Graff v. Billet, 31 N.Y.2d 899 (1972)
A seller may not avoid paying a broker’s commission if the transaction is terminated due to the seller’s failure to fulfill a condition, whether express or implied, necessary for the deal’s completion, even if the failure is not due to bad faith.
Summary
Graff, a broker, sued Billet, a lessor, to recover a commission. Billet signed a lease with a tenant procured by Graff, seemingly to support a variance application. Billet then withdrew the application, preventing the deal’s completion. The court held that the broker was entitled to the commission because the seller wrongfully prevented the completion of the transaction by withdrawing the variance application, which was necessary for the lease to proceed. The court clarified that the seller’s failure to perform a necessary condition did not have to be in bad faith for the broker to be entitled to the commission.
Facts
Billet, the lessor, engaged Graff, a broker, to find a commercial tenant.
Graff procured a tenant, and Billet signed a lease with that tenant.
One purpose of securing the lease was to support Billet’s variance application pending before the zoning board.
Billet subsequently withdrew the variance application.
Withdrawing the variance application rendered the completion of the lease deal impossible.
Procedural History
The broker, Graff, sued the lessor, Billet, to recover the broker’s commission.
The lower court found in favor of Graff, the broker.
Billet appealed, and the New York Court of Appeals affirmed the lower court’s decision.
Issue(s)
Whether a seller can avoid paying a broker’s commission when the transaction is terminated because of the seller’s failure to perform a condition necessary for completion, even if the failure is not due to bad faith.
Holding
Yes, because a seller may not avoid payment of the commission when the transaction is terminated by their failure to perform a condition, express or implied, necessary for completion, and this failure does not necessarily need to be born of bad faith.
Court’s Reasoning
The court reasoned that while the general rule is that a broker’s commission is earned only when the buyer and seller reach a meeting of the minds on the essential terms of the sale, there is an exception. This exception applies when the seller prevents the completion of the transaction by failing to perform a condition necessary for its completion.
The court emphasized that the failure to perform such a condition does not have to stem from bad faith to trigger the exception. The key is whether the seller wrongfully or arbitrarily prevented completion.
In this case, Billet’s withdrawal of the variance application, which was essential for the lease to proceed, constituted such wrongful prevention. By signing the lease and then withdrawing the application, Billet rendered the deal impossible, thereby entitling Graff to the commission.
The court cited Lane-Real Estate Dept. Store v. Lawlet Corp., 28 N.Y.2d 36, 43 and Levy v. Lacey, 22 N.Y.2d 271, 276 to support the principle that a seller cannot avoid a commission when the transaction fails due to their non-performance of a necessary condition.
The court stated, “Contrary to the intimation in the majority’s statement below, the failure to perform need not necessarily be born of bad faith.”
The court found that there was a question of fact whether essential agreement had been reached and whether defendant wrongfully or arbitrarily prevented completion, and that the lower courts properly found against the defendant.