In construction contracts with stipulated prices, contractors cannot demand increased payment due to rising labor or material costs unless changes to the original plan are authorized in writing by the property owner, with mutually agreed prices also documented in writing. This Supreme Court decision underscores the critical importance of adhering to contract stipulations that demand written authorization for any alterations and additional costs. Ignoring these requirements can lead to denial of claims for extra work, protecting property owners from unforeseen expenses not initially agreed upon.

Building Beyond the Blueprint: Can a Contractor Recover Costs Without Written Approval?

This case revolves around an “Electrical Installation Contract” between Johnny Agcolicol, operating as Japerson Engineering, and Powton Conglomerate, Inc., led by Philip C. Chien. Agcolicol agreed to provide electrical works for Powton’s Ciano Plaza Building for a fixed price of P5,300,000.00. After completing the work and receiving partial payments totaling P5,031,860.40, Agcolicol filed a complaint seeking the remaining balance of P268,139.80, along with an additional P722,730.38 for alleged revisions to the structural design that necessitated additional electrical work.

Powton countered that the electrical installations were defective and completed beyond the agreed-upon timeframe. Crucially, they argued that they never authorized the additional electrical work. The central legal issue is whether Powton is obligated to pay the outstanding balance and cover the increased costs attributed to revisions in the building’s structural design.

The Court found that Powton failed to substantiate their claims of defective and delayed installations with sufficient evidence, particularly noting the absence of testimony from an independent engineer as promised. Thus, the Court affirmed the lower courts’ decision to compel Powton to pay the remaining balance of P268,139.80 from the original contract. However, the Court then addressed the claim for additional costs. It emphasized Article 1724 of the Civil Code, derived from Article 1593 of the Spanish Civil Code, stating that a contractor cannot demand an increase in price due to increased costs unless changes in the plans and specifications are authorized in writing by the property owner, and the additional price is agreed upon in writing by both parties.

Art. 1724. The contractor who undertakes to build a structure or any other work for a stipulated price, in conformity with plans and specifications agreed upon with the landowner, can neither withdraw from the contract nor demand an increase in the price on account of the higher cost of labor or materials, save when there has been a change in the plans and specifications, provided:

(1) Such change has been authorized by the proprietor in writing; and

(2) The additional price to be paid to the contractor has been determined in writing by both parties.

Building on this principle, the Court referenced Weldon Construction Corporation v. Court of Appeals to highlight that compliance with these written requisites is a **condition precedent** to recovering additional costs. Without written authorization and agreement on the additional price, the contractor’s claim must be denied.

In this case, the original “Electrical Installation Contract” specified that any additions or reductions in cost must be “mutually agreed in writing” before execution. While revisions to the building’s structural design were introduced during construction, no written agreement was made between Powton and Agcolicol to reflect the increased costs of electrical work. Even though Powton’s architect may have recommended payment, there was no proof that Powton was informed of such increases before the work was completed. This critical oversight was fatal to Agcolicol’s claim.

The Court underscored that the principle of unjust enrichment could not be invoked here, as Agcolicol bore the risk of being denied payment for additional costs by failing to secure prior written authorization from Powton. As a result, the Court eliminated the award for additional costs, as the increase in the costs of electrical installations had not been disclosed prior to the project’s completion and, as a result, Powton could not exercise its right to either bargain or withdraw from the project.

Finally, the Court addressed the solidary liability imposed on Philip C. Chien, the President and Chairman of the Board of Powton. Generally, corporate officers are not personally liable for corporate liabilities unless specific exceptions apply, such as assenting to unlawful acts, acting in bad faith, or a specific law making them answerable. Since none of these exceptions were proven, Chien was absolved from personal liability, reinforcing the principle of the separate legal personality of a corporation.

FAQs

What was the key issue in this case?	The primary issue was whether a contractor could recover additional costs for electrical work necessitated by structural design revisions without prior written authorization from the property owner, as required by their contract and Article 1724 of the Civil Code.
What does Article 1724 of the Civil Code state?	Article 1724 states that a contractor cannot demand an increase in price due to higher costs unless there is a change in plans authorized in writing by the owner, and the additional price is determined in writing by both parties. This is a critical safeguard in construction contracts.
Why was the contractor denied additional payment in this case?	The contractor was denied additional payment because he failed to obtain written authorization from the property owner for the changes and the increased costs, as required by both their contract and Article 1724 of the Civil Code. This lack of prior written agreement was the determining factor.
What is the significance of a “condition precedent” in this context?	A “condition precedent” means that the written authorization and agreement on additional prices are required before the contractor can legally claim the additional costs. Failure to meet this condition nullifies the claim.
When can a corporate officer be held personally liable for corporate debts?	A corporate officer can be held personally liable when they assent to an unlawful act, act in bad faith, or when a specific law makes them personally answerable for corporate actions. These are exceptions to the general rule of corporate separateness.
What should contractors do to protect themselves when changes occur?	Contractors should always secure written authorization from the property owner for any changes to the original plans and specifications and a written agreement specifying the additional costs involved before commencing any additional work. This protects their right to claim payment.
What does this case teach property owners?	Property owners should ensure that all contracts include a clause requiring written authorization for changes and associated costs. This helps avoid disputes over additional expenses that were never explicitly agreed upon in writing.
What was the original basis for Article 1724 of the Civil Code?	Article 1724 of the Civil Code was copied from Article 1593 of the Spanish Civil Code, reinforcing a longstanding legal principle concerning construction contracts and the need for written agreements on changes.

In conclusion, this case strongly reaffirms the necessity of adhering to contractual obligations and statutory requirements mandating written agreements for modifications and additional costs in construction projects. Contractors must diligently obtain written consent before undertaking extra work to ensure their claims are legally enforceable, while property owners are protected by requiring documented approval, thereby promoting transparency and reducing disputes.

For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.

Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: POWTON CONGLOMERATE, INC. VS. JOHNNY AGCOLICOL, G.R. No. 150978, April 03, 2003