The court quoted Walter v. Hoffman, stating that “[u]nless there has been part performance by the suitor, there has ordinarily been no change of position by him, and, therefore, no injustice to him if the contract is not performed. To that extent, therefore, the acts of part performance relied on must be the acts of the suitor” (267 N.Y. 365, 370). The court noted, “Because the doctrine of part performance is based upon the equitable principle that it would be a fraud to allow one party, insisting on the Statute, to escape performance after permitting the other party, acting in reliance, to substantially perform, the acts of part performance must have been those of the party insisting on the contract, not those of the party insisting on the Statute of Frauds”.